Inventory for sale has elevated a small amount since December 2025. December 2025 ended at 309 AMI properties for sale and January 2026 increased to 355 which represents a 15% increase in inventory. Inventory absorption which is a relative leading indicator for supply versus demand remained flat at 11.5 months of inventory compared to December 2025. As a reminder, our 10 year average inventory absorption is 8.1 months of inventory on hand. In summary, slightly above average supply with slightly below average demand. It is however important to note we have seen 12 months of flat supply versus demand.
January 2025 vs January 2026 comparisons: Demand is a mixed bag compared to last year. 14 single family properties sold versus 20 properties sold in 2025. Condominium sales on the other hand are way up compared to January 2025. 3 sold in January 2025 versus 16 January 2026.
January 2026 sold data: 71% of the sold properties in January 2026 were below a $2M price tag. It is clear buyers are looking for property under market value. No question we are still in a buyers market. For single family properties sold in January – 21% sold under $1M, 50% between $1-$2M, 7% between $2M-$3M, 14% between $3M – $5M and 7% above $5M. For condos sold in January 2026, 38% sold under $0.5M, 50% between $0.5M and $1M and 13% above $1M.
Last month Comparisons: In the month of January we saw 31 properties go pending compared to December of 16. Certainly encouraging the pipeline for closings is improving. 19 of those were single family homes and 12 were condominiums. For single family homes that went pending, 42% of those had a list price of more than $2M. The sweet spot for condos remains between $0.5M to $1M with 58% of pending for condos in that range.
Single Family for sale Data: The distribution of single-family properties for sale is 12%, $1M or less, 36% is $1M – $2M, 20% is $2M – $3M, 25% from $3M to $5M and above $5M is 14%.
Condo for Sale Data: The distribution of condos for sale are 17% under $0.5M, 59% from $0.5M to $1M, and 24% above $1M for sale.
Summary: Most of the data continues to point us to a buyer’s market for Anna Maria Island real estate although the single family pending data for January is very encouraging. Speaking of a buyers market, West of Gulf drive land is around $1.65M which is at least a 5 year discount! If you have been in the market to purchase an Anna Maria Island property, then I continue to suggest you be sure to start educating yourself on market pricing for AMI properties. At the first sign of a turn I will be sure to voice my opinion but for now the data is a mixed bag and no clear data points providing a clear change in the supply versus demand curve. For example, inventory for sale did elevate 15% in January however demand has elevated as well to maintain a flat inventory absorption.
We would love the opportunity to help sell your property or start the process of sending real-time active’s, pending and sold property so the education process can begin towards the purchase of your AMI home away from home. Finally, I expect with high season approaching our real estate market will begin heating up and you can expect a monthly newsletter from here forward. Thanks so much – Larry Chatt