Inventory for sale this past month dropped by 10%. From 357 AMI properties for sale to 326. Unfortunately demand has waivered for July with only 22 properties sold, almost half what we have experienced so far per month in 2026. Inventory absorption has significantly increased from 9.1 months to 14.8 for July.
July 2025 vs July 2026 comparisons: Demand for single family homes is relatively flat from last year. 14 single family properties sold versus 15 properties sold in 2025. Condominium sales are down. 10 sold in 2025 versus 6 in June 2026.
Last month Comparisons: In the month of July we saw 14 single family properties go pending compared to last month, 18. Condos have seen an elevated pending rate of 12 in July versus 4 in June. A significant increase in demand for condos.
Single Family for sale Data: The distribution of single-family properties for sale is 7%, $1M or less, 27% is $1M – $2M, 19% is $2M – $3M, 28% from $3M to $5M and above $5M is 20%.
Condos for Sale Data: The distribution of condos for sale are 25% under $0.5M, 60% from $0.5M to $1M, and 15% above $1M for sale.
Summary: July has seen a significant reduction in sold properties as well as pending. This correlates to a 40% reduction in demand for the month of July. It is too soon to panic but the absorption rate of Anna Maria Island property has spiked from 9 months of inventory for sale to 14 months. This is territory for me to become concerned for sellers in the market. Pending properties for July leads me to believe we have at least a two month slow down of demand while inventory is likely to remain flat.
Why the slow down? I think fear still lingers of windy storms and locally we started to hear about tropical systems over a month ago. The concern for many will be if history repeats itself and unless the perfect property is listed for sale or a fantastic deal hits the market, buyers will hold off jumping into the water until the windy season comes and goes with little to no fanfare.
Property of the month: Mixing things up a bit. 12 months ago we could pick up a Key Royale single family home in Holmes Beach on a canal for $1 M and under. 12 months later, the least expensive Key Royale home on the market is just over $2M. A testament to demand outside the windy season.
If the demand slow down continues through September, start watching the Anna Maria Island real estate market for some better than normal prices. I don’t expect drops in prices to last long as no windy storm will correlate into pent up demand for purchasing Anna Maria Island properties.
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!
