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By Jesse McGreevy and Marc Comisar. Updated November 2026. This page has one job: to tell a Manasota Key owner what a home or condominium on the island is worth today, and to show the recorded sales that support the number. The island itself, its bridges, beaches, flood maps and storm history, is covered in our Manasota Key community guide. The steps of a sale, from listing to disclosures to closing, are in our Manasota Key seller guide. Here we stay with value: what the deeds say, why the two ends of the key price so differently, and what no online model can see.
Manasota Key is a Gulf barrier island off Englewood, between Lemon Bay and the Gulf of Mexico, about 11 miles long with Stump Pass at its south end (Wikipedia, Manasota Key, Florida). It is not a city. The north end, along Manasota Key Rd, is unincorporated Sarasota County; the south end, along N Beach Rd and Gulf Blvd around Englewood Beach, is unincorporated Charlotte County; every address is Englewood 34223 (Charlotte County, Manasota Key Zoning District Overlay). The two ends hold different property. The Sarasota file lists 464 parcels, 367 of them improved, made up of single-family homes, small multifamily buildings and lodging, with no residential condominium parcels; the Charlotte roll lists 1,259 parcels, among them 885 condominium units, 57 co-operative units and 173 single-family homes (Sarasota County Property Appraiser; Charlotte County Property Appraiser). A gulf-to-bay house on a large Sarasota County lot and a 1980s condo near Englewood Beach share a name and a ZIP code, and very little else on a price sheet.
Manasota Key home values in late 2026 split along the county line: a $1,870,000 single-family median on the Sarasota end and a $530,000 condominium median on the Charlotte end, each from its own county file and its own 12-month window. These are the numbers to know before you trust any online estimate (Sarasota County Property Appraiser; Charlotte County Property Appraiser).
How to read these figures: Sarasota-side figures are our count of the Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, qualified sales (codes 01 and 02) above $50,000 on parcels with living area, October 15, 2025 to October 14, 2026. Charlotte-side figures are our count of the Charlotte County Property Appraiser roll dated November 5, 2026, qualified improved sales above $50,000, September 10, 2025 to September 9, 2026. The two are never averaged. Price per square foot means per square foot of the county's heated (living) area, never a listing sheet's figure.
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A Manasota Key home is worth what its own end of the key supports. On the Sarasota end, 19 single-family homes sold at a $1,870,000 median in the 12 months to October 14, 2026; on the Charlotte end, 48 condominium units sold at $530,000 in the 12 months to September 9, 2026. Frontage and building narrow it (Sarasota County Property Appraiser; Charlotte County Property Appraiser).
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, qualified sales codes 01 and 02 above $50,000 on parcels with living area, October 15, 2025 to October 14, 2026, newest qualified Manasota Key Rd sale October 9, 2026; Charlotte County Property Appraiser roll dated November 5, 2026, qualified improved sales above $50,000, September 10, 2025 to September 9, 2026, newest qualified sale August 31, 2026; type, frontage, lot and window cuts tabulated November 2026).
Manasota Key needs two valuations because its two county records cover different property in different windows. The Sarasota file ends October 14, 2026 and holds single-family homes on large lots; the Charlotte roll's sales end September 9, 2026 and are mostly condominium units. A blended median would price a home that does not exist on the key (Sarasota County Property Appraiser; Charlotte County Property Appraiser).
Manasota Key's two county records side by side, November 2026.
| Measure | Sarasota end (Manasota Key Rd) | Charlotte end (N Beach Rd, Gulf Blvd) |
|---|---|---|
| County record | Sarasota County Property Appraiser bulk file dated October 21, 2026 | Charlotte County Property Appraiser roll dated November 5, 2026 |
| 12-month sales window | October 15, 2025 to October 14, 2026 | September 10, 2025 to September 9, 2026 |
| Parcels in the set | 464 (367 improved) | 1,259 |
| Single-family homes on the roll | 298 with living area | 173 |
| Condominium and co-operative units | none residential | 885 condominium, 57 co-operative |
| Qualified improved sales in the window | 25 | 65 above $50,000 |
| Newest qualified sale in the file | October 9, 2026 | August 31, 2026 |
| Typical single-family home on the roll | 2,868 sq ft of living area, median year built 1983, median lot 34,825 sq ft | 1,666 sq ft of heated area, median year built 1972 |
Sources: Sarasota County Property Appraiser; Charlotte County Property Appraiser; our tabulation.
The typical-home row explains most of the price gap. A typical Sarasota-side home has about 1,200 more square feet than a typical Charlotte-side home and sits on roughly four-fifths of an acre (our arithmetic on the medians of the Sarasota County Property Appraiser and Charlotte County Property Appraiser rolls). The two appraisers also measure the house differently, one by living area and one by heated area, so a per-foot figure from one side should never be held up against the other. Every comparable we use comes from your own side's file and window.
Sarasota-side Manasota Key recorded 25 qualified improved sales at a $2,200,000 median from October 15, 2025 to October 14, 2026. The 19 single-family homes sold at $1,870,000, with the middle half between $1,500,000 and $3,585,000, and at a median $719 per square foot of living area (Sarasota County Property Appraiser).
Sarasota end of Manasota Key, qualified improved sales by property type, October 15, 2025 to October 14, 2026.
| Property type on the roll | Sales | Median price | Lowest to highest | Middle half of prices | Per sq ft of living area: 25th percentile, median, 75th percentile |
|---|---|---|---|---|---|
| Single-family | 19 | $1,870,000 | $525,000 to $6,750,000 | $1,500,000 to $3,585,000 | $515, $719, $929 |
| Multifamily (2 to 9 units) | 5 (a small group) | $2,300,000 | $2,000,000 to $9,200,000 | $2,075,000 to $6,099,500 | not stated for a small group |
| Hotel or lodging | 1 sale | $3,800,000 (one sale) | one sale | not computed | not computed |
| All qualified improved sales | 25 | $2,200,000 | $525,000 to $9,200,000 | $1,599,100 to $3,692,500 | $544, $775, $966 |
Source: Sarasota County Property Appraiser, our tabulation. Groups under 10 sales are small groups.
A single-family owner should start from the $1,870,000 line, not the $2,200,000 one. Six of the 25 sales were multifamily or lodging parcels, and they include the window's top price, $9,200,000 in August 2026 for a gulf-to-bay parcel the roll codes as multifamily, built in 2018 with 7,515 square feet of living area (Sarasota County Property Appraiser). Even inside the single-family line, the middle half of prices spans $2,085,000 (our arithmetic), a reminder that 19 sales cannot describe a house until the frontage, the lot and the age are known.
The Sarasota roll gives every Manasota Key Rd parcel a water code, and it is the first fact in a Sarasota-side valuation. In the 12 months to October 14, 2026, gulf-to-bay parcels sold at a $4,575,000 median, gulf-side parcels at $2,649,500 and bay-side parcels at $1,855,000. Every group except bay side is a small group (Sarasota County Property Appraiser).
Sarasota end of Manasota Key by the appraiser's water code: improved parcels, window sales and 2026 just value.
| Water code on the roll | Improved parcels | Window sales | Median price | Lowest to highest | Median per sq ft of living area | Median per sq ft of lot | 2026 just value, median of all improved parcels (a tax figure) |
|---|---|---|---|---|---|---|---|
| GBAY, gulf-to-bay | 84 | 8 (a small group) | $4,575,000 | $2,000,000 to $9,200,000 | $962 | $116 | $2,927,950 |
| GULF, gulf side | 126 | 4 (a small group) | $2,649,500 | $2,150,000 to $3,585,000 | $992 | $70 | $2,134,700 |
| BAYK, bay side (Lemon Bay) | 126 | 11 | $1,855,000 | $1,065,000 to $2,800,000 | $698 | $70 | $1,331,550 |
| KEYN, no frontage code | 16 | 2 (a small group) | $637,500 | $525,000 to $750,000 | $393 | $38 | $782,100 |
Source: Sarasota County Property Appraiser, our tabulation; 13 improved parcels carry a blank code and 2 the code CNLK. Just value is the county's January 1, 2026 tax figure, not a price.
Read the two per-foot columns together. Per square foot of house, the gulf-side median ($992, 4 sales) and the gulf-to-bay median ($962, 8 sales), both small groups, sat well above the bay-side $698 (11 sales). Per square foot of land, gulf side and bay side came out level at $70, while gulf-to-bay lots, which touch both waters, led at $116 (Sarasota County Property Appraiser). These are small groups that mix houses with multifamily parcels, so no percentage here prices a single home; the second part of this page takes frontage, size, age and pool apart. Find your code before you read any median.
Price per square foot of living area is a weak yardstick on the Sarasota end of Manasota Key. Single-family homes sold between $515 and $929 per square foot in their middle half in the 12 months to October 14, 2026, so the same median-sized house could be priced more than $1,000,000 apart before frontage is known (Sarasota County Property Appraiser).
As a worked illustration, not a value: the median single-family home on the Sarasota roll has 2,868 square feet of living area (Sarasota County Property Appraiser). At $515 that house is $1,477,020, at $719 it is $2,062,092 and at $929 it is $2,664,372, a spread of $1,187,352 on one house (our multiplication).
Sorting by frontage closes most of that gap. These ten single-family sales are the window's bay-side homes of 2,000 to 2,700 square feet and its gulf-to-bay single-family homes (Sarasota County Property Appraiser):
Selected Sarasota-side single-family sales, October 15, 2025 to October 14, 2026.
| Water code | Sale month | Year built | Living area (sq ft) | Price | Per sq ft of living area |
|---|---|---|---|---|---|
| BAYK, bay side | Jun 2026 | 1983 | 2,176 | $1,870,000 | $859 |
| BAYK, bay side | Jul 2026 | 1992 | 2,658 | $1,855,000 | $698 |
| BAYK, bay side | Jul 2026 | 1975 | 2,680 | $1,870,000 | $698 |
| BAYK, bay side | Jul 2026 | 1978 | 2,171 | $1,560,000 | $719 |
| BAYK, bay side | Oct 2026 | 1979 | 2,050 | $1,500,000 | $732 |
| GBAY, gulf-to-bay | Dec 2025 | 1966 | 3,143 | $3,425,000 | $1,090 |
| GBAY, gulf-to-bay | Dec 2025 | 2004 | 4,533 | $4,700,000 | $1,037 |
| GBAY, gulf-to-bay | Mar 2026 | 2001 | 5,248 | $5,000,000 | $953 |
| GBAY, gulf-to-bay | May 2026 | 2011 | 4,584 | $4,450,000 | $971 |
| GBAY, gulf-to-bay | Jun 2026 | 2000 | 7,384 | $6,750,000 | $914 |
Source: Sarasota County Property Appraiser, public recorded sales; per-foot figures are price divided by the roll's living area, rounded.
The five bay-side homes, built from 1975 to 1992, sold inside a $370,000 band, $1,500,000 to $1,870,000, at $698 to $859 per square foot (our arithmetic). The five gulf-to-bay homes sold for $3,425,000 to $6,750,000, and the highest per-foot figure, $1,090, belongs to the oldest and smallest of them, a 1966 house: on a gulf-to-bay lot the buyer was paying for land and frontage, not for the house (Sarasota County Property Appraiser). A key-wide per-foot band misprices both groups.
Land is most of the price on many Sarasota-side Manasota Key lots. The 25 window sales closed at a median $78 per square foot of lot, with the middle half between $42 and $123, on lots with a median of 30,581 square feet, and four parcels with no living area on the roll sold for $850,000 to $2,550,000 (Sarasota County Property Appraiser).
Those four sales, at $850,000, $950,000, $950,000 and $2,550,000, sit outside every improved-sale median on this page, but a buyer looking at an older house prices against them (Sarasota County Property Appraiser). The same file shows how much land is in play: the Sarasota roll now codes 13 Manasota Key Rd parcels "Vacant After Calamity," 4 as new construction not substantially complete and 62 as vacant land (Sarasota County Property Appraiser). On Charlotte's end, the roll recorded one qualified vacant-land sale in its window, at $3,000,000 (Charlotte County Property Appraiser).
For an owner of a 1950s to 1970s house, the test is whether the house adds anything over the lot. The two lowest single-family sales in the Sarasota window were 1974 and 1964 houses of 1,261 and 2,025 square feet on parcels with no frontage code, at $525,000 and $750,000 (Sarasota County Property Appraiser). On a gulf or gulf-to-bay lot, the same kind of house can be worth little more than the land.
Charlotte-side Manasota Key recorded 65 qualified improved sales above $50,000 from September 10, 2025 to September 9, 2026. Condominiums made up 48 of them, at a $530,000 median and $443 per heated square foot; 11 single-family homes sold at $950,000 and $642; co-operative and multifamily sales filled out the rest (Charlotte County Property Appraiser).
Charlotte end of Manasota Key, qualified improved sales above $50,000 by property type, September 10, 2025 to September 9, 2026.
| Property type on the roll | Sales | Median price | Lowest to highest | Middle half of prices | Per heated sq ft: 25th percentile, median, 75th percentile |
|---|---|---|---|---|---|
| Condominium | 48 | $530,000 | $250,000 to $1,300,000 | $404,975 to $678,750 | $370, $443, $540 |
| Single-family | 11 | $950,000 | $680,000 to $1,850,000 | $791,000 to $1,555,000 | $582, $642, $729 |
| Co-operative | 4 (a small group) | $225,000 | $150,000 to $295,000 | not stated for a small group | not computed |
| Multifamily (2 to 9 units) | 2 (a small group) | $987,500 | $875,000 to $1,100,000 | not computed | not computed |
Source: Charlotte County Property Appraiser, our tabulation. The roll carries no bedroom count for these parcels.
Condominiums are 73.8 percent of the Charlotte-side sales (our arithmetic, 48 of 65), so on this end of the key the condominium line is the market. Its range is wide because the units differ in building, size, age and position, and the roll spreads them across complexes from Tamarind Gulf and Bay, with 145 units, to buildings of four to eight units (Charlotte County Property Appraiser). The second part of this page goes complex by complex. Single-family homes are a thin market here: of the 11, six were houses under 1,500 heated square feet, built from 1950 to 1977, that sold at an $803,000 median, and two were homes built in 2025, at $1,555,000 and $1,850,000 (Charlotte County Property Appraiser). On a small, older house the buyer pays for the lot and the location as much as the rooms.
Price per heated square foot gets a Charlotte-side Manasota Key condo into a band, not to a number. The middle half of the 48 window sales ran $370 to $540 per heated square foot, around a $443 median, so the median-sized unit on the roll could be priced about $200,000 apart before its building is known (Charlotte County Property Appraiser).
As a worked illustration, not a value: the median condominium unit on the Charlotte roll has 1,176 heated square feet (Charlotte County Property Appraiser). At $370 that unit is $435,120, at $443 it is $520,968 and at $540 it is $635,040, a spread of $199,920 (our multiplication).
The band also bends with size. Units under 900 heated square feet, 9 sales and a small group, recorded a $531 median per foot, while units of 1,500 square feet or more, 7 sales and a small group, recorded $404 (Charlotte County Property Appraiser). Small Gulf-front units carry kitchens, bathrooms and a beach position spread over fewer feet. At the top of the per-foot range, two 800 square foot units in one complex recorded the same $785,000 price on the same day in August 2026, $981 per foot each (Charlotte County Property Appraiser). Before we use any deed as a comparable we confirm what the price covered, because one recorded price does not always describe one unit.
Longer windows steady Manasota Key values because the 12-month counts are small. On the Sarasota end, the single-family median was $1,870,000 over both 12 and 24 months and $2,414,200 over 60 months; on the Charlotte end, the condominium median was $530,000 over 12 and 24 months and $560,000 over 60 months (Sarasota County Property Appraiser; Charlotte County Property Appraiser).
Sarasota end of Manasota Key, qualified improved sales in windows ending October 14, 2026.
| Window | All improved sales | Median, all | Middle half, all | Single-family sales | Single-family median |
|---|---|---|---|---|---|
| 12 months, from October 15, 2025 | 25 | $2,200,000 | $1,599,100 to $3,692,500 | 19 | $1,870,000 |
| 24 months, from October 15, 2024 | 34 | $2,175,000 | $1,473,750 to $3,465,000 | 28 | $1,870,000 |
| 36 months, from October 15, 2023 | 45 | $2,250,000 | $1,530,000 to $3,692,500 | 36 | $2,100,000 |
| 60 months, from October 15, 2021 | 81 | $2,500,000 | $1,638,100 to $3,900,000 | 70 | $2,414,200 |
Source: Sarasota County Property Appraiser, our tabulation.
Charlotte end of Manasota Key, qualified improved sales in windows ending September 9, 2026.
| Window | Condominium sales | Condominium median | Single-family sales | Single-family median |
|---|---|---|---|---|
| 12 months, from September 10, 2025 | 48 | $530,000 | 11 | $950,000 |
| 24 months, from September 10, 2024 | 67 | $530,000 | 19 | $862,800 |
| 36 months, from September 10, 2023 | 88 | $592,500 | 27 | $862,800 |
| 60 months, from September 10, 2021 | 171 | $560,000 | 49 | $900,000 |
Source: Charlotte County Property Appraiser, our tabulation.
Two readings matter. On the Sarasota end, the 24-month count is only nine sales above the 12-month count (our arithmetic), so the year after Helene and Milton recorded very few qualified home sales there (Sarasota County Property Appraiser). On the Charlotte end, the 36-month condominium median, $592,500, sits above both the 12-month and the 60-month figures because it holds more of the 2023 and 2024 peak sales (Charlotte County Property Appraiser). A 2026 seller should anchor on the windows that match today's market, not on the five-year figure.
The deed record has limits too. It carries no asking price, time on market, concessions or furniture included in a condo sale, and for Manasota Key days on market, sale-to-list ratio, months of supply, active listings and rents: Information not available at time of publishing (checked November 14, 2026). For a specific home we add the listing-side picture for its own end of the key when we prepare the valuation. Request your free Manasota Key home valuation or call Jesse direct at (239) 898-6072.
Manasota Key values rose on both ends from 2017, peaked between 2022 and 2024, then eased. The Sarasota-side median per square foot of living area went from $463 in 2017 to $1,043 in 2023 and $732 in 2026; the Charlotte condominium median per heated square foot from $272 to $567 in 2023 and $418 in 2026 (Sarasota County Property Appraiser; Charlotte County Property Appraiser).
Data updated: November 2026 (Sarasota County Property Appraiser bulk file dated October 21, 2026, every qualified improved sale above $50,000 on Manasota Key Rd parcels, calendar years 2017 to 2026 and three-month blocks to October 14, 2026; Charlotte County Property Appraiser roll dated November 5, 2026, qualified improved sales above $50,000, calendar years 2017 to 2026 and three-month blocks to September 9, 2026; repeat sales of the same parcel tabulated November 2026; FHFA House Price Index through 2026 Q2; RASM and Florida Realtors data for Q3 2026; Freddie Mac PMMS November 12, 2026).
Sarasota-side Manasota Key sales are few, 11 to 24 a year, so each year's median swings with the homes that happened to sell. The all-improved median rose from $1,405,000 in 2017 to $2,995,000 in 2022, then ran $2,316,700 to $2,837,500 from 2023 to 2025 and $2,000,000 in 2026 through October 14 (Sarasota County Property Appraiser).
Sarasota end of Manasota Key, qualified improved sales by calendar year.
| Year | All improved sales | Median price | Middle half of prices | Median per sq ft of living area | Single-family sales | Single-family median |
|---|---|---|---|---|---|---|
| 2017 | 13 | $1,405,000 | $775,000 to $2,595,000 | $463 | not computed | not computed |
| 2018 | 13 | $1,700,000 | $1,247,500 to $2,960,000 | $511 | not computed | not computed |
| 2019 | 12 | $1,302,500 | $623,000 to $2,306,250 | $401 | 11 | $1,355,000 |
| 2020 | 23 | $1,847,000 | $1,250,000 to $2,900,000 | $539 | 17 | $1,800,000 |
| 2021 | 24 | $2,150,000 | $1,833,750 to $2,937,500 | $716 | 23 | $2,100,000 |
| 2022 | 20 | $2,995,000 | $2,012,500 to $4,075,000 | $931 | 19 | $2,999,000 |
| 2023 | 11 | $2,500,000 | $1,725,000 to $4,500,000 | $1,043 | 10 | $2,497,500 |
| 2024 | 12 | $2,837,500 | $1,490,000 to $4,193,750 | $844 | 9 (a small group) | $2,200,000 |
| 2025 | 12 | $2,316,700 | $1,455,750 to $3,387,500 | $1,029 | 11 | $2,300,000 |
| 2026, January 1 to October 14 | 21 | $2,000,000 | $1,530,000 to $3,692,500 | $732 | not computed | not computed |
Source: Sarasota County Property Appraiser, our tabulation. 2026 is a partial year. Every year is a group of 11 to 24 sales.
The per-foot line is the steadier guide. It rose about 32.8 percent from 2020 to 2021 and another 30.0 percent from 2021 to 2022, reached its high in 2023, and in 2026 sits about 58.1 percent above 2017 and about 29.8 percent below 2023 (our arithmetic). The price line is noisier: 2024's $2,837,500 all-sales median sits well above that year's $2,200,000 single-family median because three of the 12 sales were not single-family homes (Sarasota County Property Appraiser). The 2026 per-foot drop also reflects mix: 10 of the 21 sales from January 1 to October 14, 2026 were bay-side parcels, which sold for less per foot than gulf or gulf-to-bay parcels in the window (our count of the Sarasota County Property Appraiser sales list).
The Charlotte-side Manasota Key condominium median roughly doubled from $323,750 in 2017 to $667,500 in 2024, then fell to $587,000 in 2025 and $516,800 in 2026 through August 31. Per heated square foot, the condominium median peaked at $567 in 2023 and stood at $418 in 2026 (Charlotte County Property Appraiser).
Charlotte end of Manasota Key, qualified improved sales above $50,000 by calendar year.
| Year | Condominium sales | Condominium median | Condominium median per heated sq ft | Single-family sales | Single-family median | Single-family median per heated sq ft |
|---|---|---|---|---|---|---|
| 2017 | 48 | $323,750 | $272 | 7 (a small group) | $546,000 | $357 |
| 2018 | 53 | $315,000 | $286 | 9 (a small group) | $550,000 | $354 |
| 2019 | 63 | $306,500 | $270 | 7 (a small group) | $505,000 | $364 |
| 2020 | 69 | $320,000 | $312 | 16 | $620,000 | $341 |
| 2021 | 98 | $432,250 | $414 | 15 | $748,800 | $528 |
| 2022 | 46 | $600,000 | $522 | 10 | $1,106,250 | $696 |
| 2023 | 28 | $642,500 | $567 | 7 (a small group) | $900,000 | $516 |
| 2024 | 16 | $667,500 | $549 | 7 (a small group) | $1,150,000 | $604 |
| 2025 | 27 | $587,000 | $483 | 7 (a small group) | $848,000 | $530 |
| 2026, January 1 to August 31 | 37 | $516,800 | $418 | 11 | $950,000 | $642 |
Source: Charlotte County Property Appraiser, our tabulation. 2026 is a partial year; August 31, 2026 is the newest qualified sale on the roll.
The condominium line tells a clear story because it has more sales. Volume peaked at 98 sales in 2021, then fell every year to 16 in 2024, while the median kept climbing. Since 2024 both have turned: more sales and lower prices. The 2026 per-foot median is about 26.3 percent below the 2023 peak and about 54.8 percent above 2019 (our arithmetic), so a Charlotte-side condominium in 2026 is trading at prices closer to 2021 and 2022 than to 2023 and 2024 (Charlotte County Property Appraiser). The single-family column is too thin to read as a trend; 2026's $950,000 includes the two homes built in 2025.
The storms show up on Manasota Key as missing sales before they show up as lower prices. Hurricane Ian struck in September 2022 and Helene and Milton in 2024; the Sarasota end recorded 20 qualified sales in 2022 and 11 in 2023, and only nine in the year from October 2024 to October 2025 (Sarasota County Property Appraiser).
Charlotte County's beach project page lists "Hurricanes Ian, Nicole, Idalia, Debby, Helene, and Milton" as the storms that "caused extensive shoreline erosion on Manasota Key," and the county is building the key's second full-scale renourishment, with construction estimated to start January 1, 2027 (Charlotte County, Manasota Key Beach Renourishment). After Milton, FOX 13 reported that "An 8-foot storm surge during Hurricane Milton made just about every home in Manasota Key unlivable" (FOX 13, March 31, 2025).
On the Charlotte end, condominium sales fell from 46 in 2022 to 16 in 2024 while the median rose, then came back to 37 in 2026 through August 31 at lower prices (Charlotte County Property Appraiser). On the Sarasota end, sales recovered to 21 in 2026 through October 14, the most in any year since 2021 (Sarasota County Property Appraiser). A sale recorded while a building was still damaged, or before a rebuild, is a different comparable from the same parcel after repairs, so we date-stamp every comparable against the storms.
In three-month blocks, Manasota Key medians swing hard because the blocks are small. Sarasota-side blocks held 4 to 9 sales, every one a small group, with medians from $1,506,600 to $3,212,000; Charlotte condominium blocks held 8 to 18 sales, with medians from $486,250 to $622,500 (Sarasota County Property Appraiser; Charlotte County Property Appraiser).
On the Sarasota end the four blocks held 4, 6, 9 and 6 sales, with medians of $3,212,000, $1,506,600, $2,800,000 and $1,935,000 in order from October 2025 to October 2026; the last block also holds the window's $9,200,000 top sale (Sarasota County Property Appraiser).
Charlotte end of Manasota Key, condominium sales in three-month blocks of the window.
| Block | Sales | Median price | Median per heated sq ft |
|---|---|---|---|
| September 10 to December 9, 2025 | 10 | $558,500 | $487 |
| December 10, 2025 to March 9, 2026 | 8 (a small group) | $622,500 | $467 |
| March 10 to June 9, 2026 | 18 | $486,250 | $404 |
| June 10 to September 9, 2026 | 12 | $549,500 | $457 |
Source: Charlotte County Property Appraiser, our tabulation.
Neither series is a trend. A Sarasota block of four sales is four houses, and its median tells you which frontage codes sold that quarter, not where values went. The Charlotte blocks are steadier: per heated square foot they ran $404 to $487 across the year, with the spring block, the busiest at 18 sales, at the bottom (Charlotte County Property Appraiser). A lender's appraiser has to support a market trend from at least 12 months of data (Freddie Mac, Market Conditions Analysis Industry Resources), and a seller should read the record the same way.
Whether a Manasota Key resale closed above the price the owner paid depended mostly on when the owner bought. Of 11 Charlotte-side condominium resales in the window whose prior purchase was in 2020 or 2021, 10 sold above that price, at a median 18.6 percent above, home by home; owners who bought from 2022 on mostly sold below it (Charlotte County Property Appraiser).
Manasota Key window resales grouped by the year of the same parcel's previous qualified sale.
| Years last bought | Charlotte condominiums: resales | Charlotte condominiums: above / below the price paid | Charlotte condominiums: median change, home by home | Sarasota end, all improved: resales | Sarasota end: above / below the price paid |
|---|---|---|---|---|---|
| Before 2015 | 7 (a small group) | 7 / 0 | not stated for a small group | 7 (a small group) | 6 / 1 |
| 2015 to 2019 | 9 (a small group) | 9 / 0 | not stated for a small group | 2 (a small group) | 2 / 0 |
| 2020 to 2021 | 11 | 10 / 1 | 18.6 percent above | 4 (a small group) | 3 / 1 |
| 2022 to 2026 | 7 (a small group) | 2 / 5 | not stated for a small group | 5 (a small group) | 1 / 4 |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser, paired qualified sales of the same parcel, our analysis. Charlotte windows September 10, 2025 to September 9, 2026; Sarasota October 15, 2025 to October 14, 2026. The Sarasota groups are our grouping of the 18 paired sales.
Across every Charlotte-side property type, the 23 window resales whose earlier purchase came before 2020 all sold above that price, while 6 of the 8 (a small group) whose earlier purchase came in 2022 or later sold below it (Charlotte County Property Appraiser). On the Sarasota end the groups are too small for any percentage, and several pairs are not the same house twice: one gulf-to-bay parcel bought in December 2012 resold in August 2026 with a home built in 2018, and one gulf-side parcel bought in January 2001 resold in April 2026 with a home built in 2005 (Sarasota County Property Appraiser). A prior price does not include a rebuild, a renovation, storm repairs or a condominium special assessment, and the comparison leaves out selling costs. Read it as a timing pattern, not as a measure of anyone's result. Owners who bought from 2022 on bought near the top of the record: Charlotte condominium medians of $600,000, $642,500 and $667,500 in 2022, 2023 and 2024 (Charlotte County Property Appraiser). If that is you, your benchmark is not your purchase price; it is what the same kind of unit, in the same building or frontage code, has sold for in the last 12 months.
The federal repeat-sales indexes for the two metros that split Manasota Key were flat over the year to the second quarter of 2026: North Port-Bradenton-Sarasota down 0.46 percent and Punta Gorda, which is Charlotte County, down 0.18 percent. Both sat below their 2023 highs (FHFA House Price Index; FHFA metro index file).
FHFA all-transactions index (1995 first quarter = 100), the two metros that split Manasota Key.
| Quarter | North Port-Bradenton-Sarasota (Sarasota end) | Punta Gorda (Charlotte end) |
|---|---|---|
| 2021 Q2 | 348.01 | 309.81 |
| 2023 Q3 (high for both) | 501.99 | 437.69 |
| 2025 Q1 | 485.03 | 417.08 |
| 2025 Q2 | 480.88 | 392.05 |
| 2026 Q1 | 483.12 | 388.46 |
| 2026 Q2 | 478.67 | 391.34 |
Source: FHFA metro all-transactions index file.
The Punta Gorda index fell about 6.0 percent from 2025 Q1 to 2025 Q2, after Helene and Milton, and sits about 10.6 percent below its high; North Port's sits about 4.6 percent below (our arithmetic on FHFA's file). FHFA's ranking table puts the five-year change at 37.54 percent for North Port and 26.32 percent for Punta Gorda (FHFA House Price Index). Manasota Key's own record moved further: the Charlotte condominium per-foot median is about 26.3 percent below its 2023 peak (our arithmetic on the Charlotte County Property Appraiser roll). Read the indexes as regional weather, not as your home's price.
Both counties firmed slightly in 2026, but Manasota Key trades far above either county median. Sarasota County's single-family median was $485,000 in the third quarter of 2026, up 3.7 percent; Charlotte County's was $350,000, up 2.0 percent, and its condominium and townhouse median $224,499, up 8.2 percent (RASM, Sarasota County Q3 2026; Florida Realtors, Q3 2026 MSA summary).
Sarasota County sold 2,071 single-family homes in the third quarter with 3.7 months of supply (RASM, Sarasota County Q3 2026). The upper bands, where Sarasota-side Manasota Key homes compete, were looser: at the third-quarter pace, homes priced $1.5 million to $1,999,999 ran 4.8 months of supply, $2 million to $2,999,999 ran 6.8 months, and $3 million to $4,999,999 ran 9.4 months, by our arithmetic on the RASM detail report (RASM, Sarasota County Q3 2026 detail).
In Charlotte County, the 2025 condominium and townhouse median fell 14.5 percent to $235,000 (Florida Realtors, Year-End 2025 MSA summary). The Charlotte-side Manasota Key condominium median, $530,000, is about 2.4 times the county's third-quarter figure (our arithmetic), so a county percentage cannot be applied to a key unit. Mortgage rates are the shared headwind: Freddie Mac's 30-year average was 7.11 percent on November 12, 2026, against 6.24 percent a year earlier (Freddie Mac PMMS).
Request a free Manasota Key home valuation with the address form below the page header. It takes about a minute, costs nothing and goes straight to Jesse McGreevy and Marc Comisar, who build your number by hand from your own end of the key's county record, your frontage code or building, and your elevation, not from an algorithm.
Enter your Manasota Key address in the valuation form below the page header and tell us your timing: listing this season, sometime next year, or just checking. To talk first, call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. There is no charge, no obligation and no call center.
You will be working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Request your free Manasota Key home valuation from anywhere on this page. We start with your parcel on the right county roll, because your side of the county line decides which of the 25 Sarasota-side sales or 65 Charlotte-side sales belong in your file (Sarasota County Property Appraiser; Charlotte County Property Appraiser). If you have already decided to sell, our Manasota Key seller guide sets out the listing plan that follows the number. If you also own on the mainland, the same method runs on our Englewood home valuation page; for a sale anywhere in town, read our guide to selling a home in Englewood and our Englewood area guide. Owners in the gated golf community across the bay can read our Boca Royale home valuation.
Buying on Manasota Key instead of selling? Marc leads that side. Call Marc at (239) 287-5873 or read our guide to buying a home in Englewood.
Nothing is required to start a Manasota Key valuation, but a few papers sharpen it a great deal: a survey showing the Coastal Construction Control Line, an elevation certificate, permits and any storm-repair file, a wind mitigation report, dock and lift permits on the bay side, and, for a condominium, the association's reserve study, milestone report, budget and estoppel.
Before we give a Manasota Key number we check eight things: the county roll, the frontage code or building, living area and lot, flood zone and floor height, year built against the first flood map, insurance, the condominium's financing status, and nearby land and teardown sales. Each one can move a Manasota Key price by itself.
A range for a Manasota Key home starts from the closest recorded sales on the same end of the key, in the same frontage code or building type and of similar size, then moves for elevation, condition, roof and date. Three examples from the 2025 to 2026 record show how wide the starting band is (Sarasota County Property Appraiser; Charlotte County Property Appraiser).
These are illustrations from the public record, not values for any home. Your own range comes from your parcel, your papers and a visit. Get your free Manasota Key home valuation and we will send the sales behind it, or call Jesse direct at (239) 898-6072.
Your written Manasota Key valuation is a broker's price opinion you can check line by line: a price range, the recorded sales behind it from your own county's file, the frontage or building comparison, and the adjustments between them. Florida law allows a broker to give an opinion of value and forbids calling it an appraisal, and we do not.
Section 475.612(3) of the Florida Statutes lets a broker give a comparative market analysis, a price opinion or an opinion of value, and says it may not be referred to or construed as an appraisal (Florida Statutes 475.612). Federal law also bars a broker price opinion from being the primary basis of value for a purchase-money mortgage on a principal dwelling (12 U.S.C. 3355). Your buyer's lender orders its own appraisal; our job is to set a price that appraisal will support.
What the file holds:
If you are still choosing who should prepare that file, our guide to the best real estate agents in Englewood explains how to compare listing agents on the public record. Talk to McGreevy and Comisar before you list: request your free Manasota Key home valuation or call Jesse direct at (239) 898-6072.
An online estimate cannot see what separates one Manasota Key home from the next: which county holds the deed, Gulf, bay or gulf-to-bay frontage, the floor height against the flood elevation, whether the lot carries the price, or whether a condominium building can be financed. And with 25 Sarasota-side sales a year, it has little to learn from (Sarasota County Property Appraiser).
Data updated: November 2026 (Sarasota County Property Appraiser file dated October 21, 2026; Charlotte County Property Appraiser roll dated November 5, 2026 and 2025 roll values; FEMA National Flood Hazard Layer queried November 14, 2026; federal rules, Fannie Mae, Freddie Mac and HUD guides, and Florida statutes as cited).
An automated valuation model, or AVM, estimates value by computer from public records and past sales. Since October 1, 2025 a federal rule has required mortgage lenders to control the AVMs they use in credit decisions, but the free figures a Manasota Key owner sees on consumer websites sit outside that rule (Federal Register, FR Doc. 2024-16197, via GovInfo).
The rule, Quality Control Standards for Automated Valuation Models, was published August 7, 2024. It covers "any computerized model used by mortgage originators and secondary market issuers to determine the collateral worth" of a mortgage on a consumer's principal dwelling, and it asks lenders to "ensure a high level of confidence in the estimates produced," "protect against the manipulation of data" and "require random sample testing and reviews" (Federal Register, FR Doc. 2024-16197, via GovInfo). A Zestimate or any other free consumer estimate falls outside it.
A 2018 FHFA working paper found that the gap between appraised value and contract price "is often particularly pronounced in rural areas where there are fewer comparable sales and more heterogeneity across homes" (FHFA Working Paper 18-03). Manasota Key is not rural, but it has both conditions: 25 qualified Sarasota-side sales in a year, and 2026 just values on Sarasota-side improved parcels running from $197,100 to $15,910,600 (Sarasota County Property Appraiser).
Online estimates mix up Manasota Key because portals and data sites do not draw it the way the counties do. In our search review, results for Manasota Key values filed the island under Venice on one portal, offered a mainland "Manasota" neighborhood under a similar name, and mixed mainland Englewood addresses into key pages (our Manasota Key community guide).
Places that borrow the name add to the confusion. Beachwalk by Manasota Key is a mainland community with its own sales record, covered on our Beachwalk by Manasota Key home valuation. Census-based figures have the opposite problem: the Manasota Key census place covers only the Charlotte County part of the island, so a census-modeled "Manasota Key" value leaves out the Sarasota end entirely (Wikipedia, Manasota Key, Florida).
So we define the key the way the two property appraisers do: 464 Sarasota parcels on Manasota Key Rd, and 1,259 Charlotte parcels on N Beach Rd, Gulf Blvd and Manasota Key Rd, all in 34223 (Sarasota County Property Appraiser; Charlotte County Property Appraiser). An estimate that blends a $1,870,000 Sarasota-side house median with a $530,000 Charlotte-side condominium median, or with mainland sales, describes no property on the island.
A model can read a Manasota Key frontage label, but not what the frontage is worth. Inside one Sarasota code, the 11 bay-side window sales ran from $480 to $872 per square foot of living area, and the Charlotte roll flags 600 of 1,259 parcels as waterfront without saying which water (Sarasota County Property Appraiser; Charlotte County Property Appraiser, roll file).
What separates two bay-side homes is rarely in a public field: the depth at the dock, the distance to the channel, whether a dock and lift are permitted, and the view from the main floor. The new federal appraisal form now asks for exactly those things. It records the body of water ("Bay," "Canal," "Gulf" among the choices), the linear front footage of private frontage, permanent features such as "Dock," "Boat Lift" and "Seawall or Bulkhead," and access depth in three classes, "Deep Water" at "typically depths of more than 4 feet," "Shallow Water" at 2 to 4 feet and "Non-Navigable" below 2 feet (Fannie Mae and Freddie Mac, UAD Appendix F-1).
Research shows why a generic waterfront premium fails: a Southwest Florida study of canal-front houses found distance to open water a significant price factor (Jauregui, Allen and Weeks, Journal of Real Estate Research). That is not Manasota Key data. On the key, a frontage premium has to come from paired Manasota Key sales of the same code, era and size.
House size misleads on the Sarasota end of Manasota Key because many houses are old and the land carries the price. Of 367 improved parcels on the roll, 177 were built before 1980, and four window sales were parcels with no living area at all, at $850,000 to $2,550,000 (Sarasota County Property Appraiser).
A model that multiplies a small old house by a neighborhood per-foot figure undervalues the land under it, or overvalues a house the buyer plans to remove. Teardowns, as one land-value study puts it, "are valued only for their land and location rather than for the characteristics of the structure" (McMillen, Lincoln Institute of Land Policy).
A buyer's lender applies a harder test. Fannie Mae buys only loans that represent "the highest and best use of the site as improved," and where land-use rules such as coastal laws "prevent the reconstruction or maintenance of the property improvements if they are damaged or destroyed," it will not buy the loan (Fannie Mae Selling Guide B4-1.3-04). On a Gulf-front Manasota Key lot with an older house seaward of today's setback lines, that question decides whether the buyer pool is financed or cash, and so what the property is worth. No online estimate asks it.
An online estimate sees a flood zone at best, never how high the house sits. Nearly every Manasota Key parcel is in a special flood hazard area: at parcel centers, all but four of 442 Sarasota-side parcels, with base flood elevations of 8 to 12 feet, and most Charlotte-side accounts in Zone AE or VE (FEMA National Flood Hazard Layer).
What separates value inside the same zone is the floor height, and that changes the damage a storm does. In FEMA's analysis of Hurricane Ian claims, as reported by Claims Journal, the average flood claim in 12 areas around Fort Myers was $50,287 for elevated structures against $158,291 for non-elevated buildings (Claims Journal, February 6, 2024). A Federal Reserve study of about 465,000 Florida sales found that "Expected weather losses show the strongest association with prices," while "Recent hurricane exposure has only a marginal effect on house prices" (Federal Reserve, FEDS 2026-063). Buyers price the loss a house is likely to take, and floor height drives that loss.
The appraisal form, mandatory for conventional appraisals since November 2, 2026 (Freddie Mac, UAD and Forms Redesign FAQ), now records it as data: Front Door Elevation is "Always required," reported from "Ground Level" up to "10 or more feet" (Fannie Mae and Freddie Mac, UAD Appendix F-1). Two Manasota Key houses on neighboring lots, one at grade and one on pilings, are different products, and an estimate that cannot tell them apart misprices both.
A Manasota Key condominium's value starts with its building: whether lenders will finance it, what its reserves and assessments are, and whether it was repaired after the storms. None of that is in a deed price. Fannie Mae treats units in projects shown "Unavailable" as ineligible, and no Manasota Key project appears on HUD's FHA-approved list (Fannie Mae Selling Guide B4-2.1-03; HUD, FHA condominium search).
Fannie Mae's critical-repair test names the parts of a Gulf-front building that storms and salt air wear first: "sea walls, elevators, waterproofing, stairwells, balconies, foundations, electrical systems," and "any unfunded repairs costing more than $10,000 per unit" due within 12 months (Fannie Mae Selling Guide B4-2.1-03). A unit in a building that passes and an identical unit in one that does not sell to different buyer pools, and the second one often only to cash.
The appraisal form now asks about the building too. It records observed deficiencies, known legal actions, the greatest number of units owned by one entity, and special assessments, with the instruction "Do not choose this answer [None] if there is an existing special assessment, even if it has been fully paid by the unit owner" (Fannie Mae and Freddie Mac, UAD Appendix F-1).
The county's just value is a January 1 tax figure, not a Manasota Key price. For the 25 Sarasota-side window sales, the 2026 just value was a median 81 percent of the sale price, the middle half 75 to 89 percent; on the Charlotte end, storm damage pushed some just values to a small fraction of price (Sarasota County Property Appraiser; Charlotte County Property Appraiser, roll file).
Florida law builds a gap in. Just value must weigh "the net proceeds of the sale of the property, as received by the seller, after deduction of all of the usual and reasonable fees and costs of the sale" (Florida Statutes 193.011), and property is valued in its condition on January 1, with improvements "not substantially completed on January 1" given no value (Florida Statutes 192.042). The Charlotte County Property Appraiser states its adjustment plainly: just value "is adjusted by 15%, the Florida Department of Revenue standard" (Charlotte County Property Appraiser, Just Value Adjustment). Sarasota's tax estimator assumes a new just value at "89 % of Purchase Price" (Sarasota County Property Appraiser, Tax Estimator).
After the 2024 storms the gap became a gulf on the Charlotte end. On the 2025 roll, 259 of 885 Charlotte-side condominium units carried a just value under $100 per heated square foot, against a median of $374 for the rest, including every unit in Pelican Landing (84), Castaways (41), Admiralty Villas (39), Oakwater Cove (18) and Anglers Resort (16) (Charlotte County Property Appraiser, roll file). One Charlotte-side unit still carried on the 2026 roll as "Residential Condominium Determined Damaged" sold as a qualified sale in June 2026 for more than nine times its just value (Charlotte County Property Appraiser). A model that leans on the roll reads those buildings as nearly worthless; buyers did not.
A lender's appraiser needs at least three closed comparables, ideally from the last 12 months and the same market area, and Manasota Key often cannot supply three close matches for a gulf-to-bay house or one condominium building. The guides allow older and more distant sales, with explanation, but bar stretching the neighborhood to fit them (Fannie Mae Selling Guide B4-1.3-08).
Fannie Mae's guide says "A minimum of three closed comparables must be reported," that sales "within the last 12 months should be used," that "the appraiser may use older comparable sales if they explain why," and that the appraiser "must not expand the neighborhood boundaries just to encompass the comparables selected" (Fannie Mae Selling Guide B4-1.3-08). HUD's handbook adds that "Where there is a scarcity of recent comparable sales data, the Appraiser may include sales older than 12 months," with an explanation of supply, demand and "a reason for the lack of recent sales data" (HUD Handbook 4000.1). Freddie Mac defines the market area as "the geographic region where similar demand and competition is located for a subject property" (Freddie Mac, Neighborhoods, Market Areas and Market Conditions), which on a barrier island is not the mainland across Lemon Bay.
Two limits matter for Manasota Key prices. Fannie Mae's value acceptance, which can replace an appraisal, is not available when "either the purchase price or estimated value provided to DU is $1,000,000 or more," and co-operative units are ineligible (Fannie Mae Selling Guide B4-1.4-10). With a $1,870,000 Sarasota-side single-family median, most financed sales there get a full appraisal (Sarasota County Property Appraiser). We build our comparable file so it can be handed straight to that appraiser.
Honest sources print different Manasota Key numbers because they measure different things: one county or the other, condominiums or houses, a 12-month window or a calendar year, a deed price or a tax-roll value. Each can be correct and still sit more than $1,000,000 from another (Sarasota County Property Appraiser; Charlotte County Property Appraiser).
| Figure | What it measures | Period and source |
|---|---|---|
| $2,200,000 | Median of 25 qualified Sarasota-side improved sales | October 15, 2025 to October 14, 2026, Sarasota County Property Appraiser |
| $1,870,000 | Median of 19 Sarasota-side single-family sales | Same window and source |
| $4,575,000 | Median of 8 Sarasota-side gulf-to-bay sales, a small group | Same window and source |
| $1,983,600 | Median 2026 just value of 367 Sarasota-side improved parcels, a tax figure | January 1, 2026 roll, same source |
| $530,000 | Median of 48 Charlotte-side condominium sales | September 10, 2025 to September 9, 2026, Charlotte County Property Appraiser |
| $950,000 | Median of 11 Charlotte-side single-family sales | Same window and source |
| $485,000 | Sarasota County single-family median, third quarter 2026 | RASM, Sarasota County Q3 2026 |
| $224,499 | Charlotte County condominium and townhouse median, third quarter 2026 | Florida Realtors, Q3 2026 MSA summary |
None of these corrects another. The gulf-to-bay median and the condominium median come from the same island and the same year, two county files apart. Talk to McGreevy and Comisar before you list: request your free Manasota Key home valuation or call Jesse direct at (239) 898-6072, and you will have the recorded sales behind your number, from your own end of the key, in writing.
On the Sarasota side of Manasota Key, the water-frontage code and the lot set most of a home's value, then living area, build era and a pool. On the Charlotte side, a smaller lot, house size and age do the work. We tracked each driver through county records on each side, never combined.
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, qualified sales, codes 01 and 02, above $50,000 on parcels with living area, October 15, 2025 to October 14, 2026, with the 2026 roll; Charlotte County Property Appraiser roll dated November 5, 2026, qualified improved sales above $50,000, September 10, 2025 to September 9, 2026).
Manasota Key is one Gulf barrier island split between unincorporated Sarasota County to the north and unincorporated Charlotte County to the south, so each figure below names its side and window. The Sarasota side recorded 25 qualified improved sales at a $2,200,000 median, 19 of them single-family homes at $1,870,000 (Sarasota County Property Appraiser). The Charlotte side recorded 65, including 11 single-family homes at $950,000 (Charlotte County Property Appraiser). Per square foot on this page always means per square foot of the county's heated (living) area on the roll, never a listing-sheet figure. For the island itself, its beaches and its history, read our Manasota Key community guide.
On the Sarasota side of Manasota Key, the appraiser's water-frontage code is the first value split. The 2026 roll's median just value runs from $782,100 for the 16 improved parcels with no frontage code to $2,927,950 for the 84 gulf-to-bay parcels, with gulf-side and bay-side lots in between.
Sarasota side of Manasota Key: improved parcels, window sales and county values by the appraiser's water-frontage code (window October 15, 2025 to October 14, 2026; 2026 roll).
| Water code (our label) | Improved parcels on the roll | Window sales | Median sale price per lot sq ft (middle half) | Median per living sq ft | 2026 median just value (a tax figure) | Land share of just value, median | Median lot, all parcels with the code |
|---|---|---|---|---|---|---|---|
| GBAY, gulf-to-bay | 84 | 8 (a small group) | $116 ($73 to $143) | $962 | $2,927,950 | 74 percent | 46,074 sq ft |
| GULF, gulf side | 126 | 4 (a small group) | $70 ($48 to $113) | $992 | $2,134,700 | 79 percent | 30,882 sq ft |
| BAYK, bay side on Lemon Bay | 126 | 11 | $70 ($35 to $96) | $698 | $1,331,550 | 59 percent | 35,365 sq ft |
| KEYN, no frontage code | 16 | 2 (a small group) | $38 (range $32 to $45) | $393 | $782,100 | 53 percent | 33,701 sq ft |
| All improved parcels | 367 | 25 | $78 ($42 to $123) | $775 | $1,983,600 | 71 percent | 36,798 sq ft |
Source: Sarasota County Property Appraiser, our cut of the October 21, 2026 file; 13 improved parcels carry no code and 2 carry a canal code. Land share and lot medians are our arithmetic on the roll's land, just value and lot fields, and are approximate.
Price per lot square foot is the sale price divided by the county's lot area, a yardstick that suits Manasota Key because the land carries so much of the value. Gulf-to-bay parcels led at a $116 median on 8 sales, but every frontage group except the bay side is a small group, so we read the table for direction, not for a premium in percent (Sarasota County Property Appraiser). The gulf-side and bay-side medians both landed at $70, yet the gulf-side figure rests on 4 sales and says nothing on its own.
The county's own land schedule separates the codes more clearly than the sales can. Its median land value per lot square foot on improved parcels runs $53 on the Gulf side, $42 gulf-to-bay, $23 on the bay side and $17 with no code (Sarasota County Property Appraiser, our arithmetic). That puts a gulf-side square foot of Manasota Key land at a bit more than twice a bay-side foot in the appraiser's mass model, while bay lots run larger, a 35,365 square foot median against 30,882.
The appraisal form now records the same split. Since November 2, 2026, conventional appraisals are reported under UAD 3.6 (Freddie Mac, UAD FAQ), which lists "Bay" and "Gulf" as separate bodies of water, asks for total front footage with private access, and sorts water depth into "Deep Water" (typically more than 4 feet), shallow and non-navigable (Fannie Mae and Freddie Mac, URAR Reference Guide). A gulf-to-bay Manasota Key lot can carry a Gulf row and a Bay row, which is why we compare it first with other gulf-to-bay sales, then widen the search.
For many older homes on the Sarasota side of Manasota Key, the lot carries most of the value. On the 2026 roll, land is a median 83 percent of county just value for homes built in 1974 or earlier, against 43 percent for homes built from 2002 to 2019.
| Build era (improved Sarasota-side parcels) | Parcels | Median county building value | Land share of just value, median |
|---|---|---|---|
| 1974 or earlier | 143 | $261,600 | 83 percent |
| 1975 to 1989 | 116 | $412,000 | 71 percent |
| 1990 to 2001 | 49 | $843,400 | 53 percent |
| 2002 to 2019 | 47 | $1,472,600 | 43 percent |
| 2020 or later | 12 (a small group) | $2,198,550 | 40 percent |
Source: our cut of the Sarasota County Property Appraiser file dated October 21, 2026; county values are mass-appraisal tax figures, not prices.
Zoning explains why size works as "more house and more room," not as a second lot. Of the 464 Sarasota-side Manasota Key parcels, 449 are zoned RE-2 (Sarasota County Property Appraiser), where the code sets "1 DU/1 acre," a one-acre minimum lot and a 100 foot minimum width, and a guest house needs a lot "equal to twice the minimum lot size" (Sarasota County Unified Development Code). Yet 222 of the 354 improved lots with a recorded size are under an acre, and only 21 reach 2 acres, 14 of them gulf-to-bay (our count on the county file). We confirm the rebuild rights of any sub-acre lot with the county before we describe them.
When the house adds little, the appraiser's question changes. Fannie Mae buys a loan only where the site's improved use is its highest and best use, so the improvements must make the property worth more "than the estimated vacant site value" (Fannie Mae Selling Guide B4-1.3-04). On the Sarasota side the window also held four qualified sales of parcels with no living area on the roll, from $850,000 to $2,550,000 (Sarasota County Property Appraiser). For an older ground-level Manasota Key house, those lot sales can be better comparables than the house sales.
Living area moves a Sarasota-side Manasota Key price less than frontage does. Across all 25 window sales the median was $775 per square foot of county living area, but the middle half ran from $544 to $966, a spread wide enough to swing a typical home's value by more than $1.2 million.
The improved parcels on the 2026 roll have a median of 2,948 living square feet, with a middle half from 2,026 to 4,047 and a range from 252 to 12,789 (Sarasota County Property Appraiser). On that median home, the $422 gap between the lower and upper quartile rates is about $1,244,000 (our arithmetic), so we never multiply your square footage by one Manasota Key average. The 19 single-family sales alone recorded a $719 median, with a middle half of $515 to $929 and a range of $370 to $1,090 (same source).
The per-foot rate held almost level through the middle sizes. Ten window sales of 2,000 to 2,999 square feet recorded $725 a foot, six of 3,000 to 4,499 square feet recorded $723 (a small group), and the seven of 4,500 square feet and up recorded $953 (a small group), the last group dominated by gulf-to-bay parcels (Sarasota County Property Appraiser). Two sales under 2,000 square feet recorded $525 (a small group). On this side of the key, a bigger house does not sell at a cheaper rate per foot, because the largest houses sit on the best water.
Bedroom count barely sorts Sarasota-side Manasota Key prices. Three-bedroom sales, the largest group with 11 of the 25 window sales, recorded a $1,870,000 median, but their middle half ran from $1,500,000 to $4,700,000, which overlaps every other bedroom group recorded in the window.
| Bedrooms on the roll | Window sales | Median price | Lowest to highest |
|---|---|---|---|
| 2 | 3 (a small group) | $1,065,000 | $525,000 to $2,200,000 |
| 3 | 11 | $1,870,000 | $750,000 to $6,750,000 |
| 4 | 7 (a small group) | $2,999,000 | $1,855,000 to $9,200,000 |
| 5 | 3 (a small group) | $2,300,000 | $2,000,000 to $2,800,000 |
| 6 or more | 1 (a single sale) | $3,800,000 | one sale |
Source: Sarasota County Property Appraiser, all 25 improved qualified sales October 15, 2025 to October 14, 2026, including the small multifamily and lodging parcels.
The 3 and 4 bedroom groups each run from under $2,000,000 to above $6,000,000, so a bedroom count is a description of the house, not a price signal (Sarasota County Property Appraiser). On Manasota Key the frontage code, the lot and the build era decide which part of that range a home falls in, and a fourth bedroom on a bay-side lot does not buy a gulf-to-bay price.
Year built splits Sarasota-side Manasota Key homes into older houses priced near their lots and newer elevated houses priced as buildings. Of the 367 improved parcels, 177 date from before 1980, and the 7 window sales built in 2000 or later recorded a $953 per square foot median, a small group.
| Decade built | Improved Sarasota-side parcels |
|---|---|
| 1920s and 1940s | 6 |
| 1950s | 73 |
| 1960s | 38 |
| 1970s | 60 |
| 1980s | 80 |
| 1990s | 39 |
| 2000s | 36 |
| 2010s | 21 |
| 2020s | 12 |
Source: Sarasota County Property Appraiser, 2026 roll; 2 parcels carry no year.
In the window, the 12 sales built before 1980 recorded $725 a foot, the 6 built from 1980 to 1999 recorded $606 (a small group), and the 7 built in 2000 or later recorded $953 (a small group) (Sarasota County Property Appraiser). The older group's rate is high because several of those parcels are Gulf or gulf-to-bay land with an old building on it, which is the lot story again.
New building is slow and permit-heavy. The state's coastal permit record shows Sarasota-side single-family dwelling permits seaward of the Coastal Construction Control Line at 7 in 2022, 3 in 2023, 3 in 2024, 1 in 2025 and 4 in 2026 (Florida DEP, CCCL permits layer). Condition still counts at every age: Fannie Mae defines C5 as "obvious deferred maintenance" and requires repairs before closing at C6 (Fannie Mae Selling Guide B4-1.3-06).
A pool sits on about half of the improved Sarasota-side Manasota Key parcels, 183 of 367 on the 2026 roll. In the window, 18 sales with a pool recorded a $2,899,500 median against $1,855,000 for 7 without (a small group), a gap that mostly reflects frontage, size and build era.
Pools are least common on the Gulf side, 55 of 126 improved gulf-side parcels, against 72 of 126 on the bay side, 47 of 84 gulf-to-bay and 8 of 16 with no code (Sarasota County Property Appraiser, our count of the pool flag). The no-pool group is a small group of 7, so the $1,044,500 gap between the medians (our arithmetic) is not the value of a pool.
The rules shape what a pool can add. On waterfront lots the county code keeps pool cages and improvements over 30 inches at least 20 feet "from the mean high water line/seawall" (Sarasota County Unified Development Code), and five swimming pool permits were issued seaward of the state control line on the Sarasota side from 2024 to 2026 (Florida DEP, CCCL permits layer). A finaled permit is what lets an appraiser give a Manasota Key pool full credit.
On the Charlotte side of Manasota Key, single-family homes sit on lots roughly a third the size of Sarasota-side lots, and most predate the county's first flood map, so lot, size and age move price. The 11 window sales recorded a $950,000 median and $642 per heated square foot.
| Charlotte-side single-family measure | Figure |
|---|---|
| Window sales, median and middle half | 11 sales, $950,000 ($791,000 to $1,555,000) |
| Median per heated sq ft, middle half and range | $642 ($582 to $729; $397 to $773) |
| Under 1,500 heated sq ft | 6 sales (a small group), $803,000, $703 a foot |
| 2,500 heated sq ft and up | 3 sales (a small group), $1,750,000, $547 a foot |
| Dated homes on the roll built 1974 or earlier | 99 of 171 |
| Built 1975 to 1983 / 1984 to 2002 / 2003 to 2021 / 2022 or later | 26 / 26 / 17 / 3 |
| Approximate median lot, all / waterfront flag / no flag | about 12,900 / 19,650 / 10,090 sq ft |
Sources: Charlotte County Property Appraiser roll dated November 5, 2026 and sales file; lot areas are our approximate measure of Charlotte County GIS parcel polygons.
Charlotte County's first flood insurance rate map took effect on September 19, 1975 (FEMA Community Status Book, OpenFEMA), so 99 of 171 dated Charlotte-side Manasota Key houses, 58 percent, were built in 1974 or earlier (Charlotte County Property Appraiser, our count). Smaller houses recorded the higher rates per foot, because on a small Gulf Blvd or N Beach Rd lot the land sets the floor of the price. One house built in 2025, of 3,382 heated square feet, sold in April 2026 for $1,850,000, or $547 a foot (same source).
Zoning adds a wrinkle buyers notice. Of the 172 Charlotte-side single-family accounts, 89 are zoned MSF3.5, 18 MSF5 and 65 sit on multifamily-zoned land (MMF7.5, MMF10 and MMF12) (Charlotte County GIS, our count). Rebuilding has restarted: Charlotte-side single-family dwelling permits seaward of the state control line went from none in 2017 to 2024 to 5 in 2025 and 3 in 2026 (Florida DEP, CCCL permits layer). We confirm the current overlay rules for the parcel with Charlotte County before we describe what a buyer could build.
Your frontage code, lot, living area, build era and pool each move a Manasota Key price, and the two county records show them separately. Your number comes from sales on your own side of the county line and your own frontage type, read against the land the county says you own.
Request a Manasota Key home valuation built from your frontage, lot and build era. Call Jesse direct at (239) 898-6072. For the selling steps that follow a price, read our Manasota Key seller guide.
A Manasota Key condo is worth what its own complex supports: every condo on the key sits on the Charlotte County side, where 48 window sales recorded a $530,000 median and $443 per heated square foot. Among complexes with two or more sales, medians ran from $250,000 at Tiki Apts to $900,000 at Banyan Bluffs, all small groups.
Data updated: November 2026 (Charlotte County Property Appraiser roll dated November 5, 2026, qualified improved sales above $50,000, September 10, 2025 to September 9, 2026, with 36-month figures from September 10, 2023; DBPR SIRS reporting databases and condominium extract read November 14, 2026; Charlotte County permit records and association documents read November 14, 2026).
The Charlotte roll carries 885 condominium units and 57 co-op units on Manasota Key; the Sarasota side has no residential condominium parcels (Charlotte County Property Appraiser; Sarasota County Property Appraiser). The 48 condo sales in the window had a middle half from $404,975 to $678,750 and from $370 to $540 per heated square foot, with a range of $257 to $981 a foot (Charlotte County Property Appraiser). Condo figures are never mixed with Sarasota-side house figures on this page.
Eleven Manasota Key condo complexes recorded two or more sales in the Charlotte-side window, and each is a small group. Tamarind Gulf and Bay led with 7 sales at a $516,800 median and $400 per heated square foot; over 36 months, its 18 sales recorded $484, the only complex figure with 10 or more sales.
Manasota Key condo complexes with two or more window sales, as the Charlotte County roll names them.
| Complex | Units on the roll | Main years built | Window sales | Window median price | Window median per heated sq ft | 36 months: sales, median per sq ft |
|---|---|---|---|---|---|---|
| Tamarind Gulf and Bay | 145 | 1981, 1982 | 7 | $516,800 | $400 | 18, $484 |
| Live Oak Landings | 23 | 2000, 1997 | 5 | $499,000 | $368 | 5, $368 |
| Surf Club on the Gulf | 31 | 1995 | 4 | $642,500 | $474 | 7, $479 |
| Oakwater Cove | 18 | 1974 | 3 | $500,000 | $407 | 3, $407 |
| Tiki Apts | 32 | 1971, 1973 | 3 | $250,000 | $381 | 3, $381 |
| La Coquina Beach | 48 | 1980 | 2 | $843,250 | $682 | 3, $677 |
| Pelican Landing | 84 | 1981 | 2 | $625,000 | $483 | 3, $464 |
| Banyan Bluffs | 4 | 1977 | 2 | $900,000 | $636 | 2, $636 |
| Palm Bay | 5 | 1981 | 2 | $507,500 | $330 | 2, $330 |
| Manasota Shores | 13 | 1992, 1988 | 2 | $345,000 | $332 | 3, $343 |
| The Key | 6 | 1982 | 2 | $785,000 | $981 | 3, $981 |
Source: our cut of the Charlotte County Property Appraiser roll dated November 5, 2026; window September 10, 2025 to September 9, 2026; 36 months from September 10, 2023. Every row is a small group.
Manasota Key condo complexes with one window sale.
| Complex | Units on the roll | Main years built | Window sale price, per heated sq ft | 36 months: sales, median per sq ft |
|---|---|---|---|---|
| Admiralty Villas | 39 | 1970, 1972 | $315,000, $295 | 1, $295 |
| Gulf Island Strand Condominium | 11 | 2006 | $1,114,000, $590 | 1, $590 |
| Fantasy Island | 28 | 1987, 1992 | $419,900, $350 | 3, $458 |
| Boulder Pointe Condominium Bldg 2 | 19 | 2007 | $1,300,000, $493 | 1, $493 |
| The Villas II | 11 | 1983 | $625,000, $496 | 2, $516 |
| Lemon Bayview Villas | 8 | 1987, 1988 | $549,000, $345 | 1, $345 |
| Sunburst | 30 | 1980 | $320,000, $392 | 3, $386 |
| Devines Turtle Bay | 8 | 1984, 2024 | $467,500, $531 | 1, $531 |
| Island Breeze of Manasota Key | 21 | 2016, 1969 | $530,000, $483 | 1, $483 |
| El Galleon East | 14 | 1977 | $395,000, $650 | 3, $609 |
| El Galeon South | 24 | 1981 | $350,000, $556 | 2, $516 |
| El Galeon by the Sea | 19 | 1984 | $587,000, $560 | 1, $560 |
| Sunrise Pointe Condominium | 24 | 2006 | $727,000, $408 | 3, $408 |
| Anglers Resort | 16 | 1958, 1959 | $290,000, $507 | 1, $507 |
Source: our cut of the Charlotte County Property Appraiser roll dated November 5, 2026; one sale is a single recorded price, not a complex value.
The spread between complexes inside the window is wide: from $295 a foot for the single Admiralty Villas sale to $981 at The Key, where both window sales recorded the same price (Charlotte County Property Appraiser). That is why a Manasota Key condo valuation starts inside the complex. A same-building resale is the strongest comparable an appraiser has, and Fannie Mae's guide lets an appraiser go back further in time, with explanation, rather than widen the area just to find comparables (Fannie Mae Selling Guide B4-1.3-08).
Gulf position, unit size and the building's own record separate Manasota Key complexes. The paperwork lines up with the window: La Coquina Beach, among the highest at $682 a foot on 2 sales, shows completed milestone repairs and new roofs, while Tiki Apts, the lowest median at $250,000 on 3 sales (both small groups), shows a post-storm rebuild.
Charlotte County's permit portal lists, for La Coquina Beach, "Concrete repair per Milestone report" for two buildings in January 2025, a flat-roof replacement in October 2023 and a whole-building roof in September 2025, and its association reported a structural integrity reserve study to the state before July 2025 (Charlotte County, Accela Citizen Access; DBPR, SIRS reporting). With 2 window sales it is a small group, so we draw no premium from it; the record is what a buyer reads.
At Tiki Apts, a 2023 roof replacement was followed by an April 2025 permit to rebuild common areas, replace sliding doors and damaged windows and finish drywall, with unit interiors left to owners (Charlotte County, Accela Citizen Access). WINK News reported owners kept out of one building during repairs after Milton and Helene (WINK News). Surf Club on the Gulf sits between, at $474 a foot on 4 sales (a small group), with a TPO roof over its 21,000 square foot building permitted in 2023 and a storm-damaged deck rebuild permitted in June 2026 (same portal).
Unit position matters inside a building too. The new appraisal form records the floor number, whether a unit is a corner unit, and the Gulf or Bay view with a range and impact (Fannie Mae and Freddie Mac, URAR Reference Guide), so two same-size units in one Manasota Key complex can appraise differently.
Building age alone does not rank Manasota Key condo prices. In the window, units built from 1975 to 1984 recorded the highest median, $539 per heated square foot on 23 sales, above units built in 1985 or later at $445 and those built before 1975 at $394, a small group.
| Year built | Window sales | Median per heated sq ft | Middle half | Condo units on the roll from those decades |
|---|---|---|---|---|
| Before 1975 | 8 (a small group) | $394 | $315 to $433 | 1950s 18, 1960s 33, 1970s 139 (the 1970s span both rows) |
| 1975 to 1984 | 23 | $539 | $397 to $650 | 1980s 503 |
| 1985 or later | 17 | $445 | $347 to $487 | 1990s 90, 2000s 89, 2010s 11, 2020s 2 |
Source: our cut of the Charlotte County Property Appraiser roll dated November 5, 2026; the decade counts cover all 885 condo units.
The 1975 to 1984 group holds several of the key's larger complexes on the roll, including La Coquina Beach (1980), Pelican Landing (1981) and Tamarind Gulf and Bay (1981 and 1982), so location is riding with age (Charlotte County Property Appraiser). On the roll, 147 units sit in buildings dated 1974 or earlier (Charlotte County Property Appraiser, our count). Age reaches price through the building's inspection and reserve record, set out next.
A buyer of a Manasota Key condo prices the building's obligations with the unit: milestone repairs, the structural integrity reserve study, storm special assessments and association loans. Tamarind Gulf and Bay levied about $7,850 per unit in storm assessments from 2023 to 2025, and each unit still carries roof-loan principal.
Florida's 2025 condominium law ties both duties to height: milestone inspections and SIRS apply to condominium buildings "three habitable stories or more in height" (Florida House, HB 913 final bill analysis). Repairs found in a phase two report "must be commenced within 365 days" (Fla. Stat. 553.899). Many small Manasota Key buildings fall below that height, which is one reason buildings differ so much in what a buyer must check.
| Manasota Key complex | Storm special assessments per unit | Association debt repaid through dues | 2026 regular dues | SIRS status found |
|---|---|---|---|---|
| Tamarind Gulf and Bay (145 units) | Ian $4,000 (2023); Milton $2,600 (December 2024); second Ian about $1,250 (due August 15, 2025) | Roof loan $10,563 per owner (August 31, 2026); seawall loan approved up to $500,000, 10 years | $3,775 per quarter (2025: $4,025) | 2025 SIRS posted by the association, "Fully funded percentage: 9%"; not in DBPR's database |
| Pelican Landing (84 units) | Ian $4,000 in two payments (2023) | not found on public pages | $3,005 per quarter | not in DBPR's database; not posted publicly |
Sources: Tamarind minutes, February 23, 2023; December 5, 2024; June 26, 2025; July 24, 2025; September 17, 2026; Tamarind 2026 budget; Tamarind 2025 SIRS; Pelican Landing association site; Pelican Landing minutes, February 16, 2023. The second Tamarind Ian figure is our arithmetic: $181,250 over 145 units.
Tamarind's 2025 study puts the fully funded reserve balance at $2,761,902 (Tamarind 2025 SIRS). Its window sales recorded $400 a foot, below the $443 Charlotte-side condo median (Charlotte County Property Appraiser), but 7 sales are a small group and we draw no discount from them. What a buyer subtracts is visible on paper: about $7,850 of storm assessments already paid, $10,563 of roof-loan principal per unit still in the dues, and a seawall loan the board approved in July 2025.
The state database is a partial view. Fourteen Manasota Key associations show a completed SIRS submission, nine since July 2025 and five before, including Surf Club on the Gulf, La Coquina Beach, Live Oak Landings, Sunrise Pointe and Manasota Shores (DBPR, SIRS reporting). DBPR says it displays "Only complete submissions," so a missing entry is a document to request, not proof of a missing study.
Statewide research puts a price on the height line. One 2026 study of Florida sales found "an estimated relative price decline of approximately 3.4%" at the three-story threshold after Surfside, rising to about 6.1 percent under the 2022 law (Cheng, arXiv 2607.02791). Those are statewide averages, not Manasota Key figures.
Not as a lump sum. A Manasota Key condo estoppel lists assessments owed and special assessments scheduled to come due, but an association loan repaid through regular dues, such as Tamarind's roof loan, sits in the budget and financial statements instead, so a buyer who reads only the estoppel can miss it.
Florida's estoppel must itemize "all assessments, special assessments, and other moneys owed" and those "scheduled to become due," within 10 business days of a request (Fla. Stat. 718.116). The 2025 law requires a loan used for SIRS items to appear in the annual financial statement given "to unit owners and prospective purchasers" (Florida House, HB 913 final bill analysis). The appraisal form goes further: its special assessment field must not read "None" if one exists, "even if it has been fully paid by the unit owner" (Fannie Mae and Freddie Mac, URAR Reference Guide). On Manasota Key, the full budget and loan schedule belong in the listing file.
A Manasota Key condo's buyer pool depends on whether lenders will finance the building. HUD lists no FHA-approved condominium project on Manasota Key, so most financed buyers use conventional loans that now require a full project review, and a building that fails it sells mostly to cash buyers.
HUD's list for Charlotte County on November 14, 2026 held 41 records: 35 rejected, 6 expired and none approved, with no Englewood 34223 project among them (HUD, FHA condominium search). For conventional loans, a lender bulletin reports that from August 3, 2026 established projects generally need Fannie Mae's questionnaire and a full review (Homebridge Wholesale, Bulletin 26-06).
Fannie Mae treats as ineligible a project with "any unfunded repairs costing more than $10,000 per unit" due within 12 months, and it names "sea walls," "balconies," "stairwells" and "foundations" among items to review (Fannie Mae Selling Guide B4-2.1-03). Its master policy test caps the deductible at 5 percent of coverage and "$50,000 per unit" (Fannie Mae Selling Guide B7-3-03). Rental turnover reaches insurance as well: Citizens treats a condominium as ineligible for wind-only cover "if 50 percent or more of the units are rented more than eight times" a year for stays under 30 days (Fla. Stat. 627.351).
Manasota Key condo medians moved within a band in the four three-month blocks of the Charlotte-side window, from $486,250 to $622,500, and from $404 to $487 per heated square foot. The swings follow which complexes sold in each block more than any market turn.
| Three-month block | Condo sales | Median price | Median per heated sq ft |
|---|---|---|---|
| September 10 to December 9, 2025 | 10 | $558,500 | $487 |
| December 10, 2025 to March 9, 2026 | 8 (a small group) | $622,500 | $467 |
| March 10 to June 9, 2026 | 18 | $486,250 | $404 |
| June 10 to September 9, 2026 | 12 | $549,500 | $457 |
Source: our cut of the Charlotte County Property Appraiser roll dated November 5, 2026.
The spring block held the most sales, 18, at the lowest per-foot median, $404 (Charlotte County Property Appraiser). For a time adjustment on a Manasota Key condo we lean on same-complex resales, not on blocks of 8 to 18 sales.
It depends on when they bought. The 7 Manasota Key condo resales last bought before 2015 sold at a median 85.2 percent above the price paid at the prior recorded sale; the 7 bought from 2022 to 2026 sold at a median 15.0 percent below it, 5 below and 2 above. Both are small groups.
| Year last bought | Window resales with a prior recorded sale | Median change from the prior recorded price | Sold above / below |
|---|---|---|---|
| Before 2015 | 7 (a small group) | 85.2 percent above | 7 / 0 |
| 2015 to 2019 | 9 (a small group) | 67.0 percent above | 9 / 0 |
| 2020 to 2021 | 11 | 18.6 percent above | 10 / 1 |
| 2022 to 2026 | 7 (a small group) | 15.0 percent below | 2 / 5 |
Source: our cut of the Charlotte County Property Appraiser roll dated November 5, 2026; each window condo resale against its prior qualified improved sale.
Only the 2020 to 2021 group reaches 10 sales, so it is the one group we read: 10 of 11 sold above the price paid (Charlotte County Property Appraiser). Prior prices include no special assessments, renovations or storm repairs paid while owning, so the change on paper is not what an owner kept. The calendar-year condo median peaked at $667,500 in 2024 on 16 sales (same source), which is why recent buyers' prior prices sit high.
Your Manasota Key condo's value starts with your complex's own sales, then your unit's floor, view and size, then the building's milestone, reserve, loan and insurance record. We put those documents beside the county record so a buyer's lender finds no surprises.
Get a Manasota Key condo valuation built from your complex's sales and documents. Call Jesse direct at (239) 898-6072. Buying elsewhere in town while you sell? Call Marc at (239) 287-5873 or start with our Englewood buyer guide.
Flood rules and insurance set what a Manasota Key buyer can build and what the home costs to carry. On the Sarasota side, 211 of 442 parcels sit in Zone VE at the middle of the lot; on the Charlotte side most are AE. Census areas covering the key carry a median NFIP premium of $2,575, against $1,514 ZIP-wide.
Data updated: November 2026 (FEMA National Flood Hazard Layer queried November 14, 2026 at each parcel's center; Sarasota panels effective March 27, 2024, Charlotte panels December 15, 2022; OpenFEMA NFIP policies in force September 8, 2026 and claims; Florida DEP coastal permit layer; Citizens 2026 approved rates by county; statutes and lender guides as cited).
Most Manasota Key homes sit in a FEMA high-risk zone, but the zone type differs by side and frontage. On the Sarasota side, 116 of 154 gulf-side parcels are Zone VE at the lot's center; on the Charlotte side, 149 of 172 single-family homes are Zone AE, mostly at 8 feet.
Every printed Sarasota panel on the north end carries a March 27, 2024 date and every Charlotte panel December 15, 2022 (FEMA National Flood Hazard Layer, FIRM panels). Method: we placed each parcel's center point into FEMA's flood hazard layer. A center point is not a lender's determination, and lots split by a zone line can differ at the house (FEMA National Flood Hazard Layer, flood zones).
Sarasota side of Manasota Key: flood zone at each parcel's center by water-frontage code (base flood elevations in feet, NAVD 1988).
| Water code | Parcels | Zone VE | Zone AE | Zone AO | Zone X or open water |
|---|---|---|---|---|---|
| GULF, gulf side | 154 | 116 (VE 10: 89; VE 11: 27) | 28 (AE 9: 20; AE 8: 8) | 9 | 1 |
| BAYK, bay side | 161 | 29 (VE 12: 21; VE 11: 8) | 128 (AE 9: 77; AE 10: 49; AE 8: 2) | 0 | 4 |
| GBAY, gulf-to-bay | 99 | 64 (VE 10: 45; VE 11: 17; VE 12: 2) | 27 | 7 | 1 |
| KEYN, no code | 23 | 0 | 21 | 0 | 1 (1 not read) |
Source: FEMA National Flood Hazard Layer joined to the Sarasota County Property Appraiser file; 442 matched parcels in all, of which only 4 sit in Zone X. The four rows hold 437; the other 5 carry none of these four codes (our arithmetic).
The highest base flood elevation on the north end, VE 12, sits on the Lemon Bay side, not the Gulf side (FEMA National Flood Hazard Layer). On the Charlotte side, the 1,253 accounts we matched read AE 1,036, X 118 and VE 95; condo units read AE 697, X 114 and VE 74, and the highest elevation on the island, VE 14, falls on 12 single-family parcels and 14 condo units (same layer, joined to the Charlotte County GIS parcel list).
Charlotte County also names Stump Pass and the Englewood barrier islands as its Repetitive Loss Area 2, described as "low-lying land and older structures" (Charlotte County, Repetitive Loss Areas). A Charlotte-side Manasota Key buyer's insurer and lender may already know it.
They decide how high and on what a new or substantially improved Manasota Key house must stand. In Zone VE and in Coastal A areas, the lowest structural member must sit at or above the required flood elevation on pilings or columns, with only small breakaway enclosures below, and fill cannot support the building.
Federal rules require VE buildings to be "elevated on pilings and columns" with the space below "free of obstruction or constructed with non-supporting breakaway walls," and they bar "the use of fill for structural support" (44 CFR 60.3). Sarasota County's coastal certificate limits the enclosure in Zone VE to "no greater than 299 square feet" and applies to "Coastal A Zones" as well (Sarasota County, Coastal High Hazard Area Certificate).
That certificate, for a 2025 new house on the Sarasota side, shows what the rules mean in feet: a base flood elevation of 10.0, the bottom of the lowest horizontal structural member at 11.88 feet NAVD, and adjacent ground at about 3 to 4 feet, so the floor structure sits roughly 8 to 9 feet above the yard (Sarasota County, Coastal High Hazard Area Certificate). Seaward of the state's Coastal Construction Control Line, the controlling height can be the higher of the code elevation and the "100-year storm elevation determined by DEP" (Florida Division of Emergency Management, CCCL and flood guidance).
The Limit of Moderate Wave Action marks where Coastal A begins, and both counties' maps print it on or near the key (FEMA National Flood Hazard Layer, LiMWA). On the Charlotte side, 102 accounts fall inside a Coastal A polygon, 84 of them condo units and 6 single-family homes (Charlotte County GIS, flood zones, our count). A buyer planning to replace a Manasota Key house prices those foundations into the lot.
When repair or remodel cost on a Manasota Key house reaches half the building's value, the whole house must meet current flood rules. On the Sarasota side, the county's published method puts that line at a median of about $157,000 for houses built in 1974 or earlier, which is why older houses often trade as lots.
The Property Appraiser's method is to "take the most recent improvement value, multiply it by 1.2," with the threshold at half the result (Sarasota County Property Appraiser, Understanding the FEMA 50% Rule). Applied to the 2026 roll:
| Build era (improved Sarasota-side parcels) | Median 50 percent threshold by the county method | Zone VE at the lot's center |
|---|---|---|
| 1974 or earlier | $156,960 | 82 of 130 |
| 1975 to 1989 | $247,200 | (1975 to 2001 combined: 64 of 165) |
| 1990 to 2001 | $506,040 | (see above) |
| 2002 to 2019 | $883,560 | (2002 or later: 28 of 59) |
Sources: our arithmetic on the Sarasota County Property Appraiser file by the county's published method; zones from the FEMA National Flood Hazard Layer.
State guidance allows a building-only appraisal by "a qualified independent appraiser" instead of the adjusted tax figure (Florida Division of Emergency Management, market value guidance), and a higher appraised building value raises the line. Lenders watch the result: Fannie Mae will not buy a loan where land-use rules "prevent the reconstruction or maintenance of the property improvements if they are damaged or destroyed" (Fannie Mae Selling Guide B4-1.3-04). For an older ground-level Manasota Key house, the 50 percent line is part of its value.
On Manasota Key, building on the Gulf side needs a state coastal permit, and on the Sarasota side the county's own Gulf Beach Setback Line adds a hearing for anything seaward of it. The permit record and the setback decide a Gulf lot's buildable area, which is a value question, not a formality.
The state control line on the key carries a 1989 date in Sarasota County and 1985 in Charlotte County in the Department of Environmental Protection's layer (Florida DEP, CCCL layer). From the north end of the key to Stump Pass, DEP's permit layer holds 1,466 records since 1970, 9 of them denials, and none flagged for the 30-year erosion projection (Florida DEP, CCCL permits layer, our count). Sarasota-side permits from 2024 to 2026 numbered 60, including 7 for single-family dwellings and 7 for sandbag structures.
Sarasota County decides Gulf Beach Setback Line variances case by case at a public hearing, under the finding that the request is "the minimum variance necessary to permit reasonable use of the property" (Sarasota News Leader, December 2025). In February 2026 commissioners unanimously rejected a proposed settlement for a Siesta Key parcel seaward of the line (Sarasota News Leader, February 2026). For armoring, Florida law makes a seawall built under an emergency authorization "temporary" (Fla. Stat. 161.085), so the permit type on a Manasota Key seawall matters to its value.
A permitted dock and lift that already reach usable water add value a bay-side Manasota Key lot cannot simply copy. Lemon Bay is a state aquatic preserve, so a new single-family dock faces a 160 square foot terminal platform, a 4 foot walkway and state submerged-land consent.
The Lemon Bay Aquatic Preserve "was established in July 1986" and covers 7,227 acres in Sarasota and Charlotte counties (Florida Aquatic Preserves, Lemon Bay). Inside a preserve, "Terminal platform size shall be no more than 160 square feet," a main access dock is "limited to a maximum width of four (4) feet," and docks stop at the lesser of 500 feet or 20 percent of the waterbody's width (Fla. Admin. Code R. 18-20.004). DEP's free online self-certification is "Not available in Aquatic Preserve" (Florida DEP, dock permitting sheet).
An existing dock can be replaced "within 5 feet of the same location and no larger in size" under the statutory exemption (Fla. Stat. 403.813). The appraisal form now records the dock, lift, seawall, access rights and depth at mean low water (Fannie Mae and Freddie Mac, URAR Reference Guide). A Manasota Key seller with the dock permit, the consent letter and a depth reading at the lift hands the appraiser fields the form requires.
Flood insurance on Manasota Key costs about 70 percent more than across ZIP 34223 as a whole. In the census block groups covering the key, NFIP policies in force on September 8, 2026 had a median premium of $2,575 and a median policy cost with fees of $3,336, against $1,514 and $1,912 ZIP-wide.
| Area (NFIP policies in force, September 8, 2026) | Policies | Median premium | Median cost with fees | Median full-risk premium |
|---|---|---|---|---|
| ZIP 34223, all | 4,390 | $1,514 | $1,912 | $1,965 |
| Block groups covering Manasota Key | 1,269 | $2,575 | $3,336 | $4,706 |
| Sarasota-side block group | 424 | $1,982 | $2,504 | $5,068 |
| Charlotte-side block group 3 | 652 | $2,576 | $3,337 | $4,117 |
| Charlotte-side block group 2 | 193 | $4,052 | $5,006 | $5,049 |
Source: OpenFEMA, NFIP policies, our cut; the Charlotte block groups may include a few parcels off the key near the bridge and Stump Pass, so read these as the areas covering Manasota Key, not every home on it.
Most Manasota Key policies are still below FEMA's full-risk price. Of 723 single-family policies, 470 pay less, with a median full-risk figure of $5,496 against a current $1,663 in that group, and the single-family median policy cost rose from $1,375 in the year to September 2020 to $3,332 in 2026 (OpenFEMA, NFIP policies, our cut). Federal law caps most yearly increases at 18 percent, but subsidized rates on a property "which is not the primary residence" rise 25 percent a year (42 U.S.C. 4015; 42 U.S.C. 4014), and 763 of the 1,269 policies are on non-primary homes (OpenFEMA).
Elevation shows in the premium. Policies with the lowest floor below the base flood elevation had a $2,392 median premium, against $778 at 4 feet or more above it, a pattern that also mixes in older discounts (OpenFEMA, NFIP policies). Of 723 single-family policies, 630 carry exactly $250,000 of building cover, the program's single-family maximum (same source), far below a Sarasota-side single-family median of $1,870,000 (Sarasota County Property Appraiser). Both counties are Community Rating System Class 5, a 25 percent discount in the high-risk zone (OpenFEMA, Community Status Book).
The storm record is part of the file. NFIP paid $63,455,268 on 687 Helene claims and $63,673,094 on 802 Milton claims in these block groups, against $3,372,639 for Ian (OpenFEMA, NFIP claims). And the program itself "is currently authorized until December 11, 2026" (Congressional Research Service, IN10835), so an assignable policy at a known premium is worth handing a Manasota Key buyer.
Wind cover is the other large carrying cost, and a Manasota Key buyer's lender counts every premium dollar against income. Citizens' 2026 approved homeowners average fell to $2,887 in Charlotte County and $2,901 in Sarasota County, while condo association wind-only rates rose 14.1 percent statewide from July 1, 2026.
| Citizens policy type (county averages, all Citizens risks) | Charlotte County: current, approved | Sarasota County: current, approved |
|---|---|---|
| Multiperil homeowners (HO3) | $3,069, $2,887 (minus 5.9 percent) | $3,134, $2,901 (minus 7.4 percent) |
| Wind-only homeowners (HW2) | $5,081, $4,799 | $2,246, $2,132 |
| Multiperil condo unit owners (HO6) | $1,642, $1,438 | $1,817, $1,585 |
| Wind-only dwelling (DW2), often non-owner-occupied | $6,617, $6,793 (plus 2.7 percent) | $4,222, $4,296 (plus 1.8 percent) |
Source: Citizens Property Insurance, 2026 Approved Rate Changes by County; condo association rates from Citizens, April 30, 2026. County averages, not Manasota Key quotes.
The market tier matters as much as the rate. Florida's regulator put the statewide admitted homeowners average with wind at $3,757 and the surplus lines average at $7,181 as of April 2026 (Florida Office of Insurance Regulation). A wind mitigation report is "valid for up to five (5) years" (OIR-B1-1802), and hurricane deductibles of 2, 5 or 10 percent of the dwelling limit must be offered (Fla. Stat. 627.701).
Premiums reach price through the buyer's loan. Fannie Mae counts "property, flood, and mortgage insurance premiums" and association dues in the monthly housing expense (Fannie Mae Selling Guide B3-6-03), with a 50 percent debt-to-income ceiling for automated approvals (Fannie Mae Selling Guide B3-6-02). Research disagrees on size: a Federal Reserve study finds a 10 percent premium rise lowers value "by about one-seventh of a percent" (Federal Reserve, FEDS 2026-063), while a Florida State study finds "at least 1.4%" (Eastman, Kim and Zhou). Lower insurance on paper narrows a buyer's discount.
Gather the elevation certificate, the NFIP declarations page with its full-risk figure, a current wind mitigation report, roof and repair permits, and any Helene or Milton claim records. On the Charlotte side of Manasota Key, only 33 of 172 single-family homes have a certificate in the county's file.
Charlotte County's elevation certificate layer holds 211 records on Manasota Key accounts, and 207 of them use the old NGVD 1929 datum, with only 3 dated to the December 15, 2022 map (Charlotte County GIS, elevation certificates, our count), so most Charlotte-side sellers will need a new one. Sarasota County posts certificates in a public folder where about 105 file names reference Manasota Key Rd (Sarasota County, elevation certificate folder). FEMA notes that with a certificate "the flood insurance rating engine may return a lower annual premium" (FEMA, elevation certificate fact sheet).
Add the septic record on the Sarasota side. The county's septic layer flags 337 of 367 improved Sarasota-side Manasota Key parcels as likely or known septic (Sarasota County, septic areas layer, our join to the county file), and the Englewood Water District's 2021 plan put sewer for north Manasota Key about 15 years out and central Manasota Key about 20 (Englewood Water District, Sewer Master Plan Update). A buyer prices the drainfield, so its permits belong in the file.
Your Manasota Key flood zone, elevation, rebuild line, dock permit and insurance declarations each change what a buyer can pay. We read them beside the county sales for your side of the key, so the number you see already reflects what a buyer's lender and insurer will see.
Request a Manasota Key valuation with your flood, elevation and insurance papers read in. Call Jesse direct at (239) 898-6072. For homes on the mainland, start with our Englewood home valuation built from recorded county sales.
The county's just value is a tax figure, not your Manasota Key home's price. On the Sarasota side, the 2026 just value of the 25 window sales was a median 81 percent of the sale price, and at a sale the Save Our Homes cap ends, so a buyer's tax bill resets from the seller's.
Data updated: November 2026 (Sarasota County Property Appraiser bulk file dated October 21, 2026, 2026 roll valued January 1, 2026, and 2026 TRIM notices; Charlotte County Property Appraiser roll dated November 5, 2026 and parcel pages; Charlotte County FY 2026/2027 millage hearing of September 28, 2026; Florida Statutes 2026 as cited).
No. Each county sets just value by mass appraisal as of January 1, with a cost-of-sale cut built in. For the 25 Sarasota-side Manasota Key window sales, the 2026 just value was a median 81 percent of the sale price, with the middle half from 75 to 89 percent.
Source: our cut of the Sarasota County Property Appraiser file; the ratios ran from 60 to 103 percent.
Florida law measures just value as what "a willing purchaser would pay a willing seller," and its eighth factor deducts "all of the usual and reasonable fees and costs of the sale" (Fla. Stat. 193.011). Charlotte County states its figure: just value "is adjusted by 15%, the Florida Department of Revenue standard" (Charlotte County Property Appraiser, Just Value Adjustment). Sarasota's tax estimator assumes "89 % of Purchase Price" (Sarasota County Property Appraiser, Tax Estimator), above the 81 percent Manasota Key sales actually showed.
Sarasota side of Manasota Key: 2026 just value of all improved parcels by water-frontage code (value as of January 1, 2026; a tax figure, not a price).
| Water code | Improved parcels | Lower quartile | Median | Upper quartile | Highest |
|---|---|---|---|---|---|
| GBAY, gulf-to-bay | 84 | $2,366,550 | $2,927,950 | $3,689,050 | $15,910,600 |
| GULF, gulf side | 126 | $1,906,600 | $2,134,700 | $2,815,775 | $7,256,600 |
| BAYK, bay side | 126 | $1,029,075 | $1,331,550 | $1,656,400 | $4,978,500 |
| KEYN, no code | 16 (a small group) | $606,875 | $782,100 | $1,262,050 | $2,238,700 |
| All improved | 367 | $1,241,100 | $1,983,600 | $2,720,900 | $15,910,600 |
Source: our cut of the Sarasota County Property Appraiser file dated October 21, 2026.
Two window sales show the range of the ratio. One gulf-to-bay home sold in June 2026 for $6,750,000 against a 2026 just value of 74.5 percent of the price, while one home with no frontage code sold in July 2026 for $525,000 against a just value of 103 percent (Sarasota County Property Appraiser, our arithmetic). Price a Manasota Key home from current sales of its frontage type, never from the TRIM notice.
Because Charlotte County values a Manasota Key unit as it stood on January 1, and after Helene and Milton whole buildings were valued as damaged. On the 2025 roll, 259 of the 885 condo units carried a just value under $100 per heated square foot, against a $374 median for the rest.
Charlotte's Property Appraiser says that when repairs are incomplete on January 1, "appraisers will reduce your market and capped values accordingly" (Charlotte County Property Appraiser, Report Damage). On the 2025 roll the damaged group included every unit in Pelican Landing (84), Castaways (41), Admiralty Villas (39), Oakwater Cove (18), Anglers Resort (16), El Galeon (12), Englewood Seacrest (7), Palm Bay (5) and Banyan Bluffs (4) (Charlotte County Property Appraiser, our count of the roll).
| Charlotte-side complex (one unit each) | 2025 just value | 2026 just value | Recorded sale | 2026 just value as a share of price |
|---|---|---|---|---|
| Admiralty Villas | not shown | $34,043, still "Determined Damaged" | June 2026, $315,000 | 10.8 percent |
| Pelican Landing | $98,915 | $370,929 | March 2026, $850,000 | 43.6 percent |
| Palm Bay | $42,106 | $391,680 | February 2026, $620,000 | 63.2 percent |
| Banyan Bluffs | $94,650 | $721,140 | September 2025, $920,000 | 78.4 percent |
| Surf Club on the Gulf (not damaged) | $452,944 | $603,925 | June 2026, $680,000 | 88.8 percent |
Source: Charlotte County Property Appraiser parcel pages read November 14, 2026, with 2025 values from the roll file; ratios are our arithmetic.
Buyers paid for the repaired, insured, permitted unit, not the January 1 tax figure. A seller of a restored Manasota Key unit should expect the next January 1 value to climb back, and a buyer of a unit still valued as damaged should budget for the repaired value. Undamaged units, like the Surf Club on the Gulf sale at 88.8 percent, land near the 85 percent Charlotte's estimator assumes (Charlotte County Property Appraiser, Just Value Adjustment).
It ends. On the Sarasota side, 150 of 367 improved Manasota Key parcels carry a homestead, and their assessed value is a median 79 percent of just value. At a sale the cap and exemptions come off, and the assessed value resets to just value the next January 1.
| Side of Manasota Key | Homesteaded parcels | Assessed value as a share of just value, median | Median gap between just and assessed value |
|---|---|---|---|
| Sarasota, improved parcels (2026 roll) | 150 of 367 | 79 percent (middle half 66 to 100) | $316,139 (upper quartile $594,153) |
| Charlotte, condos (2025 roll) | 146 | 79 percent | $36,052 |
| Charlotte, single-family (2025 roll) | 45 | 64 percent | $258,513 |
Sources: our cuts of the Sarasota County Property Appraiser file and the Charlotte County Property Appraiser roll; Charlotte figures use the prior-year (2025) values in the roll file; 206 Charlotte-side parcels carry a homestead in all.
Charlotte's appraiser is direct: "Any ownership change of homestead property" removes the limit (Charlotte County Property Appraiser, Save Our Homes). The Sarasota cap was 3.0 percent for 2022 to 2024, 2.9 percent for 2025 and 2.7 percent for 2026 (Sarasota County Property Appraiser, Save Our Homes), and under recapture the assessed value rises by the cap "even when just (market) value decreases" (Charlotte County Property Appraiser).
The largest Sarasota-side gap is $2,015,230, worth about $22,786 a year at 11.3068 mills, and it ends at a sale (Sarasota County Property Appraiser, property search; our arithmetic). Florida requires the warning "BUYER SHOULD NOT RELY ON THE SELLER'S CURRENT PROPERTY TAXES" (Fla. Stat. 689.261). A low tax bill is the seller's, not the buyer's.
On a long-held Manasota Key home, a buyer's first full-year bill can run about one and a half to two times the seller's. For one bay-side home sold in April 2026 for $1,375,000, the seller's proposed 2026 ad valorem tax was $6,745.01; a buyer's 2027 bill works out near $13,400 to $13,900.
Method: we take the greater of the 2026 just value or the county estimator's 89 percent of price, $1,223,750, hold 2026 rates, and apply 2026 exemption rules: about $13,447 with a homestead and $13,873 without (Sarasota County Property Appraiser, Tax Estimator; property search; our arithmetic). For one gulf-to-bay home sold in June 2026 for $6,750,000, the seller's proposed 2026 ad valorem tax was $39,676.88, and a non-homestead buyer's would run about $56,982 to $68,106 (same sources).
Sarasota side of Manasota Key: 2026 proposed millage by county tax district code.
| Tax district code | Parcels | Levies beyond the base | 2026 proposed total mills |
|---|---|---|---|
| 0100 | 122 | none | 11.3068 |
| 9201 | 187 | Waterway MSTU 0.0300 | 11.3368 |
| 1500 | 68 | Englewood Light 0.0644 | 11.3712 |
| 1592 | 87 | both | 11.4012 |
Sources: 2026 TRIM notices read through the Sarasota County Property Appraiser, property search; parcel counts from our cut of the county file.
Fixed charges ride on top and stay with the property. Sarasota-side 2026 TRIMs show $290.78 per unit for the Englewood Area Fire Control District and, on some gulf-front parcels at the south end of the Sarasota stretch, a "Manasota Key Rest." beach charge of $2,212.25 to $6,666.49 (Sarasota County Property Appraiser, property search). On the Charlotte side, the proposed second-cycle beach rate is $259.56 per dwelling unit, with a "Max Rate" of $1,393.70, plus $45.80 per nearshore point for beachfront parcels (Charlotte County, Manasota Key beach renourishment presentation). Charlotte adopted 0.7798 mills for its Manasota Key Street and Drainage Unit, "a 21.50% percent rate of increase over the rollback" (Charlotte County, September 28, 2026 hearing).
Yes, up to $500,000. A Manasota Key homestead owner who sets up a new Florida homestead within about three years can carry the Save Our Homes gap by filing form DR-501T with the new county's appraiser by March 1, and the largest Sarasota-side gaps exceed that ceiling.
Florida law transfers "the lesser of $500,000 or the difference between the just value and the assessed value of the prior homestead" (Fla. Stat. 193.155), and Charlotte's appraiser sets the window as "within three (3) years of January 1" with DR-501T due by March 1 (Charlotte County Property Appraiser, Exemptions). A 2026 law removes the "immediate" prior-homestead wording, first applying to the 2027 roll (Florida DOR, PTO 26-07).
At the Sarasota-side median gap of $316,139, the whole gap can move to a larger home; at the $2,015,230 maximum, only $500,000 can (Sarasota County Property Appraiser; our arithmetic under the statute). A Charlotte-side homestead condo at the $36,052 median gap on the 2025 roll carries much less (Charlotte County Property Appraiser). Portability is part of what your Manasota Key home is worth to you, not to the buyer, and it belongs in the sell-and-buy plan.
Most Manasota Key homes are not homesteaded, so the 10 percent non-homestead cap governs them, and only until a sale. Storm rebuilds keep a capped value only within size and time limits, and the 2026 Amendment 3 result in our research is an election-night count, not certified, so we print no figures from it.
Charlotte's appraiser says the 10 percent cap "applies to all taxing authority millage rates EXCEPT the School Board millage" and "is removed when a property changes ownership" (Charlotte County Property Appraiser). When values fall, the cap stops mattering: one non-homestead gulf-side home's market value fell 8.9 percent on the 2026 roll and its $545,285 cap benefit went to zero (Sarasota County Property Appraiser, property search; our arithmetic). When values rebound, the cap holds: one Surf Club on the Gulf unit's county assessed value rose exactly 10.0 percent while its just value rose 33.3 percent (Charlotte County Property Appraiser).
For rebuilds, a homestead keeps its capped value if the new structure "does not exceed 130 percent of the square footage" or 2,000 square feet, started within 5 years (Fla. Stat. 193.155); a non-homestead home of nine units or fewer gets "110 percent" or 1,500 square feet within 3 years (Fla. Stat. 193.1554). Amendment 3 would change homestead exemptions and the non-homestead cap (Florida DOR, PTO 26-21); we will add its figures once the result is certified and the implementing rules are set.
Not again until 2027. On both sides of Manasota Key, a petition to the Value Adjustment Board is due 25 days after the TRIM notice is mailed, and the 2026 window has closed. The next chance follows the August 2027 TRIM, carrying the January 1, 2027 value.
The Sarasota Clerk's page reads "The deadline to file a VAB Petition for 2026 has passed," with a $50.00 fee (Sarasota Clerk, Value Adjustment Board). In Charlotte County the fee is fifty dollars "for each separate parcel," and filing "does not change the Tax Collector's collection process" (Charlotte County Property Appraiser, Notice to Petitioner). A Charlotte-side owner whose unit is still damaged on January 1, 2027 should report it to the appraiser before the TRIM goes out. For the seller's own closing costs, see our Florida seller closing costs guide.
What's your Manasota Key home worth once your side of the county line, your frontage code, your complex and your flood file are on the table? We read the county just value as a tax figure, set your home against current recorded sales, and show the buyer's tax and insurance math in a written valuation.
Request your free Manasota Key home valuation, compare notes with our Manasota Key seller guide, or call Jesse direct at (239) 898-6072. For the wider market, see our Englewood guide and our Englewood seller guide. You are working with Top 1% Real Estate Agents Nationally Since 2008.
We value a Manasota Key home or condo from each county's own recorded sales, never a blend of the two: first by side, property type and water-frontage code or condo building, then by size, age, elevation and condition, then against what your buyer's appraiser and lender must test. Every comparable we use is shown to you.
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, qualified sales, codes 01 and 02, above $50,000 on parcels with living area, October 15, 2025 to October 14, 2026; Charlotte County Property Appraiser roll dated November 5, 2026, qualified improved sales above $50,000, September 10, 2025 to September 9, 2026; Fannie Mae, Freddie Mac and HUD guides as dated below; our tabulation).
Manasota Key is one barrier island and two county records. On the Sarasota County end, along Manasota Key Road, we tracked 25 qualified sales from October 15, 2025 to October 14, 2026, at a $2,200,000 median (Sarasota County Property Appraiser). On the Charlotte County end, along North Beach Road, Gulf Boulevard and Englewood Beach, we tracked 65 qualified improved sales from September 10, 2025 to September 9, 2026: 48 condos at a $530,000 median and $443 per heated square foot, and 11 single-family homes at $950,000 (Charlotte County Property Appraiser). The files, the windows and the housing differ, so we never average the two ends into one Manasota Key number, and a careful appraiser will not either. Our Manasota Key community guide describes both ends of the key in more depth.
The first step in a Manasota Key valuation is classification. On the Sarasota end that means single-family or small multifamily and one of four county frontage codes: gulf side, bay side, gulf-to-bay or none. On the Charlotte end it means condo, co-op or single-family, and for a condo, the building itself.
Manasota Key property classes on each county roll, with the latest 12 months of qualified sales
| County end and class | On the roll | Qualified sales in the window | Median price | Median per living or heated sq ft |
|---|---|---|---|---|
| Sarasota, bay side (BAYK) | 126 improved parcels | 11 | $1,855,000 | $698 |
| Sarasota, gulf side (GULF) | 126 improved parcels | 4, a small group | $2,649,500 | $992 |
| Sarasota, gulf-to-bay (GBAY) | 84 improved parcels | 8, a small group | $4,575,000 | $962 |
| Sarasota, no frontage code (KEYN) | 16 improved parcels | 2, a small group | $637,500 | $393 |
| Charlotte, condo | 885 units | 48 | $530,000 | $443 |
| Charlotte, single-family | 173 parcels | 11 | $950,000 | $642 |
| Charlotte, co-op | 57 units | 4, a small group | $225,000 | not tabulated |
Sources: Sarasota County Property Appraiser (window October 15, 2025 to October 14, 2026); Charlotte County Property Appraiser (window September 10, 2025 to September 9, 2026); our tabulation. Per square foot always means the county's living (heated) area, never a listing sheet's figure.
The two windows are different 12-month periods drawn from different files, which is why the table keeps the county ends in separate rows and never totals them. On the Sarasota end, the county records 367 improved parcels among 464; the four frontage codes cover 352 of them, and the other 15 carry a blank or a different code (Sarasota County Property Appraiser). The roll there shows no residential condo parcels, so a Sarasota-end comparable is a house, a small multifamily building or a lot.
The spread inside one class is as telling as the gap between classes. The 11 bay-side sales ran from $480 to $872 per living square foot, with a middle half of $515 to $732, while the 4 gulf-side sales, a small group, ran from $929 to $1,071 (Sarasota County Property Appraiser). On the Charlotte end, the 48 condo sales ran from $257 to $981 per heated square foot, with a middle half of $370 to $540 (Charlotte County Property Appraiser).
For a Manasota Key home, a comparative market analysis is our licensed opinion of the likely sale price, built from recorded sales on your end of the key. An appraisal is a licensed appraiser's opinion, usually ordered by the buyer's lender. An online estimate is a model's output, and Florida law treats none of the three as interchangeable.
Florida lets a broker or sales associate prepare a comparative market analysis or price opinion "in the ordinary course of business," but "in no event may this comparative market analysis, price opinion, or opinion of value of real estate" be referred to or construed as an appraisal (Florida Statutes 475.612). Federal law adds that in a consumer purchase of a principal dwelling, a broker price opinion may not be the primary basis for the loan's value (12 U.S.C. 3355). Our number sets your list price; the buyer's appraiser sets the loan.
Models are regulated only when lenders use them: the federal quality-control rule effective October 1, 2025 covers models used "to determine the collateral worth" of a mortgage, not free consumer estimates (89 FR, Quality Control Standards for Automated Valuation Models). An FHFA working paper found appraisal gaps "particularly pronounced" where there are "fewer comparable sales and more heterogeneity across homes" (FHFA Staff Working Paper 18-03). That is Manasota Key: 25 Sarasota-end sales in a year, and 2026 just values there spanning $197,100 to $15,910,600 (Sarasota County Property Appraiser).
Comparables for a Manasota Key home come first from the same end of the key, the same frontage code or building, and the last 12 months. When those run thin, as they often do here, appraisal rules let us reach back further on the key with a written reason before going to the mainland.
Fannie Mae requires "a minimum of three closed comparables," says sales "that have closed within the last 12 months should be used," and allows older sales "if they explain why they are being used" (Fannie Mae Selling Guide B4-1.3-08). The same section warns that "the appraiser must not expand the neighborhood boundaries just to encompass the comparables selected." FHA is explicit about scarce markets: "Where there is a scarcity of recent comparable sales data, the Appraiser may include sales older than 12 months," with "a thorough explanation of the market conditions" (HUD Handbook 4000.1, Update 18).
The thin record is real. In the latest 12 months the Sarasota end recorded 4 gulf-side sales and 2 with no frontage code (Sarasota County Property Appraiser). On the Charlotte end, Tamarind Gulf and Bay, with 145 condo units on the roll, recorded 7 window sales, a small group, and 18 over 36 months; most other complexes recorded one to three (Charlotte County Property Appraiser). The new appraisal form allows a proximity of zero "when the comparable is in the same building as the subject property" (UAD Appendix F-1, URAR Reference Guide), which makes a same-building resale the strongest condo comparable there is.
On the Sarasota end of Manasota Key, the lot carries much of the price, so we measure each comparable two ways: per square foot of the county's living area and per square foot of land, always within the same frontage code. Neither yardstick is tight on its own; together they narrow the range.
Sarasota end of Manasota Key, two yardsticks for the 25 window sales, October 15, 2025 to October 14, 2026
| Measure | Sales | Lower quartile | Median | Upper quartile | Range |
|---|---|---|---|---|---|
| Price per living sq ft, all improved | 25 | $544 | $775 | $966 | $370 to $1,224 |
| Price per living sq ft, single-family | 19 | $515 | $719 | $929 | $370 to $1,090 |
| Price per lot sq ft, all improved | 25 | $42 | $78 | $123 | $16 to $188 |
| Price per lot sq ft, bay side (BAYK) | 11 | $35 | $70 | $96 | $16 to $132 |
| Price per lot sq ft, gulf-to-bay (GBAY) | 8, a small group | $73 | $116 | $143 | $34 to $188 |
| Price per lot sq ft, gulf side (GULF) | 4, a small group | $48 | $70 | $113 | $44 to $125 |
Source: Sarasota County Property Appraiser, our tabulation.
The window's sales sat on large lots for a barrier island: a median of 30,581 square feet of land, with a middle half of 23,684 to 49,938 (Sarasota County Property Appraiser). Gulf-to-bay lots reach both the beach and Lemon Bay, and their per-lot-foot median of $116 sits above the bay-side $70, on a small group of 8. We compare a gulf-to-bay home first with other gulf-to-bay sales, and only then test the gap to bay-side or gulf-side sales.
Since November 2, 2026, the conventional appraisal form records frontage as data: body of water ("Bay," "Canal," "Gulf"), total front footage, permanent features such as "Dock," "Boat Lift" and "Seawall or Bulkhead," access rights, and water depth, with "Deep Water" meaning "typically depths of more than 4 feet" (UAD Appendix F-1, URAR Reference Guide). A survey, the dock and seawall permits and a mean low water depth note supply fields the appraiser must fill anyway.
An older ground-level Manasota Key house on a gulf or gulf-to-bay lot may add little over the land beneath it. When that happens, the right comparables are lot and teardown sales of the same frontage type, and a buyer's lender asks whether the house is still the site's highest and best use.
The Sarasota end is old housing on high-value land. Of its 367 improved parcels, 177 were built before 1980: 2 in the 1920s, 4 in the 1940s, 73 in the 1950s, 38 in the 1960s and 60 in the 1970s; 12 date from the 2020s (Sarasota County Property Appraiser). The roll also holds 79 vacant parcels, and in the window it recorded 4 qualified sales of parcels with no living area on the roll, at $2,550,000, $950,000, $950,000 and $850,000. Lot sales like these are the benchmark for a teardown-age house, matched by frontage code.
Fannie Mae "will only purchase or securitize a loan that represents the highest and best use of the site as improved," and where the use is reasonable, the improvements must add value so that the property's "value is greater than the estimated vacant site value" (Fannie Mae Selling Guide B4-1.3-04). The same section bars loans where coastal rules "prevent the reconstruction or maintenance of the property improvements if they are damaged or destroyed."
Storm repair adds a second, building-only test: for Florida's substantial damage rule, market value is "the value of buildings and structures, excluding the land," set by an independent appraisal or by a written county factor (Florida Division of Emergency Management, Guidance for Market Value). On a damaged pre-1980 Manasota Key house, that building value can decide whether it trades as a house or as a lot, which is why we ask for repair permits early.
A Manasota Key condo is valued building first. We confirm whether conventional and FHA buyers can finance a unit in your building, then compare same-building resales, then competing buildings of similar age, height and Gulf or bay position, adjusting for floor, corner, size and any special assessment on record.
Financing status divides the buyer pool. Fannie Mae makes ineligible "Loans secured by units in projects with a status of 'Unavailable' in Condo Project Manager," and names critical repairs including "any unfunded repairs costing more than $10,000 per unit" due within 12 months, with "sea walls, elevators, waterproofing, stairwells, balconies, foundations" among the items to consider (Fannie Mae Selling Guide B4-2.1-03). A unit in a financeable building and an identical unit in a building lenders will not touch are different products, and we never mix them as comparables without adjustment.
FHA is narrower still on the key. HUD's condominium search for Charlotte County on November 14, 2026 returned 41 records: 35 rejected, 6 expired and none approved, and none on Manasota Key (HUD, FHA-approved condominium search). An FHA buyer can still seek single-unit approval, which requires a project of "at least five Units" and a certificate of occupancy "issued at least one year ago," among other tests (HUD Handbook 4000.1, Update 18). According to a July 2026 wholesale lender bulletin summarizing the Fannie Mae and Freddie Mac changes, loan applications dated on or after August 3, 2026 need the association's Form 1076 questionnaire and a full project review unless the project holds a current approval (Homebridge Wholesale Bulletin 26-06).
Reserve study status is now a public record a buyer's lender can check. On November 14, 2026, DBPR's two SIRS reporting databases showed completed submissions from these Manasota Key associations (Florida DBPR, SIRS Reporting):
Manasota Key associations with a completed SIRS submission visible in DBPR's databases, November 14, 2026
| Submitted July 2025 or later | Submitted before July 2025 |
|---|---|
| Barefoot Beach of Manasota Key | La Coquina Beach |
| Boardwalk of Manasota Key | Manasota Shores |
| El Galeon by the Sea | Krystal Key |
| El Galeon South | Mariner Village |
| Englewood Beach Place | Surf Club on the Gulf |
| Fantasy Island | |
| Live Oak Landings | |
| Palms of Manasota Key | |
| Sunrise Pointe |
Source: Florida DBPR, SIRS Reporting. DBPR displays "only complete submissions," so a building can have a study and not appear, and buildings under three habitable stories are not required to file.
Tamarind Gulf and Bay and Pelican Landing, the two largest Charlotte-end complexes at 145 and 84 units on the roll, did not appear in either list we checked (Charlotte County Property Appraiser; Florida DBPR, SIRS Reporting). For a seller in either, the association's own study or a management letter belongs in the listing file, because a reviewing lender may otherwise treat the status as unknown.
Inside a building, the new form records Floor Number, Corner Unit and Unit Special Assessments, where the appraiser may not choose "None" "if there is an existing special assessment, even if it has been fully paid by the unit owner" (UAD Appendix F-1, URAR Reference Guide).
Manasota Key comparables can be months or years old, and prices on both ends of the key have moved since 2022, so each comparable needs a time check before it prices your home. Lenders now require appraisers to support that adjustment, or its absence, with at least 12 months of market data.
Fannie Mae says "Time adjustments, or the lack thereof, must be supported by evidence," accepts home price indices, "paired sales, or other commonly accepted methods," and requires that adjustments "reflect the market's reaction" (Fannie Mae Selling Guide B4-1.3-09). Freddie Mac "requires Sellers to deliver an appraisal report that includes a minimum of 12 months of market data analysis" (Freddie Mac, Market Conditions Analysis Industry Resources).
Freddie Mac lists the methods: repeat sales, paired sales, grouped sales, often by quarter, regression, and indexes that "may or may not reflect the change in the subject property's specific market segment" (Freddie Mac, Neighborhoods, Market Areas and Market Conditions). Quarterly medians fail on the Sarasota end of Manasota Key: its four three-month blocks held 4, 6, 9 and 6 sales, with medians from $1,506,600 to $3,212,000, a swing that reflects which homes sold, not the market (Sarasota County Property Appraiser). We lean instead on the 18 Sarasota-end and 34 Charlotte-end condo repeat sales in the windows, shown later on this page, and check them against the metro indexes.
A Manasota Key valuation from McGreevy and Comisar is a written file, free of charge: the recorded comparables we chose and why, each with month, county end, frontage code or building, year built, living area and price; our adjustments and the reason for each; the appraisal risks we see; and a net sheet at your likely price.
Most Sarasota-end Manasota Key sales will be fully appraised if the buyer finances. Fannie Mae's value acceptance, its appraisal waiver, is unavailable when "either the purchase price or estimated value provided to DU is $1,000,000 or more," and "co-op units" are ineligible outright (Fannie Mae Selling Guide B4-1.4-10). Every Sarasota-end frontage-code median in the class table above is over that line except the no-frontage group, a small group of 2, while the Charlotte-end condo median is under it. We therefore assemble the comparables a buyer's appraiser is most likely to use before you list, so you know whether the price will hold.
For the selling plan that follows the number, read our Manasota Key seller guide; for the wider Englewood record, see our Englewood home valuation page. To start, request your free Manasota Key home valuation or Call Jesse direct at (239) 898-6072.
On both ends of Manasota Key, 2026 prices sit below their recent peaks. Charlotte-side condos recorded $418 per heated square foot in 2026, against $567 in 2023. Sarasota-side homes recorded a $2,000,000 median in 2026, against $2,995,000 in 2022. Part of each drop is the mix of homes that happened to sell.
Data updated: November 2026 (Sarasota County Property Appraiser file dated October 21, 2026; Charlotte County Property Appraiser roll dated November 5, 2026; qualified improved sales above $50,000, calendar years 2017 to 2026, 2026 partial; Florida Realtors and RASM data for September and the third quarter of 2026, released October 16, 2026; FHFA House Price Index, 2026Q2; Florida EDR ad valorem conference, July 2026; Charlotte County DR-403, certified October 7, 2026; Freddie Mac Primary Mortgage Market Survey, November 12, 2026; our tabulation).
On the Sarasota end of Manasota Key, the median qualified sale price rose from $1,302,500 in 2019 to $2,995,000 in 2022, then moved between $2,000,000 and $2,837,500. Price per living square foot peaked at $1,043 in 2023 and recorded $732 in 2026 through the file date, on 21 sales.
Sarasota end of Manasota Key, qualified improved sales by calendar year (homes and small multifamily)
| Year | Sales | Median price | Middle half of prices | Median per living sq ft | Middle half per sq ft |
|---|---|---|---|---|---|
| 2017 | 13 | $1,405,000 | $775,000 to $2,595,000 | $463 | $302 to $745 |
| 2018 | 13 | $1,700,000 | $1,247,500 to $2,960,000 | $511 | $328 to $668 |
| 2019 | 12 | $1,302,500 | $623,000 to $2,306,250 | $401 | $289 to $897 |
| 2020 | 23 | $1,847,000 | $1,250,000 to $2,900,000 | $539 | $353 to $799 |
| 2021 | 24 | $2,150,000 | $1,833,750 to $2,937,500 | $716 | $562 to $978 |
| 2022 | 20 | $2,995,000 | $2,012,500 to $4,075,000 | $931 | $637 to $1,067 |
| 2023 | 11 | $2,500,000 | $1,725,000 to $4,500,000 | $1,043 | $724 to $1,310 |
| 2024 | 12 | $2,837,500 | $1,490,000 to $4,193,750 | $844 | $668 to $980 |
| 2025 | 12 | $2,316,700 | $1,455,750 to $3,387,500 | $1,029 | $717 to $1,149 |
| 2026, January 1 to the October 21 file date | 21 | $2,000,000 | $1,530,000 to $3,692,500 | $732 | $544 to $941 |
Source: Sarasota County Property Appraiser, our tabulation. The 2026 row is a partial year.
Read plainly, the Sarasota-end per-foot median in 2026 is 28.9 percent below 2025's $1,029 and the price median 13.7 percent below 2025's $2,316,700, our arithmetic (Sarasota County Property Appraiser). Read carefully, 2026 brought almost twice as many sales, 21 against 12, and a much wider spread, from $525,000 to $9,200,000. A year with more older, smaller and no-frontage homes in it records a lower per-foot median without any single home's price falling that much. The 2026 per-foot median is still 82.5 percent above 2019's $401, our arithmetic.
Two dated events sit inside the table. Hurricane Ian struck in September 2022, and 2023 recorded 11 sales, the fewest of any year in the table. Hurricanes Helene and Milton struck in September and October 2024, and 2024 and 2025 each recorded 12 sales on this end (Sarasota County Property Appraiser). The record does not show which sales were storm-damaged houses priced as land, so we never subtract a storm percentage from a home.
Charlotte-side Manasota Key condos rose from a $306,500 median in 2019 to $667,500 in 2024, then fell to $587,000 in 2025 and $516,800 in 2026 through the roll date. Per heated square foot, the condo median peaked at $567 in 2023 and recorded $418 in 2026, on 37 sales.
Charlotte end of Manasota Key, qualified improved sales by calendar year
| Year | Condo sales | Condo median | Condo per heated sq ft | Single-family sales | Single-family median | Single-family per heated sq ft |
|---|---|---|---|---|---|---|
| 2017 | 48 | $323,750 | $272 | 7, a small group | $546,000 | $357 |
| 2018 | 53 | $315,000 | $286 | 9, a small group | $550,000 | $354 |
| 2019 | 63 | $306,500 | $270 | 7, a small group | $505,000 | $364 |
| 2020 | 69 | $320,000 | $312 | 16 | $620,000 | $341 |
| 2021 | 98 | $432,250 | $414 | 15 | $748,800 | $528 |
| 2022 | 46 | $600,000 | $522 | 10 | $1,106,250 | $696 |
| 2023 | 28 | $642,500 | $567 | 7, a small group | $900,000 | $516 |
| 2024 | 16 | $667,500 | $549 | 7, a small group | $1,150,000 | $604 |
| 2025 | 27 | $587,000 | $483 | 7, a small group | $848,000 | $530 |
| 2026, January 1 to the November 5 roll date | 37 | $516,800 | $418 | 11 | $950,000 | $642 |
Source: Charlotte County Property Appraiser, our tabulation. The 2026 row is a partial year.
The condo line is the clearest price series on Manasota Key, because condos sell in larger numbers. The 2026 per-foot median is 26.3 percent below 2023's peak and the price median 22.6 percent below 2024's, yet still 54.8 percent above 2019's $270 a foot, our arithmetic (Charlotte County Property Appraiser). Volume tells its own story: 98 condo sales in 2021, 16 in 2024, the year Helene and Milton struck in September and October, and 37 in 2026 before the roll date.
The county moved the same direction first. Charlotte County's condo and townhouse median fell 14.5 percent in 2025, to $235,000, then recorded $224,499 in the third quarter of 2026 (Florida Realtors, Year End 2025 metro summary; Florida Realtors, third quarter 2026 metro summary). The Manasota Key condo median fell 12.1 percent in 2025, from $667,500 to $587,000, and the window median of $530,000 is about 2.4 times the county's third-quarter figure, our arithmetic, so county percentages do not transfer to a unit on the key. The single-family column is mostly small groups, so we draw no percentage from it.
The latest three-month blocks on Manasota Key are small and noisy. On the Sarasota end, 4 to 9 sales a block produced medians from $1,506,600 to $3,212,000. On the Charlotte end, condo blocks of 8 to 18 sales ran from $404 to $487 per heated square foot, lowest in spring 2026.
Sarasota end of Manasota Key, qualified improved sales in three-month blocks
| Three-month block | Sales | Median price | Middle half | Range |
|---|---|---|---|---|
| October 15, 2025 to January 14, 2026 | 4, a small group | $3,212,000 | $2,474,750 to $4,381,250 | $2,300,000 to $4,700,000 |
| January 15 to April 14, 2026 | 6, a small group | $1,506,600 | $986,250 to $2,900,000 | $750,000 to $5,000,000 |
| April 15 to July 15, 2026 | 9, a small group | $2,800,000 | $1,862,500 to $4,125,000 | $525,000 to $6,750,000 |
| July 16 to October 14, 2026 | 6, a small group | $1,935,000 | $1,545,000 to $3,912,500 | $1,500,000 to $9,200,000 |
Source: Sarasota County Property Appraiser, our tabulation.
Charlotte end of Manasota Key, condo sales in three-month blocks
| Three-month block | Condo sales | Median price | Median per heated sq ft | Middle half per sq ft |
|---|---|---|---|---|
| September 10 to December 9, 2025 | 10 | $558,500 | $487 | $397 to $582 |
| December 10, 2025 to March 9, 2026 | 8, a small group | $622,500 | $467 | $395 to $528 |
| March 10 to June 9, 2026 | 18 | $486,250 | $404 | $328 to $564 |
| June 10 to September 9, 2026 | 12 | $549,500 | $457 | $357 to $594 |
Source: Charlotte County Property Appraiser, our tabulation.
Every Sarasota-end block is a small group, so the line says nothing about direction; the $9,200,000 sale in the last block alone shows why. The Charlotte condo line is steadier. Its busiest block, March 10 to June 9, 2026, held 18 sales and the lowest per-foot median, $404, with sales from $257 to $657 a foot; the following block, 12 sales, recorded $457 (Charlotte County Property Appraiser). We read that as a spring of heavier selling at softer prices and a summer of fewer, firmer sales, not as a percentage to apply to your unit.
Repeat sales, the same Manasota Key property sold twice, show most 2026 sellers still above the price paid at the prior recorded sale, but by less than in 2022 and 2023. On the Charlotte end, the median 2026 resale was 51.1 percent above its prior sale, against 103.5 percent for 2022 resales.
Charlotte end of Manasota Key, repeat sales by year of resale (all property types; each sale against its own prior recorded qualified sale)
| Year of resale | Repeat sales | Median change against the prior recorded price |
|---|---|---|
| 2015 | 14 | 16.1 percent above |
| 2016 | 18 | 16.9 percent above |
| 2017 | 15 | 20.0 percent above |
| 2018 | 17 | 23.2 percent above |
| 2019 | 25 | 15.2 percent above |
| 2020 | 50 | 20.7 percent above |
| 2021 | 53 | 51.3 percent above |
| 2022 | 26 | 103.5 percent above |
| 2023 | 26 | 90.1 percent above |
| 2024 | 18 | 67.9 percent above |
| 2025 | 19 | 49.0 percent above |
| 2026 | 39 | 51.1 percent above |
Source: Charlotte County Property Appraiser, our tabulation of the same parcel's prior qualified sale.
The year-by-year medians have stayed below 2022's peak, and the latest window shows how much the purchase year matters. In that window, 44 Charlotte-end sales had a prior recorded sale: 37 sold above the price paid and 7 below, at a median 50.8 percent above after a median 77 months between sales (Charlotte County Property Appraiser). The 23 whose prior purchase came before 2020 all sold above, at a median 75.6 percent above. The 8 who had bought in 2022 or later, a small group, split 2 above and 6 below.
On the Sarasota end, 18 of the 25 window sales had a prior recorded qualified sale. Twelve sold above the price paid and 6 below, at a median 28.7 percent above, a median $387,000, after a median 73 months between sales (Sarasota County Property Appraiser). Recorded prices show nothing of rebuilds, repairs or selling costs, so they describe direction, not any owner's result.
Sarasota-side Manasota Key homes trade in Sarasota County's $1 million-plus tier, which ran looser than the county as a whole in the third quarter of 2026: 4.8 months of supply from $1.5 million to $1.999 million and 6.8 months from $2 million to $2.999 million, against 3.7 months countywide in September.
Sarasota County single-family, $1 million and up, third quarter 2026
| Price band | Q3 closed sales (change from a year earlier) | Median days to contract | Active listings, end of September | Months of supply at the Q3 pace |
|---|---|---|---|---|
| $1,000,000 or more, all | 302 (up 16.6 percent) | 65 | 583 | 5.8 |
| $1.5 million to $1.999 million | 58 (up 18.4 percent) | 82 | 92 | 4.8 |
| $2 million to $2.999 million | 50 (up 19.0 percent) | 92 | 113 | 6.8 |
| $3 million to $4.999 million | 34 (up 6.3 percent) | 82 | 106 | 9.4 |
| $5 million to $9.999 million | 11 (up 175.0 percent) | 175 | 58 | 15.8 |
Source: RASM, Sarasota County Single Family Homes, 2026 Q3 Detail. Months of supply is active listings divided by one month of third-quarter sales, our arithmetic.
These are county bands, not Manasota Key figures, but they describe the field a Sarasota-end owner competes in. The bay-side median of $1,855,000 falls in a band with about five months of supply and an 82-day median to contract; the gulf-to-bay median of $4,575,000, a small group, falls in a band with more than nine months (RASM, 2026 Q3 Detail; Sarasota County Property Appraiser). Top-end demand was active: RASM counted "nine sales of $10 million or more during Q3, up from one in Q3 2025" (RASM, Q3 2026 release).
Both metro repeat-sales indexes covering Manasota Key were nearly flat over the year to the second quarter of 2026: North Port-Bradenton-Sarasota down 0.46 percent and Punta Gorda, which is Charlotte County, down 0.18 percent. Both 2026 county tax rolls valued existing property below 2025.
FHFA all-transactions House Price Index, the two metro areas covering Manasota Key (1995 first quarter = 100)
| Quarter | North Port-Bradenton-Sarasota | Punta Gorda |
|---|---|---|
| 2021 Q2 | 348.01 | 309.81 |
| 2023 Q3, high for both | 501.99 | 437.69 |
| 2025 Q1 | 485.03 | 417.08 |
| 2025 Q2 | 480.88 | 392.05 |
| 2026 Q1 | 483.12 | 388.46 |
| 2026 Q2 | 478.67 | 391.34 |
Source: FHFA, quarterly metro all-transactions file; one-year changes from FHFA, House Price Index.
The Punta Gorda index fell 6.0 percent in a single quarter, from 2025Q1 to 2025Q2, after Helene and Milton struck in September and October 2024, and stood 10.6 percent below its 2023 high in 2026Q2; North Port stood 4.6 percent below its high, our arithmetic on FHFA's file (FHFA, quarterly metro file). The Punta Gorda series carries standard errors of roughly 9 to 10 index points, so quarter-to-quarter moves under about 2 percent are noise.
The 2026 rolls, set as of January 1, 2026, point the same way. Florida's ad valorem conference figures imply that the just value of existing Sarasota County property fell about 3.4 percent from 2025 to 2026 and that of existing Charlotte County property about 5.1 percent, excluding new construction, our arithmetic (Florida EDR, Statewide Comparison by County, July 2026).
One Manasota Key figure runs the other way. Taxable value in Charlotte County's Manasota Key Street and Drainage Unit rose from $697,519,994 on the 2025 roll to $762,810,705 on the 2026 roll, 9.36 percent, at an unchanged 0.7798 mills (Charlotte County Property Appraiser, DR-403 2025; DR-403 2026). Taxable value is capped and exemption-driven, so that rise is not a market price change; it fits storm-damage reductions coming off as Charlotte-end buildings are repaired.
Freddie Mac's 30-year average was 7.11 percent on November 12, 2026, against 6.24 percent a year earlier. For a financed Manasota Key buyer with 20 percent down, that difference adds about $244 a month on a $530,000 Charlotte-end condo and about $862 on a $1,870,000 Sarasota-end home.
Freddie Mac reported that "The 30-year fixed-rate mortgage averaged 7.11% as of November 12, 2026, down from last week when it averaged 7.18%. A year ago at this time, the 30-year FRM averaged 6.24%" (Freddie Mac, Primary Mortgage Market Survey). Its weekly file shows 2026 ranging from 5.98 percent on February 26 to 7.40 percent on October 8 and 15 (Freddie Mac, weekly history).
Principal and interest, 30-year fixed, 20 percent down, our arithmetic (before taxes, insurance and association fees)
| Price point | Loan | At 6.24 percent | At 7.11 percent | Difference a month |
|---|---|---|---|---|
| $530,000, Charlotte-end condo median | $424,000 | $2,608 | $2,852 | about $244 |
| $1,870,000, Sarasota-end single-family median | $1,496,000 | $9,201 | $10,064 | about $862 |
Sources: rates from Freddie Mac, Primary Mortgage Market Survey; prices from the Charlotte County Property Appraiser and Sarasota County Property Appraiser.
Put another way, at 7.11 percent each $100 a month a buyer must spend elsewhere uses the payment room of about $14,865 of 30-year loan, our arithmetic (Freddie Mac, Primary Mortgage Market Survey). Cash cushions the rate on the Sarasota side of the line: 42.1 percent of Sarasota County single-family closings and 63.1 percent of its condo closings were paid in cash in September 2026 (RASM, September 2026 Single Family Summary; RASM, September 2026 Townhouses and Condos Summary). Charlotte County's cash share is not published.
The county record cannot settle that for Manasota Key, because months of supply, days on market and sale-to-list ratio come from the listing service. What the record shows is steady resale volume on both ends, softer per-foot prices than 2023, and county markets holding less inventory than a year earlier.
Months of supply, median days on market, sale-to-list ratio, active listings and rents for Manasota Key: Information not available at time of publishing (checked November 14, 2026).
The county benchmarks frame the question. Florida Realtors economists set "a balanced market (favoring neither buyer nor seller)" at "5.5 months of inventory" (RASM, Sarasota County Townhouses and Condos, September 2026 Detail). Sarasota County single-family homes stood at 3.7 months and its condos at 4.9 in September 2026, both down from a year earlier (RASM, September 2026 Single Family Summary; RASM, September 2026 Townhouses and Condos Summary), while its $2 million to $2.999 million band sat at 6.8 months at the third-quarter pace (RASM, 2026 Q3 Detail).
On Manasota Key itself, the Charlotte end recorded 37 condo sales in 2026 before the roll date, against 27 in all of 2025, and the Sarasota end 21 sales against 12 (Charlotte County Property Appraiser; Sarasota County Property Appraiser). More owners are closing at lower per-foot prices, which is what a market finding its level looks like. If you are buying on the key and weighing a condo against a house, Call Marc at (239) 287-5873, and see how we help buyers find a home in Englewood. If you own here, get a free valuation of your Manasota Key home or Call Jesse direct at (239) 898-6072.
Recent recorded Manasota Key resales show the island's range. On the Sarasota end, 18 properties with a prior recorded sale resold from $525,000 to $9,200,000, 12 above and 6 below the price paid. On the Charlotte end, 34 condo resales recorded a median 45.3 percent above the prior price, 28 above and 6 below.
Data updated: November 2026 (Sarasota County Property Appraiser file dated October 21, 2026, qualified sales October 15, 2025 to October 14, 2026; Charlotte County Property Appraiser roll dated November 5, 2026, qualified improved sales September 10, 2025 to September 9, 2026; each parcel's prior qualified sale from the same file; our tabulation).
Every sale below is public county record, shown for market reference only, with no addresses, parcel numbers or unit numbers (Sarasota County Property Appraiser; Charlotte County Property Appraiser). Each prior price is the recorded price at the property's previous qualified sale. It does not include rebuilds, renovations, storm repairs or anything spent between the two dates, so "above" and "below" describe recorded prices, not an owner's result.
Eighteen of the 25 qualified Sarasota-side Manasota Key sales in the window had a prior recorded sale in the county file. They ran from $370 to $1,224 per living square foot, and the six highest per-foot prices all came from gulf-side or gulf-to-bay properties, one of them built in 1955.
Sarasota end of Manasota Key, window resales with a prior recorded qualified sale, October 15, 2025 to October 14, 2026
| Month and year | Frontage code | Built | Living sq ft | Price | Per living sq ft | Prior recorded sale | Change |
|---|---|---|---|---|---|---|---|
| November 2025 | GULF | 1955 | 2,934 | $2,999,000 | $1,022 | $2,650,000 (April 2020) | 13.2% above |
| November 2025 | BAYK | 1988 | 4,560 | $2,300,000 | $504 | $1,425,500 (September 2019) | 61.3% above |
| December 2025 | GBAY | 2004 | 4,533 | $4,700,000 | $1,037 | $4,750,000 (June 2022) | 1.1% below |
| January 2026 | BAYK | 1989 | 3,184 | $1,638,200 | $515 | $900,000 (June 2016) | 82.0% above |
| March 2026 | BAYK | 1977 | 1,682 | $1,065,000 | $633 | $775,000 (September 2011) | 37.4% above |
| March 2026 | GBAY | 2001 | 5,248 | $5,000,000 | $953 | $4,500,000 (December 2021) | 11.1% above |
| March 2026 | KEYN | 1964 | 2,025 | $750,000 | $370 | $625,000 (April 2020) | 20.0% above |
| April 2026 | BAYK | 1988 | 3,211 | $2,800,000 | $872 | $1,725,000 (March 2023) | 62.3% above |
| April 2026 | GULF | 2005 | 3,860 | $3,585,000 | $929 | $992,000 (January 2001) | built after the prior sale |
| May 2026 | GBAY | 2011 | 4,584 | $4,450,000 | $971 | $2,200,000 (May 2005) | built after the prior sale |
| May 2026 | GBAY | 1957 | 4,904 | $3,800,000 | $775 | $1,000,000 (March 2000) | 280.0% above |
| July 2026 | KEYN | 1974 | 1,261 | $525,000 | $416 | $711,500 (November 2021) | 26.2% below |
| July 2026 | BAYK | 1992 | 2,658 | $1,855,000 | $698 | $2,100,000 (March 2022) | 11.7% below |
| July 2026 | BAYK | 1975 | 2,680 | $1,870,000 | $698 | $2,500,000 (January 2024) | 25.2% below |
| July 2026 | GBAY | 1977 | 4,341 | $2,000,000 | $461 | $4,250,000 (August 2024) | 52.9% below |
| July 2026 | BAYK | 1978 | 2,171 | $1,560,000 | $719 | $1,750,000 (May 2005) | 10.9% below |
| August 2026 | GBAY | 2018 | 7,515 | $9,200,000 | $1,224 | $2,400,000 (December 2012) | built after the prior sale |
| October 2026 | BAYK | 1979 | 2,050 | $1,500,000 | $732 | $1,075,000 (May 2009) | 39.5% above |
Source for every table in this section: Sarasota County Property Appraiser or Charlotte County Property Appraiser. Per living square foot and change are our arithmetic. Frontage codes: GULF gulf side, BAYK bay side on Lemon Bay, GBAY gulf-to-bay, KEYN no frontage code.
The 1955 gulf-side sale, a small multifamily building on the county roll, shows how land drives the Sarasota end. At 2,934 living square feet it recorded $1,022 a foot, more than any bay-side home in the table, including newer and larger ones; a buyer at that price is paying chiefly for gulf frontage and the site (Sarasota County Property Appraiser). The bay-side rows run from $504 to $872 a foot.
Six of the 18 Sarasota-side Manasota Key repeat sales recorded a price below the prior recorded sale. Five of the six had been bought from November 2021 on, and five were built in 1992 or earlier. The record cannot show condition, storm damage or renovation, so each one needs a closer look before it prices another home.
The six span every frontage code but gulf side: three bay-side homes, two gulf-to-bay and one with no frontage code (Sarasota County Property Appraiser). The sharpest is a 1977 gulf-to-bay small multifamily building of 4,341 living square feet bought for $4,250,000 in August 2024 and resold for $2,000,000 in July 2026. Hurricanes Helene and Milton struck in September and October 2024, between those two dates. The county record does not say whether that building was damaged, and we do not guess; we note only that its $461 a foot sits far below the other gulf-to-bay rows.
Purchase timing explains more than frontage. Seven of the 18 pairs were bought from November 2021 on, a small group: 2 resold above and 5 below. Seven were bought before 2015, also a small group, and 6 of those resold above (Sarasota County Property Appraiser). The one older purchase that resold below was a 1978 bay-side home bought in May 2005 for $1,750,000 and resold for $1,560,000 in July 2026. On Manasota Key, when an owner bought shapes the comparison more than the island median does.
Three Sarasota-side Manasota Key repeat sales list a year built later than the prior sale, so the earlier price bought an older house or a lot, not the home that resold. Those pairs set land plus a new house against land plus an old one, and they say nothing about how an unchanged home held its value.
The three are a gulf-side home bought in January 2001 for $992,000, built in 2005 and resold in April 2026 for $3,585,000; a gulf-to-bay home bought in May 2005 for $2,200,000, built in 2011 and resold in May 2026 for $4,450,000; and a gulf-to-bay property, a small multifamily building on the county roll, bought in December 2012 for $2,400,000, built in 2018 and resold in August 2026 for $9,200,000, or $1,224 per living square foot on 7,515 square feet (Sarasota County Property Appraiser). Comparing those resale prices with the purchase prices measures construction as much as market.
Set those three aside and the other 15 Sarasota-end pairs show a median of 13.2 percent above the prior recorded price, with 9 above and 6 below, our arithmetic on the same file (Sarasota County Property Appraiser). That is a truer reading of how existing Manasota Key houses have priced against their own history.
Charlotte-side Manasota Key condo resales split sharply by purchase year. Of 11 sellers who bought in 2020 or 2021, 10 resold above the price paid, at a median 18.6 percent above. Of 7 who bought from 2022 on, a small group, 5 resold below. Every seller who bought before 2020 resold above the price paid.
Charlotte end of Manasota Key, window condo resales by the year the seller last bought (each unit against its own prior recorded price)
| Year last bought | Condo resales | Resold above / below the price paid | Median change |
|---|---|---|---|
| Before 2015 | 7, a small group | 7 / 0 | not stated, a small group |
| 2015 to 2019 | 9, a small group | 9 / 0 | not stated, a small group |
| 2020 to 2021 | 11 | 10 / 1 | 18.6 percent above |
| 2022 to 2026 | 7, a small group | 2 / 5 | not stated, a small group |
| All condo resales with a prior sale | 34 | 28 / 6 | 45.3 percent above |
Source: Charlotte County Property Appraiser, our tabulation of repeat sales of the same condo unit.
The pattern follows the calendar table above: buyers from 2022 on bought in years when the calendar-year condo median ran $522 to $567 a foot (2022 to 2024; the shortest hold among these pairs was 26 months), and the window's condos recorded a $443 median (Charlotte County Property Appraiser). Across all 34 condo pairs, the median dollar difference was $105,000 above the prior price, after a median 66 months between sales. A recorded price does not show special assessments paid between the two sales, which on the Charlotte end can be large after the storms, so a seller's own figure may differ well from the table.
On the Charlotte end of Manasota Key, condo size moves price more than per-foot value. The 22 condo sales of 1,200 to 1,499 heated square feet recorded a $570,000 median at $431 a foot, and the 10 of 900 to 1,199 square feet $450,000 at $430. Smaller and larger units are small groups.
Charlotte end of Manasota Key, condo sales by heated area, September 10, 2025 to September 9, 2026
| Heated area | Sales | Median price | Middle half of prices | Median per heated sq ft |
|---|---|---|---|---|
| Under 900 sq ft | 9, a small group | $350,000 | $270,000 to $626,250 | $531 |
| 900 to 1,199 sq ft | 10 | $450,000 | $330,000 to $600,250 | $430 |
| 1,200 to 1,499 sq ft | 22 | $570,000 | $492,500 to $709,975 | $431 |
| 1,500 sq ft and up | 7, a small group | $620,000 | $549,000 to $1,114,000 | $404 |
Charlotte end of Manasota Key, condo sales by year built
| Year built | Sales | Median price | Median per heated sq ft | Middle half per sq ft |
|---|---|---|---|---|
| Before 1980 | 11 | $395,000 | $410 | $376 to $622 |
| 1980 to 1989 | 23 | $549,000 | $418 | $365 to $560 |
| 1990 or later | 14 | $602,500 | $461 | $364 to $492 |
Source: Charlotte County Property Appraiser, our tabulation.
The overlapping middle halves are the lesson: a 1980s unit can out-price a 1990s unit a few doors away, because building, position and financing status matter more than age alone (Charlotte County Property Appraiser). Most Charlotte-end condo stock dates from the 1980s, with 503 condo parcels built in that decade, 139 in the 1970s, 90 in the 1990s and 89 in the 2000s, so most comparables are older buildings in any case.
Charlotte-side Manasota Key single-family homes recorded 11 qualified sales in the window at a $950,000 median and $642 per heated square foot. Co-op units recorded 4 sales at a $225,000 median and small multifamily buildings 2 at $987,500, both small groups priced chiefly from their own few sales.
Charlotte end of Manasota Key, single-family sales by heated area, September 10, 2025 to September 9, 2026
| Heated area | Sales | Median price | Median per heated sq ft |
|---|---|---|---|
| Under 1,500 sq ft | 6, a small group | $803,000 | $703 |
| 1,500 to 2,499 sq ft | 2, a small group | $1,527,500 | $642 |
| 2,500 sq ft and up | 3, a small group | $1,750,000 | $547 |
| All single-family | 11 | $950,000 | $642 |
Source: Charlotte County Property Appraiser, our tabulation.
The Charlotte-end houses are mostly small: six of the 11 had under 1,500 heated square feet and still recorded a median above $800,000, which says the lot and location carry the price there too (Charlotte County Property Appraiser). Seven of the 11 had a prior recorded sale, a small group; 6 resold above the price paid and 1 below.
Co-ops are their own market. The 57 co-op units on the Charlotte end convey shares and a proprietary lease rather than a deed, and Fannie Mae's appraisal waiver excludes "co-op units" (Fannie Mae Selling Guide B4-1.4-10). With 4 window sales from $150,000 to $295,000, we price a co-op from co-op sales and the cooperative's own transfer rules, not from condo comparables (Charlotte County Property Appraiser).
The Manasota Key resale record teaches three things: your end of the key and your frontage code or building set the market; when you bought matters more than the island average; and a prior price may describe a different house. No single Manasota Key median prices an individual home.
For an owner pricing a home, three readings follow from the tables above (Sarasota County Property Appraiser; Charlotte County Property Appraiser):
Days on market, sale-to-list ratio, original asking price and price reductions for the resales above: Information not available at time of publishing (checked November 14, 2026). When we prepare your valuation, we add the listing history for the resales nearest yours. To see them, ask for your free Manasota Key valuation or Call Jesse direct at (239) 898-6072.
At Manasota Key prices the state-set deed stamps alone run from $2,450 on a $350,000 Charlotte-end condo to $32,025 on a $4,575,000 Sarasota-end gulf-to-bay home. Commission is negotiated. Who pays the owner's title policy depends on the contract, and Charlotte-end condo sellers add an estoppel certificate capped at $299.
Data updated: November 2026 (Florida Statutes 201.02 and the Florida Department of Revenue; Florida rule 69O-186.003; Florida DBPR estoppel certificate fees; Sarasota County Tax Collector 2026 millage; Charlotte County final budget hearing, September 28, 2026; Manasota Key prices from the Sarasota County Property Appraiser file dated October 21, 2026 and the Charlotte County Property Appraiser roll dated November 5, 2026; arithmetic ours).
We worked the net sheet at six Manasota Key prices, three on each end. Sarasota end: $1,870,000, the median of 19 single-family sales; $2,200,000, the median of all 25 sales; and $4,575,000, the gulf-to-bay median, a small group of 8 used only to show the arithmetic (Sarasota County Property Appraiser). Charlotte end: $350,000, the median of 9 condos under 900 square feet, a small group; $530,000, the median of 48 condos; and $950,000, the median of 11 single-family homes (Charlotte County Property Appraiser). The statewide detail is in our Florida seller closing costs guide.
Example Sarasota-end Manasota Key seller net sheet, before commission, mortgage payoff and prorations
| Line | $1,870,000 | $2,200,000 | $4,575,000 | Basis |
|---|---|---|---|---|
| Deed documentary stamps, $0.70 per $100 | $13,090.00 | $15,400.00 | $32,025.00 | 18,700, 22,000 and 45,750 units |
| Estoppel certificate | Usually none | Usually none | Usually none | No residential condo parcels on this end; up to $299 if an association applies |
| State-set lines | $13,090.00 | $15,400.00 | $32,025.00 | Our arithmetic |
| Settlement fee and municipal lien search, typical range | $600 to $1,750 | $600 to $1,750 | $600 to $1,750 | Estimates; the closing agent sets them |
| Estimated net before commission, payoff and prorations | $1,855,160 to $1,856,310 | $2,182,850 to $2,184,000 | $4,541,225 to $4,542,375 | Price minus the lines above |
| Commission, negotiated: each 1 percent of price | $18,700 | $22,000 | $45,750 | Not a set rate |
| Owner's title policy, promulgated premium, only if your contract shifts it to you | $7,250.00 | $8,075.00 | $14,012.50 | Rule 69O-186.003 |
Example Charlotte-end Manasota Key seller net sheet, before commission, mortgage payoff and prorations
| Line | $350,000 condo | $530,000 condo | $950,000 single-family | Basis |
|---|---|---|---|---|
| Deed documentary stamps, $0.70 per $100 | $2,450.00 | $3,710.00 | $6,650.00 | 3,500, 5,300 and 9,500 units |
| Estoppel certificate, current account | $299.00 | $299.00 | Only if the home is in an association | DBPR cap |
| State-set and capped lines | $2,749.00 | $4,009.00 | $6,650.00 | Our arithmetic |
| Settlement fee and municipal lien search, typical range | $600 to $1,750 | $600 to $1,750 | $600 to $1,750 | Estimates; the closing agent sets them |
| Estimated net before commission, payoff and prorations | $345,501 to $346,651 | $524,241 to $525,391 | $941,600 to $942,750 | Price minus the lines above |
| Commission, negotiated: each 1 percent of price | $3,500 | $5,300 | $9,500 | Not a set rate |
| Owner's title policy, promulgated premium, if your contract assigns it to you | $1,825.00 | $2,725.00 | $4,825.00 | Rule 69O-186.003 |
Sources for both tables: Florida Statutes 201.02; Florida Department of Revenue, documentary stamp tax; Rule 69O-186.003; Florida DBPR, Estoppel Certificate Fees. Service-fee ranges are typical estimates, not quotes.
The state-set and capped lines come to 0.70 percent of price on every Sarasota-end example and on the Charlotte-end house, and 0.76 to 0.79 percent on the two Charlotte-end condos, where the flat estoppel fee weighs more on a smaller price, our arithmetic (Florida Department of Revenue, documentary stamp tax).
Deed stamps on a Manasota Key sale are 70 cents for each $100 of price or portion of $100, the same on both ends of the key. Round the price up to the next $100, divide by 100 and multiply by $0.70: $3,710 at $530,000, $13,090 at $1,870,000 and $32,025 at $4,575,000.
The statute reads "on each $100 of the consideration therefor the tax shall be 70 cents" (Florida Statutes 201.02), and the Department of Revenue's own worked example puts a $2,500,000 sale at 25,000 units times $0.70, or $17,500 (Florida Department of Revenue, documentary stamp tax). In residential sales in both Sarasota and Charlotte counties the seller customarily pays them.
Stamps scale with price at $70 for every $10,000, our arithmetic. A $100,000 reduction on a gulf-to-bay listing saves $700 in stamps, so stamps never decide a Manasota Key pricing question (Florida Statutes 201.02).
On the Sarasota end of Manasota Key, the buyer customarily pays the owner's title policy and chooses the closing agent. On the Charlotte end, the custom is mixed and published sources conflict. On either end the contract controls and the closing agent confirms who pays; the premium itself is set by state rule.
A title underwriter's 2026 Florida customs page lists the residential owner's premium as "Seller pays but Buyer pays in some counties," naming Sarasota among them (Chicago Title, Real Estate Laws and Customs, Florida). For the Charlotte end we do not assume a custom: we write the title line into the first offer so there is no question at closing. The figures in the net sheets above are the cost of saying yes if a buyer asks you to take it.
Florida's promulgated owner's rate is $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1 million, $2.50 per $1,000 from $1 million to $5 million and $2.25 per $1,000 from $5 million to $10 million, with any fraction of $100 counted as a full $100 (Rule 69O-186.003). At $530,000 that is $575 plus $2,150, or $2,725; at $1,870,000, $575 plus $4,500 plus $2,175, or $7,250, our arithmetic. A reissue rate applies when a prior owner's policy insured the seller and the new policy is effective "less than 3 years after" it, so an owner who bought on the key since late 2023 should hand the closing agent that policy.
Selling a Charlotte-end Manasota Key condo adds association paperwork that a house sale on the Sarasota end usually skips: an estoppel certificate capped at $299 on a current account, any approval the declaration requires, the resale disclosures, and a buyer's lender questionnaire that now asks about reserves and special assessments.
Florida caps what an association can charge for the estoppel certificate a sale needs: no more than $299 on a current account, plus $119 if it is rushed within 3 business days and up to $179 more if the account is delinquent (Florida DBPR's adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027) (Florida DBPR, Estoppel Certificate Fees). Where the declaration requires the association to approve a buyer, the transfer fee is capped at $184 per applicant for condominiums and $100 for cooperatives (same source).
The certificate is more than a fee. The association must deliver it "Within 10 business days after receiving a written or electronic request," with "An itemized list of all assessments, special assessments, and other moneys owed on the date of issuance" and those "scheduled to become due" (Florida Statutes 718.116). It matters to your buyer because a new owner is "jointly and severally liable with the previous owner for all unpaid assessments that came due up to the time of transfer of title" (same statute). It is valid 30 days when delivered electronically or by hand and 35 days by mail, and the fee is refundable if the sale does not close (Florida Statutes 718.116).
Two documents shape the buyer's offer before closing. A condo resale requires the governing documents and the association's frequently asked questions sheet, with a buyer review window (Florida Statutes 718.503). And DBPR's 2026 note says a "SIRS completed in conjunction with a milestone inspection must be completed by December 31, 2026" (Florida DBPR, Inspections). We gather the estoppel, the study and any assessment schedule before listing.
Florida property taxes are paid in arrears for the calendar year, so a Manasota Key seller credits the buyer for the days owned that year. The Sarasota end carries 11.3068 countywide mills for 2026; the Charlotte end carries 10.0761 non-school mills by our count, plus school millage and Manasota Key charges.
The method: your days of ownership that year, divided by 365, times the annual bill, using the prior year's bill when the current one is not yet issued (Florida Department of Revenue, property tax). Bills go out about November 1 and become delinquent April 1, so a closing between November and March usually settles the year's whole bill at the table; the closing agent confirms the method.
Two Manasota Key proration illustrations, closing April 30, 2027, prorated on the 2026 bill (our arithmetic, not your bill)
| Line | Sarasota end | Charlotte end |
|---|---|---|
| Example taxable value | $1,983,600, the median 2026 just value of the 367 improved Sarasota-end parcels, non-homestead | $530,000, the Charlotte-end condo median, non-homestead |
| Mills applied | 11.3068, countywide total for 2026 | 10.0761, county-levied, water management and inland navigation mills, before school millage |
| Annual ad valorem tax | $22,428.17 | $5,340.33 before school millage |
| Seller's days, January 1 to April 29 | 119 | 119 |
| Credit to the buyer | about $7,312.20 | about $1,741.09 plus the school share |
Sources: Sarasota County Tax Collector, 2026 millage; Charlotte County final budget hearing, September 28, 2026; taxable values from the Sarasota County Property Appraiser and the Charlotte County Property Appraiser.
Non-ad valorem charges are prorated the same way, and both ends of the key carry Manasota Key lines. The Sarasota sheet lists a code for "Manasota Key Beach Restoration" (Sarasota County Tax Collector, 2026 millage). On the Charlotte end, the Manasota Key Beach Renourishment assessment was expected to raise $4,001,933 for the fiscal year beginning October 1, 2026, charged by beach front footage and lot size, with condo units assigned a prorated share, first on the tax bill mailed in November 2026 (Charlotte County, Manasota Key MSBU hearing notice). Inside the Englewood Area Fire Control District, the 2026 to 2027 residential assessment is $290.78 (Englewood Area Fire Control District, Assessments). We settle in the contract who pays any assessment certified before closing.
A Manasota Key buyer budgets taxes and insurance beside the mortgage, so a high carrying cost lowers what that buyer can offer. Your taxes do not pass to the buyer: the home is reassessed at just value the January after the sale, and on a long-held homestead that reset can be large.
Florida law assesses property "at just value as of January 1 of the year following a change of ownership" (Florida Statutes 193.155), and the buyer must receive a disclosure warning not to rely on the seller's taxes (Florida Statutes 689.261). On the Sarasota end, 150 of the 367 improved parcels carry a homestead, and their just value exceeds their assessed value by a median $316,139 (Sarasota County Property Appraiser). A buyer of one of those homes pays tax on the full value, so we show buyers the reset figure early rather than let it surface during inspections.
Insurance works the same way. Citizens' approved 2026 average multiperil homeowners premium was $2,901 in Sarasota County and $2,887 in Charlotte County, and its Charlotte County wind-only homeowners average was $5,081 before a 5.5 percent cut; condo unit owner policies fell about 12 percent in both counties (Citizens, 2026 Approved Rate Changes by County). These are county averages, not Manasota Key quotes. At 7.11 percent, $2,901 a year uses the payment room of roughly $35,900 of loan, our arithmetic (Freddie Mac, Primary Mortgage Market Survey). Condo associations insured by Citizens for wind saw an average statewide 14.1 percent increase on policies effective on or after July 1, 2026 (Citizens, 2026 rate and rule changes), which reaches the monthly fee a buyer weighs.
Commission on a Manasota Key sale is negotiable: no law sets a rate, and since August 17, 2024 offers to pay a buyer's agent cannot appear on the multiple listing service. Each 1 percent is $5,300 on a $530,000 Charlotte-end condo and $18,700 on a $1,870,000 Sarasota-end home, the largest line you control.
NAR's settlement materials say compensation is "not set by law and is fully negotiable," and a seller may still offer buyer-agent compensation off the listing service or a concession such as a closing-cost credit (NAR, Settlement FAQs; NAR, What the NAR Settlement Means for Home Buyers and Sellers). At the gulf-to-bay median of $4,575,000, a small group, each 1 percent is $45,750, our arithmetic. We show each structure in dollars at your price.
For the full Englewood listing process, see how we sell homes in Englewood, and for the area around the key, our Englewood area guide. For a net sheet on your own home, request your free Manasota Key home valuation or Call Jesse direct at (239) 898-6072.
Ready to put a number on your Manasota Key home? Start with your free Manasota Key home valuation or read our Manasota Key seller guide for the full selling plan. You are working with Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072.
If you are buying your next home as well, Call Marc at (239) 287-5873 or see how we help buyers in Englewood.
Yes, and it costs you nothing. A free in-person comparative market analysis is the nearest thing to an appraisal a Manasota Key owner can get before listing. One of us walks the property, notes its county, frontage, elevation and building, and prices it only against recorded sales from the same side of the key.
Send the Manasota Key in-person valuation request on this page, or Call Jesse direct at (239) 898-6072, and we will set a time, by video if you are away for the season. A few Manasota Key papers gathered before the visit narrow the range we hand back more than anything else.
For a house on either end of the key, bring the survey showing front footage on the Gulf, Lemon Bay or both, the elevation certificate if you have one, the dock, lift and seawall permits, the latest wind mitigation report and your insurance declarations. Those are not paperwork for its own sake: since November 2, 2026 every new conventional appraisal is filed in the redesigned format (Freddie Mac, UAD and forms redesign FAQ), which records the body of water, the private frontage in front feet, each dock, lift or seawall, the access depth and how high the front door sits above grade (UAD Appendix F-1, URAR Reference Guide). If you hand those facts over first, the appraiser starts from your documents rather than a guess.
For a condominium on N Beach Rd or Gulf Blvd, bring the association's current budget, its reserve or structural integrity study if the building has one, any milestone inspection letter, every special assessment notice since 2022, and the rental rules. Lenders now run a Full Review on most established condominium projects for loan applications dated on or after August 3, 2026, examining the budget, reserves, insurance and the association's finances (Florida Realtors, condo financing rules change in 2026), so a unit whose building answers those questions cleanly is worth more to a financed buyer.
The written range you receive lists every recorded sale we leaned on by month, county, water code or complex, year built, heated area and price, drawn from the Sarasota County parcel and sales file dated October 21, 2026 (Sarasota County Property Appraiser) or the Charlotte County roll dated November 5, 2026 (Charlotte County Property Appraiser), never a blend of the two. It also shows your flood zone, the charges on your tax bill and what you would keep at closing.
Buying your next home as well? Call Marc at (239) 287-5873, see our Englewood buyer representation page, or read how we help buyers. The visit carries no obligation, and it comes from Top 1% Real Estate Agents Nationally Since 2008.
A CMA is the listing team's written price opinion for a Manasota Key home, prepared for the owner before the home goes on the market. An appraisal arrives later, ordered by the buyer's lender once a financed contract is signed, and only a state-licensed appraiser may write it. Both study the same county sales.
Florida keeps the two apart by statute. A broker may give a comparative market analysis or price opinion in the ordinary course of business, but that opinion may never be called or treated as an appraisal (Florida Statutes 475.612). Federal law adds that a broker price opinion cannot be the primary basis of value for a purchase loan on a principal dwelling (12 U.S.C. 3355).
| Point of difference | Comparative market analysis (CMA) | Lender appraisal |
|---|---|---|
| Prepared by | Your listing team | A certified or licensed appraiser |
| Prepared for | You, before the listing | The buyer's lender, after a signed contract |
| Treatment of the county line | Sarasota and Charlotte sales kept in separate files | Comparables chosen from the same market area where possible |
| Treatment of Gulf, bay and gulf-to-bay frontage | Read from county water codes and paired sales on your side of the key | Recorded as body of water, front footage, view range and impact |
| Treatment of a condominium | Priced against its own complex first, then similar buildings | Tied to the lender's project review of the association |
| Purpose | A list price buyers and appraisers will both accept | Support for the loan amount |
Fannie Mae asks for at least three closed comparables, normally from the last 12 months and the same market area, and lets the appraiser reach for less similar sales when truly comparable ones are short (Fannie Mae Selling Guide B4-1.3-08). On Manasota Key that shortage is real: we tracked 25 qualified improved sales on the Sarasota side from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser) and 65 on the Charlotte side from September 10, 2025 to September 9, 2026, 48 of them condominiums (Charlotte County Property Appraiser). A CMA that names the closest of those sales hands the appraiser a head start.
A Manasota Key valuation tells you what the home or condo is worth today. The next step is usually deciding how to sell it, learning what the island offers a buyer, or comparing it with the rest of Englewood, and each of those decisions has its own guide on our site.
Our Manasota Key seller guide walks through listing a gulf-front home or a beach condo, from condominium disclosures to a net sheet for each county. Our Manasota Key community guide covers the beaches, the two counties, utilities and flood maps. The Florida seller closing costs guide explains every line on a settlement statement. To set the key beside the mainland, open the Englewood home values page, the Englewood seller guide and our Englewood area guide. Buying next? Call Marc at (239) 287-5873.
Manasota Key owners ask these questions about value, and each answer rests on a county record, a statute or an agency page. Sales figures keep the two counties apart. Unless an answer names another period, a Sarasota side figure counts qualified sales (codes 01 and 02) above $50,000 of improved parcels on Manasota Key Rd from October 15, 2025 through October 14, 2026, taken from the county's file dated October 21, 2026 (Sarasota County Property Appraiser). A Charlotte side figure counts qualified improved sales above $50,000 on N Beach Rd, Gulf Blvd and Englewood Beach from September 10, 2025 through September 9, 2026, from the roll dated November 5, 2026 (Charlotte County Property Appraiser). Price per square foot always divides by the heated (living) area the county records, which runs smaller than most listing sheets. A group of fewer than 10 sales is a small group: we print its count and draw no percentage from it.
Data updated: November 2026 (Sarasota County Property Appraiser parcel and sales file dated October 21, 2026, newest qualified improved sale October 9, 2026, window October 15, 2025 through October 14, 2026; Charlotte County Property Appraiser roll dated November 5, 2026, window September 10, 2025 through September 9, 2026; statutes and agency pages read November 14, 2026).
Start with the county that holds your deed, then with sales of the same kind of property on that side of the key. On the Sarasota end we tracked 25 qualified improved sales in the latest window at a $2,200,000 median, 19 of them single-family homes at $1,870,000, with the middle half of those homes between $1,500,000 and $3,585,000 (Sarasota County Property Appraiser). On the Charlotte end we tracked 65, including 48 condominiums at a $530,000 median and 11 single-family homes at $950,000 (Charlotte County Property Appraiser). Those medians are a starting line. Your frontage code or complex, heated area, year built, elevation and condition then move the number, which is why a written estimate needs the closest five or six sales, not a key-wide average. Request a free Manasota Key home valuation or Call Jesse direct at (239) 898-6072 and we will name them.
It depends on the side of the key and the type of home. Sarasota side single-family homes recorded a median of $719 per square foot of county living area in the latest window, with half between $515 and $929 (Sarasota County Property Appraiser). Across all 25 Sarasota side improved sales the median was $775. On the Charlotte side, condominiums recorded $443 per heated square foot (middle half $370 to $540) and single-family homes $642 (middle half $582 to $729) (Charlotte County Property Appraiser). These figures divide by heated area only. A listing that quotes total square footage under roof, including garages, lanais and the open ground floor beneath an elevated house, will show a lower number per foot, so never set your asking price by comparing one with the other.
Only as a rough check. On the Sarasota side the single-family spread in one 12-month window ran from $370 to $1,090 per square foot of living area (Sarasota County Property Appraiser), a range wide enough to make any average misleading. Living area on improved Sarasota side parcels runs from 252 to 12,789 square feet, with a median of 2,948. A small 1970s house on a wide gulf-to-bay lot is priced mostly for its land, so its price per foot of house looks very high, while a large new elevated home spreads its price across many more feet. The same county file shows a median of $78 per square foot of lot area across the 25 sales, with half between $42 and $123. We use house area, lot area, frontage and age together, never one ratio alone.
Both, and the answer changes with the house. Lenders follow the rule that a home's current use is its highest and best use only if the property as improved is worth more than the vacant site (Fannie Mae Selling Guide B4-1.3-04). The Sarasota side record shows four qualified window sales of parcels with no living area on the roll, at $850,000, $950,000, $950,000 and $2,550,000 (Sarasota County Property Appraiser), a small group that still marks the floor under a modest older house on a similar lot. Of 367 improved Sarasota side parcels, 73 carry a year built in the 1950s and 60 in the 1970s. For an older cottage, we price the lot first from land sales and price per lot square foot, then ask what the house adds. For a newer elevated home, the house carries most of the value.
Because Manasota Key Rd runs past four kinds of lot. The Sarasota County Property Appraiser codes each parcel by water frontage: GULF for the Gulf side, BAYK for the Lemon Bay side, GBAY for lots running from the Gulf to the bay, and KEYN for lots with no frontage code. In the latest window, 11 bay side sales recorded a $1,855,000 median, while gulf side sales (4, a small group) ran from $2,150,000 to $3,585,000, gulf-to-bay sales (8, a small group) ran from $2,000,000 to $9,200,000, and the two KEYN sales recorded $525,000 and $750,000 (Sarasota County Property Appraiser). Size and age widen the gap further: one 1955 gulf side home of 2,934 square feet recorded $2,999,000 in November 2025, while one 1974 home with no frontage code and 1,261 square feet recorded $525,000 in July 2026. Same road, different land.
The county's own 2026 values say gulf-to-bay parcels sit highest. Across all improved Sarasota side parcels, the 2026 just value median was $2,927,950 for gulf-to-bay (84 parcels), $2,134,700 for gulf side (126), $1,331,550 for bay side (126) and $782,100 for parcels with no frontage code (16) (Sarasota County Property Appraiser). Those are tax figures set as of January 1, 2026, not prices, but they cover every improved parcel rather than the few that sold. Recorded sales point the same way with too few to measure: 8 gulf-to-bay sales recorded a median of $116 per square foot of lot against $70 for 4 gulf side sales, both small groups. A gulf-to-bay lot also carries two frontages, and the new appraisal form records each body of water separately (UAD Appendix F-1).
Sales from the same county file, the same frontage code or complex, and the latest 12 months first. Fannie Mae requires at least three closed comparables, prefers sales from the subject's own market area, and requires an explanation when the appraiser goes outside it (Fannie Mae Selling Guide B4-1.3-08). On the Sarasota end that means choosing among 19 single-family sales in a year (Sarasota County Property Appraiser); for a gulf side home it can mean only 4. When those run out, the next ring is older Manasota Key sales adjusted for time, then other Gulf barrier island sales, never mainland Englewood houses that share a ZIP code but not a beach. For a Charlotte side condo the first ring is the complex itself, then buildings of similar age and height on the same stretch of N Beach Rd.
Few, and they arrive unevenly. On the Sarasota side we tracked 25 qualified improved sales in 12 months, six of them in July 2026 alone and none recorded in September 2026 (Sarasota County Property Appraiser). The Charlotte side recorded 65, with 11 in June 2026 and two in July (Charlotte County Property Appraiser). Split those by frontage, size and age and many groups fall under 10. That thinness is the condition a Federal Housing Finance Agency study links to appraisal error: the gap between appraised value and contract price "is often particularly pronounced" where there are fewer comparable sales and more variety among homes (FHFA Working Paper 18-03). It is also why we keep a longer Manasota Key sales history on file and adjust it for time.
Yes, and we never average the two. Different appraisers value each end, on different files and different sales windows. The single-family homes are different too: the 11 Charlotte side house sales recorded a $950,000 median at $642 per heated square foot, and six of the 11 had less than 1,500 square feet (Charlotte County Property Appraiser). The 19 Sarasota side house sales recorded $1,870,000 at $719 per square foot of living area (Sarasota County Property Appraiser). The Charlotte end is mostly condominiums, 885 units on a roll of 1,259 parcels, while the Sarasota end has no residential condominium parcels at all. Tax rates, beach charges and flood maps differ by county as well. A buyer may cross the line to compare, but an appraiser's first comparables come from your own end.
By comparing it with other multi-unit and main-house-plus-guest-house sales, not with single homes alone. The Sarasota County roll classes 46 parcels on the Sarasota end of the key as small multifamily (2 to 9 units) (Sarasota County Property Appraiser). Five of those sold in the latest window, a small group with a $2,300,000 median and a range of $2,000,000 to $9,200,000. The county files that property type separately, and lenders review it differently, so the buyer pool and the comparables change with the use code. We look at how the units are permitted, whether each has its own meter and kitchen, and whether a buyer would keep both or rebuild as one house. A second dwelling adds value only when it is permitted and usable.
No. Federal law says a broker price opinion may not be used as the primary basis to determine value for a purchase loan on a consumer's principal dwelling (12 U.S.C. 3355), and Florida law says a broker's price opinion may never be called an appraisal (Florida Statutes 475.612). Your buyer's lender orders its own appraisal. On Manasota Key a lender appraisal is close to certain: Fannie Mae's value acceptance, which can skip an appraisal, is unavailable when the purchase price or estimated value is $1,000,000 or more, and co-op units are ineligible for it (Fannie Mae Selling Guide B4-1.4-10). With the Sarasota side window median at $2,200,000 (Sarasota County Property Appraiser), nearly every financed sale there goes to an appraiser. The CMA's job is to set a price that appraisal will support.
Buyers change them with every sale; the counties record the change once a year. Both appraisers revalue all property as of January 1. The Sarasota office says sales after January 1 "are included in the analysis for next year's valuations" (Sarasota County Property Appraiser FAQ), and Charlotte bases each revaluation on "market data from the prior calendar year" (Charlotte County Property Appraiser, Notice to Petitioner). Quarter to quarter, Manasota Key medians swing on mix: Sarasota side three-month blocks held 4, 6, 9 and 6 sales, all small groups, at medians of $3,212,000, $1,506,600, $2,800,000 and $1,935,000 (Sarasota County Property Appraiser). Those jumps reflect which homes sold, not a market that rose and fell by half. We re-price from current sales when you are ready to list.
Because the model has little to learn from. A Zestimate or any other automated estimate leans on recent nearby sales of similar homes, and on the Sarasota end only 4 gulf side homes sold in a year (Sarasota County Property Appraiser). The 2026 just values on improved Sarasota side parcels span $197,100 to $15,910,600, so neighbors are rarely alike. Lender models are regulated: a federal quality-control rule for automated valuation models used in mortgage decisions took effect October 1, 2025 (Federal Register, AVM Quality Control Standards). Consumer estimates on home-search sites sit outside that rule. A model also cannot see whether the house sits at grade or on pilings, whether the dock is permitted or whether the seawall is new. We can, at the walkthrough.
Not in any way you can check. The lender's appraiser, by contrast, must now record the FEMA hazard zone with an impact rating and the height of the front door above grade, in bands from ground level to 10 feet or more (UAD Appendix F-1). On Manasota Key those facts vary lot by lot. The flood maps themselves differ by county: the Sarasota end is mapped on panels effective March 27, 2024 and the Charlotte end on panels effective December 15, 2022 (FEMA National Flood Hazard Layer, FIRM panels). Flood cost differs too: NFIP policies in force on September 8, 2026 in the census block groups covering the key carried a median premium of $2,575, against $1,514 for all of ZIP 34223 (OpenFEMA NFIP policies). Buyers price those differences in, so we do too.
It is a public, documented figure, but it is not a price either. On the Sarasota side, the 2026 just value of the 25 improved homes that sold in the latest window ran a median of 81 percent of the sale price, with the middle half between 75 and 89 percent and a full range of 60 to 103 percent (Sarasota County Property Appraiser). That gap is built in: the county values every parcel as of January 1 by mass appraisal, and Florida law requires a deduction for the usual costs of sale (Florida Statutes 193.011). Dividing a just value by 0.81 gives a rough cross-check, nothing more; for a home whose just value sits at the low end of that range it would understate the price, and at the high end overstate it. For a price, we read current Manasota Key sales.
Market value is what a buyer pays. Just value is the county's January 1 estimate of it for tax purposes; the Sarasota office treats the two terms as one legal concept (Sarasota County Property Appraiser FAQ). Assessed value is just value after any cap, and taxable value is assessed value after exemptions. On the Sarasota end of the key, 150 of 367 improved parcels carry a homestead, and their assessed value is a median 79 percent of just value, with a median gap of $316,139 (Sarasota County Property Appraiser). Non-homestead improved parcels there show assessed value equal to just value at the median. None of the last three numbers is a sale price, and all of them change when the home sells.
Because of the date, the method and a legal deduction. The county values as of January 1, using sales from the prior year, and Florida law tells appraisers to consider net proceeds "after deduction of all of the usual and reasonable fees and costs of the sale" and to leave out furniture included in a price (Florida Statutes 193.011). The result on the Sarasota end: 2026 just values sat at a median 81 percent of window sale prices (Sarasota County Property Appraiser). As our arithmetic, a home bought at the $2,200,000 Sarasota side median would show a just value near $1,782,000 at that ratio. On the Charlotte end, storm damage widened the gap further on the 2025 roll, as the hurricane answers below explain. Market value on the TRIM notice is a tax figure, never a list price.
On the Charlotte end, the office says so in writing: just value "is adjusted by 15%, the Florida Department of Revenue standard," citing section 193.011 (Charlotte County Property Appraiser, Just Value Adjustment). Its tax estimator assumes a new owner's just value at 85 percent of the purchase price. On the Sarasota end, the office publishes no percentage; its tax estimator assumes 89 percent of the purchase price, or the current just value if higher (Sarasota County Property Appraiser, Tax Estimator). The statute itself names no percentage (Florida Statutes 193.011). Recorded Sarasota side sales actually ran a median 81 percent, below the estimator's 89, so its tax estimate for a Manasota Key buyer is on the cautious side. As our arithmetic, 85 percent of the $530,000 Charlotte condo median is $450,500.
Sales through January 1 of the tax year, read as a group. The Sarasota office states that properties selling after January 1 are counted in the next year's valuations (Sarasota County Property Appraiser FAQ), and Charlotte compares "selling prices of properties similar to yours" alongside cost and income methods (Charlotte County Property Appraiser). So a Manasota Key home sold in June 2026 shapes the January 1, 2027 values, not the 2026 roll. For our own figures we go further than the county's filter: Sarasota side sales count only qualified codes 01 and 02 above $50,000 on parcels with living area, and on the Charlotte side we dropped one $1,500 record from the window (Charlotte County Property Appraiser). A recorded figure far below the market usually marks a transfer between related parties or a nominal deed, not a comparable.
Often not, especially after the storms. On the 2025 Charlotte roll, 259 of the 885 Manasota Key condo units carried a just value under $100 per heated square foot, against a median of $374 for the rest (Charlotte County Property Appraiser, roll download). Whole complexes were valued as damaged, including all units at Pelican Landing, Admiralty Villas, Oakwater Cove and Anglers Resort. Some units still carry that status: one Admiralty Villas unit valued as damaged on the 2026 roll at $34,043 recorded a qualified sale in June 2026 at $315,000 (Charlotte County Property Appraiser). Buyers paid for the repaired, insurable unit they expected to own, not the January 1 condition. Read your roll value as a snapshot of the building on that date, and price from recorded sales in your complex.
Not always. A non-homestead home or condo is protected by a 10 percent annual cap on assessed value for non-school levies (Florida Statutes 193.1554), and Charlotte notes the cap does not apply to the school levy (Charlotte County Property Appraiser). On the 2025 Charlotte roll, 223 of 739 non-homestead Manasota Key condos carried an assessed value below just value (Charlotte County Property Appraiser, roll download). One Surf Club on the Gulf unit shows the cap at work: its just value rose 33.3 percent to $603,925 for 2026, while its county assessed value rose exactly 10.0 percent (Charlotte County Property Appraiser). On the Sarasota end, non-homestead assessed value sat at just value at the median (Sarasota County Property Appraiser). Neither figure changes what a buyer will pay.
Yes. The Sarasota office's 2026 notice supplement says "the school board levy on non-homesteaded property is always based on its full market value" (Sarasota County Property Appraiser, 2026 TRIM supplement), and Charlotte states the 10 percent cap applies to every millage except the School Board's (Charlotte County Property Appraiser). That matters on Manasota Key, where 217 of 367 improved Sarasota side parcels carry no homestead (Sarasota County Property Appraiser). For value, the point is that a buyer's tax bill is set by the new value whatever the seller paid, and buyers fold that bill into what they offer. We show a buyer the estimate at your price so the number is known before the inspection period, not discovered after it.
Yes, on the January 1 after closing. Florida resets assessed value to just value after a change of ownership for homestead and non-homestead property alike (Florida Statutes 193.155; Florida Statutes 193.1554). The Sarasota supplement puts it plainly for 2026 buyers: a property bought after January 1, 2026 "will reset to market value on January 1, 2027" (Sarasota County Property Appraiser, 2026 TRIM supplement). On the Sarasota end of the key the median homestead gap between just and assessed value is $316,139, and the largest is $2,015,230 (Sarasota County Property Appraiser). That benefit belongs to the seller and ends at the sale. A long-held home's low tax bill is therefore never a selling point for its price.
Not directly, and it cannot yet be measured. Amendment 3 was on the November 3, 2026 ballot to enlarge the homestead exemption for non-school taxes and lower the non-homestead assessment cap; in our research the result was an election-night report, not yet certified, so we print no amounts or effective years for it. What we can say is who it touches on Manasota Key. A larger homestead exemption helps only homesteaded owners: 150 of 367 improved Sarasota side parcels (Sarasota County Property Appraiser) and 206 of 1,259 Charlotte side parcels on the 2025 roll (Charlotte County Property Appraiser, roll download). A lower cap helps non-homestead owners only between sales, because every sale resets the assessment. Buyers price homes on what they expect to pay, so we will show the effect once the state publishes final guidance.
Talk to the appraiser's office first, then petition the Value Adjustment Board within 25 days of the TRIM notice's mailing (Sarasota County Property Appraiser, 2026 TRIM supplement). The Sarasota Clerk reports that the 2026 petition deadline has passed and charges a $50 filing fee (Sarasota County Clerk, Value Adjustment Board). Charlotte charges a non-refundable $50 per separate parcel (Charlotte County Property Appraiser, Notice to Petitioner) and mails notices in mid-August (Charlotte County Property Appraiser, Important Dates). The evidence that persuades is sales of similar Manasota Key property before January 1, the same evidence a CMA uses. A lower county value cuts your tax; it does not lower what your home will sell for, and a higher one does not raise it.
No. Each tax year stands on its own January 1 value, and each year's petition window closes 25 days after that year's TRIM mailing (Sarasota County Property Appraiser, 2026 TRIM supplement). The same supplement allows a circuit court action no later than 60 days after the roll is certified. A falling market value can even sit beside a rising assessed value: under the recapture rule, a homestead's assessed value must rise by the annual limit even when just value falls, as long as it stays at or below market (Charlotte County Property Appraiser), and 150 of 367 improved Sarasota side parcels on Manasota Key carry that homestead cap (Sarasota County Property Appraiser). A lower value this year means the county read this year's sales differently; it is not proof last year's figure was wrong. For a seller, last year's tax roll has no bearing on today's price.
They pulled county figures down for a time. WGCU reported that "Charlotte County also lost just under two percent in market value from 2024 to 2025," and that the Charlotte appraiser tied part of the drop to owners selling damaged property for whatever they could get (WGCU, June 1, 2026). On the Charlotte end of the key, condominium medians moved from $667,500 in 2024 (16 sales) to $587,000 in 2025 (27) and $516,800 in 2026 through the November 5 roll date (37), a partial year (Charlotte County Property Appraiser). That run mixes damaged, repaired and untouched buildings, which is exactly why a single unsorted median misleads. A repaired unit in a building with a settled roof, settled assessments and current insurance is compared with its peers, not with a gutted one.
At its condition on that date. Charlotte's office says that if repairs are incomplete on January 1 after the damage, "appraisers will reduce your market and capped values accordingly" (Charlotte County Property Appraiser, Report Damage), and Sarasota's damage page carries the same rule (Sarasota County Property Appraiser, Damage Reporting). After Helene and Milton that is why entire Charlotte side complexes, including Pelican Landing's 84 units and Admiralty Villas' 39, carried 2025 just values under $100 per heated square foot (Charlotte County Property Appraiser, roll download). The rule lowers a tax figure; it does not set a sale price. A buyer of a damaged unit pays for what it will be once restored, less the cost and risk of getting there.
Yes, on the next January 1 after the work is complete. The roll follows condition, so a restored unit moves back toward market. One Palm Bay unit went from a 2025 just value of $42,106 to $391,680 on the 2026 roll, and one Banyan Bluffs unit from $94,650 to $721,140 (Charlotte County Property Appraiser). Owners of a homestead can keep the exemption and the Save Our Homes cap while they rebuild, under section 193.155 (Charlotte County Property Appraiser, Report Damage). Charlotte's own levy filing shows the pattern across the area: taxable value in the Manasota Key Street and Drainage Unit rose from $697,519,994 on the 2025 roll to $762,810,705 on the 2026 roll, about 9.4 percent at the same millage (Charlotte County DR-403, 2026). Taxable value is not market value, but the direction matches repairs finishing.
Possibly, for the year of the storm. Florida refunds part of the tax on a residence "rendered uninhabitable for at least 30 days" by a catastrophic event, figured from the percent change in value and the number of days it could not be lived in (Florida Statutes 197.319). The application, form DR-465, is due no later than March 1 of the year after the event, homestead is not required, and the refund applies only to the tax year of the event (Sarasota County Property Appraiser, Damage Reporting). For value, the refund is a past-year item that stays with you, not with the house. What a buyer weighs is the repair record: permits, final inspections and the insurer's settlement for that Manasota Key property.
It depends on homestead. A homesteaded home damaged by calamity keeps its prior assessed value if the rebuilt home does not exceed 130 percent of the original square footage or 2,000 square feet, with work started within 5 years after the January 1 following the damage (Florida Statutes 193.155). A non-homestead residence gets 110 percent or 1,500 square feet, with work started within 3 years (Florida Statutes 193.1554). On the Sarasota end, only 150 of 367 improved parcels hold a homestead (Sarasota County Property Appraiser), so most owners fall under the tighter rule. The cap protects the owner's tax bill, not the price; a buyer's assessment resets after the sale whatever size the house is.
Sometimes, and the test is what the repaired house would add. Lenders treat the present use as highest and best only when the improved property is worth more than the vacant site (Fannie Mae Selling Guide B4-1.3-04). On the Sarasota end, the four qualified window sales of parcels with no living area ran from $850,000 to $2,550,000 (Sarasota County Property Appraiser), a small group that still sets a land floor. Against it, an older bay side house with no frontage advantage may add little once repair cost and flood rules are counted. A damaged house built to current code, elevated above the base flood elevation, often adds a great deal, because a buyer saves the time and cost of building. We price both outcomes and show you the gap.
The value of the building alone, never the land. Sarasota's appraiser tells owners to "take the most recent improvement value and multiply it by a factor of 1.2," with half of the result as the threshold, and accepts a state-licensed private appraisal instead (Sarasota County Property Appraiser, FEMA 50% rule). Charlotte accepts a qualified independent appraisal or the tax value adjusted to approximate market, and states that building market value "excludes land" (Charlotte County, 50 percent FEMA rule). As an illustration only, a Sarasota side building carried at $300,000 gives $360,000, so repairs above $180,000 would trigger the rule. On Manasota Key, where land carries much of the price, a modest building value makes that threshold easy to reach, and a buyer weighing a renovation will price that in.
Yes. Because the 50 percent test divides repair cost by building value only, an older home with a low improvement value reaches the line with a smaller repair bill, and a home ruled substantially damaged must then be brought up to current flood rules (Charlotte County, 50 percent FEMA rule). On the Sarasota end of the key, 115 of the 367 improved parcels were built in the 1940s, 1950s or 1960s by the county's year-built record (Sarasota County Property Appraiser). The window sales show the split in price: homes built before 1980 recorded a median of $725 per square foot of living area (12 sales), and homes built in 2000 or later $953 (7, a small group). A private appraisal of building value can change the calculation, and we can point you to one.
Unit by unit, complex by complex. Florida assesses each condominium parcel separately (Florida Statutes 718.120), and a lender's appraiser looks first for sales inside the same project (Fannie Mae Selling Guide B4-1.3-08). On the Charlotte end of the key, the 48 window condo sales came from 25 different complexes, with Tamarind Gulf and Bay the busiest at 7 (Charlotte County Property Appraiser). Every complex is a small group in a single year, so a unit's value is read from its own building over a longer span, then checked against buildings of similar age, height and setting. The association's budget, reserves, insurance and assessments then move the number in a way a detached house never sees.
Not in a straight line. Window sales on the Charlotte end grouped by year built recorded a median of $394 per heated square foot for buildings before 1975 (8 sales, a small group), $539 for buildings from 1975 to 1984 (23 sales), and $445 for buildings from 1985 on (17 sales) (Charlotte County Property Appraiser). The middle group, which includes many beachfront buildings from the early 1980s, outran the newer one. Age still matters through the paperwork it brings: buildings of three or more habitable stories face milestone inspections (Florida Statutes 553.899). Most Manasota Key condo units date from the 1980s: 503 of 885 on the roll. What a buyer pays for is location within the complex and the condition and finances of the building, more than the year on the deed.
They move value when they are open or likely. Fannie Mae treats a project as ineligible if a special assessment ties to an unremediated critical repair, and it lists unfunded repairs over $10,000 per unit due within 12 months, seawalls and balconies among the items to examine (Fannie Mae Selling Guide B4-2.1-03). A buyer who cannot finance offers less or walks. Assessments that are levied and paid are a different matter: Tamarind Gulf and Bay approved a second Hurricane Ian assessment of $181,250 in June 2025 (Tamarind minutes, June 26, 2025), after the board estimated it at around $1,250 per owner (Tamarind minutes, May 22, 2025), and by August the minutes recorded "137 of 145 Owners Paid" (Tamarind minutes, August 28, 2025). A closed assessment with the repairs done can support price; an open one lowers it.
They widen the pool of buyers who can finance it, and that supports price. Lender rules for condominium projects are tightening: for applications dated on or after August 3, 2026, most established projects need a Full Review of budget, reserves and insurance, and the reserve benchmark rises to 15 percent from January 2027 (Florida Realtors, condo financing rules change in 2026). Florida's reserve study rule reaches buildings of three stories or more (Florida Statutes 718.112), so many low-rise Manasota Key buildings are outside it. On the Charlotte end, condos bought from 2022 on and resold in the latest window (7, a small group) split 2 above and 5 below the price paid at the prior recorded sale (Charlotte County Property Appraiser), a reminder that buildings with clean finances are the ones buyers now compete for.
Usually not through an approved project. HUD's condominium search, queried November 14, 2026, returned 41 Charlotte County project records, none approved and none with a Manasota Key or Englewood 34223 address (HUD FHA condominium search). FHA allows single-unit approval in some unapproved projects, but under HUD's rules that path carries its own limits (HUD Handbook 4000.1). In practice the buyer pool for a Charlotte side unit is conventional financing reviewed against Fannie Mae or Freddie Mac project rules, portfolio loans and cash. That pool, not the FHA buyer, sets the price for the 885 condo units on the Charlotte roll (Charlotte County Property Appraiser). If your association can document its budget, reserves and insurance quickly, the conventional buyer can close.
On recorded prices, yes, and financing is much of the reason. The Charlotte end has 57 co-op units on the roll, and the four that sold in the latest window, a small group, recorded a $225,000 median, against $530,000 for 48 condominiums (Charlotte County Property Appraiser). A co-op buyer owns shares and a lease rather than a deeded unit, and co-op units are excluded from Fannie Mae's value acceptance (Fannie Mae Selling Guide B4-1.4-10), so financed buyers are fewer. We price a co-op against other co-op transfers first, then adjust for size and location, and we ask the corporation early for its approval process, because a slow approval costs buyers.
Widen the window, then the circle. Our complex figures cover 36 months as well as 12: Tamarind Gulf and Bay recorded a 36-month median of $484 per heated square foot across 18 sales, against $400 for its 7 window sales, a small group (Charlotte County Property Appraiser). Where a building has no sale at all, Fannie Mae lets the appraiser use a competing project of similar size and type for some new projects (Fannie Mae Selling Guide B4-1.3-08), and the same logic guides a CMA. On Manasota Key we match by building age, height, beach or bay side, parking and elevator, then adjust for size: window condos of 1,200 to 1,499 square feet recorded a $570,000 median across 22 sales, and those of 1,500 square feet and up $620,000 across 7, a small group.
A furnished sale can record a higher price, but the furniture is not real estate. Florida law tells the property appraiser to exclude "any portion of such net proceeds attributable to payments for household furnishings" when reading a sale (Florida Statutes 193.011). Appraisers likewise value the real property, and an appraiser comparing a furnished Manasota Key sale with an unfurnished one should adjust for it. Census estimates put 40.4 percent of housing units in the Manasota Key census-designated place in seasonal, recreational or occasional use (U.S. Census Bureau, ACS 2020 to 2024), so a recorded price on the key can include beds, linens and a dining set. When we use one of those sales, we ask what was included and value the furniture separately. If you plan to sell furnished, list the contents and put a separate, reasonable figure on them so the appraisal compares like with like.
Often, and flood exposure is a large part of why. Two Pelican Landing units of 1,293 heated square feet, both built in 1981, recorded $850,000 in March 2026 and $400,000 in June 2026 (Charlotte County Property Appraiser). The association's posted flood declarations list a first-floor height of 16.00 feet for one of its buildings and 3.80 feet for another (Pelican Landing association, posted flood declarations). The record does not say why the two prices differ, and view, condition and furnishings all count. The new appraisal form records the height of the unit's own front door above grade, and gives a third-floor unit as an example of 10 feet or more (UAD Appendix F-1).
As a rated feature that must be supported by sales. The redesigned appraisal form lists Gulf and Bay among the view types, and each view is rated by range (full, partial or seasonal) and impact (adverse, neutral or beneficial) (UAD Appendix F-1). Freddie Mac adds that two properties can both have beneficial water views while "the market can recognize a difference" in quality, which the appraiser must adjust for (Freddie Mac, UAD FAQ). On the Sarasota end, the county's frontage code is the clearest proxy: bay side homes recorded a median of $698 per square foot of living area across 11 window sales, while 4 gulf side sales, a small group, ran from $929 to $1,071 (Sarasota County Property Appraiser). For a condo, view usually turns on the unit's floor and stack.
Whatever the paired sales support, and only when it is permitted and sound. The new appraisal form records each permanent waterfront feature (dock, pier, boat lift, seawall or bulkhead, riprap), whether access rights are deeded or by permit, and the access depth: deep water typically more than 4 feet, shallow 2 to 4 feet, non-navigable under 2, often measured at mean low water (UAD Appendix F-1). A seawall counts only when it is privately owned and part of the real estate. On the Lemon Bay side of the Sarasota end, 126 improved parcels carry the BAYK code and 11 sold in the latest window at a $1,855,000 median (Sarasota County Property Appraiser). Those sales differ in dock condition and depth, so we read permits and soundings before assigning any value to the water.
Studies say flood risk discounts price once location is held constant, though raw prices often look higher in VE because VE sits on the beach. A Cotality analysis of Miami-Dade sales found "property prices in coastal areas are discounted by 18%" against Zone X after controls, while raw medians showed "a price premium for zones VE and AE" (Cotality, flood risk and South Florida home values). That study is not Manasota Key data. Here the useful facts are local: both counties are NFIP Community Rating System Class 5, worth a 25 percent discount inside the special flood hazard area (OpenFEMA, NFIP Community Status Book), and a lender's appraiser must report the specific FEMA zone, map number and effective date (Fannie Mae Selling Guide B4-1.3-04). We price VE homes against VE sales where we can.
It lowers a cost buyers price in, and the record shows the effect on premiums. Among NFIP policies in force on September 8, 2026 in the block groups covering Manasota Key, policies whose lowest floor sat below the base flood elevation carried a median premium of $2,392 (82 policies), while those 4 feet or more above it carried $778 (104 policies) (OpenFEMA NFIP policies). Many of those policies are still on FEMA's discount glide path, so the gap mixes elevation with discounts. Sales point the same way on the Sarasota end: homes built in 2000 or later recorded a median of $953 per square foot of living area (7, a small group) against $725 for homes built before 1980 (12 sales) (Sarasota County Property Appraiser). Size and frontage also differ between those groups.
Through the premium a buyer inherits, which can climb year after year. FEMA prices flood policies on distance to water, elevation and the cost to rebuild, and existing statutory limits keep most rates from rising more than 18 percent a year (FEMA, Risk Rating 2.0). In the Manasota Key block groups, the median NFIP premium was $2,575 against a median full-risk premium of $4,706 on the same policies (OpenFEMA NFIP policies). A buyer who can take over the seller's discounted policy starts below that full-risk price; one who cannot starts at it. Coverage limits matter too: 630 of 723 single-family NFIP policies in those block groups carry exactly $250,000 of building coverage, the NFIP single-family maximum (same source), far below the price of most Sarasota side homes. We ask for your declarations page early so the buyer's quote starts from your record.
Some, but less than the underlying storm risk does. A September 2026 Federal Reserve study of 465,000 Florida home sales found "a ten percent increase in insurance premiums would reduce a home's value by about one-seventh of a percent," while a 10 percent rise in expected weather loss cut value by about half a percent (Federal Reserve Board, FEDS 2026-063). Wind premiums are easing for now: Citizens' 2026 approved average for a homeowners policy fell from $3,134 to $2,901 in Sarasota County and from $3,069 to $2,887 in Charlotte County, and its condo unit-owner average in Charlotte fell from $1,642 to $1,438 (Citizens 2026 approved rate changes by county). Those are county averages, not Manasota Key rates. A current wind mitigation report and roof records give a buyer a lower quote, and that supports price.
On Manasota Key, a county-hired appraiser has said it supports them. In 2020 a state-certified general appraiser retained by Sarasota County concluded that values "will be enhanced sufficiently to justify the anticipated assessments," with yearly charges estimated from $491 for owners with recreational benefit only up to $7,993 for Gulf-front owners where the beach is widest (Sarasota News Leader, November 12, 2020). On the Charlotte end, the county calls its coming project the second full-scale nourishment of the Manasota Key shoreline, with an estimated start of January 1, 2027 and forecast completion of April 30, 2027 (Charlotte County, Manasota Key beach renourishment), under a $29,348,880 contract (DredgeWire, October 30, 2026). A wider beach protects the Gulf-front lots that carry the key's highest values.
Slightly, because the charge stays with the property. On the Charlotte end, the county's April 2026 proposal set the recreational benefit rate for a residential unit at $259.56 a year per equivalent dwelling unit, down from $363.60 in the first cycle, with a maximum of $1,393.70 if outside funding did not arrive and an extra nearshore charge of $45.80 per benefit point for beachfront parcels (Charlotte County, Manasota Key beach renourishment presentation). Whether that rate was adopted unchanged was not confirmed in our research. On the Sarasota end, the 2020 estimates ran from $491 to $7,993 a year, paid over seven years (Sarasota News Leader, November 12, 2020). Homestead does not reduce these charges. We show the exact line from your tax bill so a buyer prices it, rather than guessing high.
No. Charlotte's appraiser applies the income approach to income-producing property "such as apartments or office buildings" (Charlotte County Property Appraiser), and a single condominium unit is valued from comparable sales and cost. Lender appraisals of one-unit homes and condos also rest on comparable sales. Rental history still matters to price on Manasota Key, but indirectly: it tells a buyer what the unit can carry, and rental rules decide who can buy. Fannie Mae excludes projects run like a hotel or resort, with daily or short-term rentals, mandatory rental pooling or hotel-style marketing (Fannie Mae Selling Guide B4-2.1-03), which narrows financing for some Englewood Beach buildings. Rental income figures for Manasota Key units: Information not available at time of publishing (checked November 14, 2026).
UAD 3.6 is the new data standard behind the redesigned Uniform Residential Appraisal Report, mandatory for all new appraisal reports submitted on or after November 2, 2026 (Freddie Mac, UAD and forms redesign FAQ). It replaces the separate condominium appraisal forms and records waterfront facts as data: body of water, frontage length, waterfront features, access rights, depth, view, FEMA hazard zone and front door elevation (UAD Appendix F-1). On Manasota Key nearly every one of those fields applies, and a gulf-to-bay lot fills two frontage entries. For sellers, the change rewards good records. A survey, elevation certificate, dock and seawall permits and roof receipts let the appraiser fill those fields from your documents instead of estimating.
Check the comparables and the time adjustment first. Fannie Mae allows an appraiser to use older or less similar sales when truly comparable ones are short, but requires an explanation (Fannie Mae Selling Guide B4-1.3-08), and time adjustments may rest on home price indexes or paired sales (Fannie Mae Selling Guide B4-1.3-09). On Manasota Key the common faults are comparables from the wrong county or frontage code, a mainland Englewood sale used for an island home, or a missing view or elevation adjustment. With only 25 Sarasota side sales in the latest year (Sarasota County Property Appraiser), one wrong comparable moves the result a long way. We document better sales for the lender's reconsideration, and if the gap stays, we negotiate it with the buyer rather than let the contract fail.
Recorded medians are lower than at their peak on both ends, and small samples exaggerate the swings. On the Sarasota end, the calendar-year median for improved sales was $2,995,000 in 2022 (20 sales) and $2,000,000 for 2026 through the October 21 file date (21 sales, a partial year), at $931 and $732 per square foot of living area (Sarasota County Property Appraiser). On the Charlotte end, the condo median was $667,500 in 2024 and $516,800 in 2026 through the roll date (Charlotte County Property Appraiser). Regional indexes show a flatter picture: the FHFA all-transactions index for the North Port metro was down 0.46 percent over the year to the second quarter of 2026, and Punta Gorda's down 0.18 percent (FHFA House Price Index). Mix matters, so we price from your own segment.
The county line decides. The north end along Manasota Key Rd, 464 parcels with 367 improved, is valued by the Sarasota County Property Appraiser (Sarasota County Property Appraiser). The south end along N Beach Rd, Gulf Blvd and Englewood Beach, 1,259 parcels including 885 condominium units, 57 co-op units and 173 single-family homes, is valued by the Charlotte County Property Appraiser, which sets values for more than 210,000 parcels countywide (Charlotte County Property Appraiser). Both value as of January 1. Every address on the key uses Englewood 34223, and neither end lies inside a city, so the ZIP code does not tell you which appraiser, tax rate or beach charge applies. Your tax bill or deed does. We confirm the county before we pull a single comparable.
Two costs are set by the state. Florida's deed stamp tax is 70 cents per $100 of price (Florida Department of Revenue): $3,710 at the $530,000 Charlotte side condo median and $13,090 at the $1,870,000 Sarasota side single-family median. The promulgated owner's title premium at those prices is $2,725 and $7,250 (Rule 69O-186.003). On the Sarasota end the buyer customarily pays the owner's policy; on the Charlotte end the custom is mixed, so your contract controls and the closing agent confirms. A condominium sale adds the association's estoppel certificate, capped at $299 for an account in good standing (DBPR estoppel certificate fees). Prorated taxes, beach charges, title service fees and the commission you negotiate complete the list in our Florida seller closing costs guide, and our Manasota Key seller guide builds the net sheet.
It costs nothing, and asking does not commit you to list. A minute on the Manasota Key valuation request starts it. Before we visit, we pull your side's recorded sales: 25 qualified improved sales on the Sarasota end from the October 21, 2026 county file (Sarasota County Property Appraiser) or 65 on the Charlotte end from the November 5, 2026 roll (Charlotte County Property Appraiser), plus your flood zone, tax bill charges and, for a condo, your complex's sales over 36 months. At the property we record the frontage, elevation, roof, dock and finishes, then deliver a written range with every comparable named. Days on market, sale-to-list ratio and active listings for Manasota Key: Information not available at time of publishing (checked November 14, 2026). Tell us your timeline, then Call Jesse direct at (239) 898-6072.
A valuation is only as useful as the team that stands behind it at the negotiating table. These five-star reviews come from sellers who worked with McGreevy and Comisar, and they describe the pricing judgment, marketing and follow-through we bring to a Manasota Key listing.
McGreevy and Comisar is a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life 5 Star Award for customer satisfaction for 21 straight years. Each quote below is labelled with the site where the client posted it and is quoted exactly as written. We do not edit, combine or summarize client words.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes."
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★★★★★ "Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond."
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★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!"
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★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!"
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★★★★★ "Marc helped me through the home selling process every step. He was very responsive and knows the market well. With another agent my house did not sell for one year, but Marc got me 3 offers within a few months."
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When you value your Manasota Key home with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who price it are the partners who negotiate it. Read every client review on our Google Business Profile. Request your free Manasota Key home valuation or Call Jesse direct at (239) 898-6072.
Every figure on this Manasota Key valuation page traces to a public document. These are the ones a Manasota Key owner opens when the question is value: both county sales files, the assessment and tax sources, the flood and storm-damage rules, the beach-project records and the lender rules an appraiser follows. Each link goes to the publisher, not a copy.
| Document | Publisher | What a Manasota Key seller uses it for | Link |
|---|---|---|---|
| Download data: parcel and sales files | Sarasota County Property Appraiser | The qualified Sarasota side sales, water codes and 2026 just values behind every north-end figure here | sarasotapropertyappraiser.gov download data |
| Roll and sales downloads | Charlotte County Property Appraiser | The Charlotte side condo, co-op and single-family sales and the storm-damaged roll values | Charlotte County Property Appraiser downloads |
| Section 193 just value adjustment | Charlotte County Property Appraiser | The stated 15 percent cost-of-sale adjustment in Charlotte just values | CCPA just value adjustment |
| Section 193.011, Florida Statutes | Florida Legislature | The factors behind just value, including the deduction for costs of sale and the exclusion of furniture | Section 193.011 |
| Section 197.319, Florida Statutes | Florida Legislature | The partial tax refund for a home left uninhabitable 30 days or more by a storm | Section 197.319 |
| 2026 TRIM notice supplement | Sarasota County Property Appraiser | Caps, the school levy on non-homestead property and the reset after a 2026 purchase | SCPA 2026 TRIM supplement |
| Understanding the FEMA 50% rule | Sarasota County Property Appraiser | The 1.2 factor on building value used for substantial damage on the Sarasota side | SCPA FEMA 50% rule |
| 50 percent FEMA rule | Charlotte County | How Charlotte sets building market value for substantial improvement and damage | Charlotte County 50 percent rule |
| Form DR-501T, Transfer of Homestead Assessment Difference | Florida Department of Revenue | Carrying your Save Our Homes benefit to your next Florida homestead | Form DR-501T |
| Manasota Key beach renourishment project | Charlotte County | The 2027 schedule and the beach charge that stays with a Charlotte side property | Charlotte County renourishment project |
| National Flood Hazard Layer, flood zones | FEMA | The mapped zone and base flood elevation at a Manasota Key lot | FEMA NFHL flood hazard zones |
| FHA-approved condominium search | HUD | Whether a buyer's FHA loan can reach your Manasota Key building | HUD condominium search |
| Selling Guide B4-1.3-08, Comparable Sales | Fannie Mae | How an appraiser chooses comparables when Manasota Key sales are thin | Fannie Mae B4-1.3-08 |
| UAD Appendix F-1, URAR Reference Guide | Fannie Mae and Freddie Mac | The frontage, view, hazard zone and front door elevation fields on the new appraisal form | UAD Appendix F-1 |
| Estoppel Certificate Fees schedule | Florida DBPR | The association certificate caps that appear on a Manasota Key condo closing statement | DBPR estoppel fee sheet |
Every source below was read between October 21 and November 14, 2026, and each figure on this page carries its own date and window beside it in the text. Primary documents come first: Florida Statutes and rules, state and federal agencies, Sarasota County and Charlotte County, both Property Appraisers, Clerks and Tax Collectors, and association documents. Manasota Key sales figures come from two county records kept apart: the Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026 (north end, window October 15, 2025 to October 14, 2026) and the Charlotte County Property Appraiser roll dated November 5, 2026 (south end, window September 10, 2025 to September 9, 2026). No listing site, brokerage or valuation aggregator was used for any figure on this page.
By Jesse McGreevy and Marc Comisar, who together bring over 45 years of combined direct experience. For this Manasota Key page we tracked 25 qualified improved sales on the Sarasota County side (October 15, 2025 to October 14, 2026) (Sarasota County Property Appraiser) and 65 on the Charlotte County side (September 10, 2025 to September 9, 2026) (Charlotte County Property Appraiser).
Those counts carry two 12-month windows, one per county, kept apart on purpose, and we tracked every flood, assessment, tax, association and beach rule a buyer's lender, insurer and appraiser will apply to your property, so each figure here comes from a public record you can check.
If you are thinking, "I need someone to sell my house in Manasota Key, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Englewood, Charlotte County, Sarasota County, Port Charlotte, Punta Gorda, Babcock Ranch, Estero, Bonita Springs, Naples and Fort Myers. Whether you are selling on Manasota Key, at Englewood Beach, on Lemon Bay, in Englewood East, Englewood Isles, Grove City, Oyster Creek, Boca Royale, Beachwalk by Manasota Key or Coco Bay, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Jesse McGreevy: (239) 898-6072, [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com, or read about McGreevy and Comisar. For buying questions, see how we represent Englewood buyers, and for a seller's first step, request your free Manasota Key home valuation. Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Brokered by Domain Realty. Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Updated November 2026. This page is general information about Manasota Key home values, not an appraisal and not legal or tax advice. Market figures change with each county file and statutory figures change annually. For your specific property, ask us for the file.
