Inventory for sale has remained relatively flat since early 2026. February ended at 376 AMI properties for sale and end of May has further decreased to 358 and as a reminder, April ended at 360 properties for sale. Inventory absorption which is a relative leading indicator for supply versus demand has decreased from December 2025 from 11.4 months to 8.5 months of inventory and incidentally April was 8.8. As a reminder, our 10 year average inventory absorption is 8.1 months of inventory on hand. This represents a 25% reduction in months of inventory on hand since December. In summary, the data is pointing towards a continued “turn” in the market.
May 2025 vs May 2026 comparisons: Demand is slightly up from last year. 21 single family properties sold versus 18 properties sold in May 2025. Condominium sales are up as well. 10 sold in 2025 versus 15 in 2026.
May 2026 sold data: 37% of the single family sold properties in May 2026 were below a $2M price tag. This figure continues to improve which indicates buyers are returning to purchase AMI properties. For single family properties sold in May – 6% sold under $1M, 31% between $1M -$2M, 20% between $2M – $3M, 27% between $3M – $5M and 16% above $5M. For condos sold in May 2026, 18 % sold under $0.5M, 67% between $0.5M and $1M and 15% above $1M.
Last month Comparisons: In the month of May we saw 27 properties go pending compared to last month, 26. 15 of those were single family homes and 12 were condominiums.
Single Family for sale Data: The distribution of single-family properties for sale is 6%, $1M or less, 31% is $1M – $2M, 20% is $2M – $3M, 27% from $3M to $5M and above $5M is 16%.
Condos for Sale Data: The distribution of condos for sale are 18% under $0.5M, 67% from $0.5M to $1M, and 15% above $1M for sale.
Summary: The data continues to point towards buyers returning to purchase properties. I am not excited pending properties are only up slightly versus last year however the improvement in above $2M properties selling and inventory absorption maintains the same storyline. Traditionally the summer months increase transaction activity. I would suggest continuing to watch the market for the perfect property and if it hits the market, jump on it. Most sellers understand we are in a buyer’s market and that has a habit of changing overnight in high visitation seasons.
Mixing it up this month… 237 S Harbor Drive in Holmes Beach is a vacant lot ready to build. Several reductions and it’s been on the market for a while. It is a corner lot however at $697,500 it is fantastic opportunity to jump on the AMI real estate bus.
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!
