Inventory for sale has elevated a small amount since January 2026. January ended at 355 AMI properties for sale and February increased to 376 which represents a 6% increase in inventory. Inventory absorption which is a relative leading indicator for supply versus demand remained flat, 11.4 months of inventory. 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 remains.
February 2025 vs February 2026 comparisons: Demand is up from last year. 13 single family properties sold versus 20 properties sold in 2026. Condominium sales are way up compared to February 2025. 6 sold in 2025 versus 11 in 2026.
February 2026 sold data: 60% of the sold properties in February 2026 were below a $2M price tag. This is a slight improvement over January but still clear buyers are waiting for bargains. No question we are still in a buyer’s market. For single family properties sold in February – 15% sold under $1M, 45% between $1M -$2M, 10% between $2M – $3M, and 30% between $3M – $5M. For condos sold in February 2026, 46% sold under $0.5M, 46% between $0.5M and $1M and 8% above $1M.
Last month Comparisons: In the month of February we saw 21 properties go pending compared to last month, 31. Demand fell 30%. 16 of those were single family homes and 5 were condominiums. A big slow down versus last month for condos. For single family homes that went pending, 50% of those had a list price of more than $2M. The sweet spot for condos remains between $0.5M to $1M with 80% of pending’s for condos in that range. As a note, the highest price single family that went pending was $5.75M and the highest pending condo for February had a list price of $0.799M.
Single Family for sale Data: The distribution of single-family properties for sale is 5%, $1M or less, 34% is $1M – $2M, 20% is $2M – $3M, 27% from $3M to $5M and above $5M is 7%.
Condos for Sale Data: The distribution of condos for sale are 19% under $0.5M, 58% from $0.5M to $1M, and 23% above $1M for sale.
Summary: Yup, the data continues to point to a buyer’s market. In my January newsletter we saw a West of Gulf Drive home go for $1.65M which is the lowest we have seen in 5+ years, that establishes a low land value. This past month we saw a 1989 built house over 4,500 sq ft on the Bay go for $3.4M. An absolute steal as it was perfectly livable with zero hurricane damage. If you are a buyer, it is great news, it sets bay front land value at least in Holmes Beach to be less than $3.4M. If you are looking for a good starter vacation rental, 5803 De Palmas just hit the market and is a great starter at $1.05M with a pool, ground level and newly renovated.
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. Tons of folks back on the island in February and Jennifer mentioned Publix was a mob scene this past Saturday. All great signs visitors are returning to our paradise! Thanks so much – Larry Chatt