Inventory for sale has remained relatively flat since early 2026. At the end of June there were 357 properties for sale. That is a significant increase since last year of 25% however, demand has more than overcome the increase in inventory when considering supply versus demand of AMI Real Estate. Along those lines, inventory absorption has decreased from December 2025 from 11.4 months to 9.1 months of inventory in June. A slight uptick from 8.5 months in May. As a reminder, our 10 year average inventory absorption is 8.1 months of inventory on hand. The market is just slowly moving from a buyer’s market to neutral.
June 2025 vs June 2026 comparisons: Demand is up from last year. 34 single family properties sold versus 14 properties sold in 2025. Condominium sales are flat. 11 sold in 2025 versus 10 in June 2026.
Ground level sold data: I have received several emails asking about ground level sales versus elevated. Q2 2024 (Prior to Helene) versus Q2 2026 has very little difference in the amount of ground level sales overall. 38% versus 35% of sales were ground level properties. 3% less after Helene. In addition, there has been modest appreciation for ground levels since 2024 as well. (Compared sold $ per sq ft which admittedly is not a fantastic comparison) In general, I would characterize ground level home buyers as cautious but the data at least comparing Quarter 2 pre and post Helene seems to point to normal conditions.
Last month Comparisons: In the month of June we saw 22 properties go pending compared to last month, 27. 18 of those were single family homes and 4 were condominiums.
Single Family for sale Data: The distribution of single-family properties for sale is 8%, $1M or less, 27% is $1M – $2M, 20% is $2M – $3M, 27% from $3M to $5M and above $5M is 19%.
Condos for Sale Data: The distribution of condos for sale are 21% under $0.5M, 65% from $0.5M to $1M, and 14% above $1M for sale.
Summary: Buyers continue to return to the island to find their “peace” of paradise. The move from a buyer’s market to a neutral market continues to be a slow burn. Frankly the data points to equalized supply versus demand market for the past several quarters. Sellers are not going to get elevated asking prices while buyers are unlikely to find non-distressed properties for a steal. I would estimate we will continue to be in an AMI real estate neutral environment until a weather or financial related event snaps our trend. Until then, buyers will watch for their perfect property to hit the market while sellers will have motivation to sell at a reasonable price.
Property of the month: 2404 Avenue A in Bradenton Beach. $750,000. If you are on the sidelines, stop, you need to jump in. Last year you could pick up something for $650,000 in Holmes Beach. Now, $750,000.
We would love the opportunity to help sell your property or start the process of sending real-time actives, pending and sold property so the education process can begin towards the purchase of your AMI home away from home.
Thanks so much – Larry Chatt. Keep those emails coming!