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!

The post Anna Maria Island July 2026 Real Estate Market Update appeared first on Galletto Team - Anna Maria Island Luxury Real Estate.

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!

The post Anna Maria Island June 2026 Real Estate Market Update appeared first on Galletto Team - Anna Maria Island Luxury Real Estate.

March 2025 vs March 2026 comparisons: Demand is up from last year. 29 single family properties sold versus 26 properties sold in 2025. Condominium sales are way up compared to March 2025.  7 sold in 2025 versus 11 in 2026.      

March 2026 sold data: 60% of the single family sold properties in March 2026 were below a $2M price tag. This has been relatively flat the last few months. For single family properties sold in March – 22% sold under $1M, 37% between $1M -$2M, 15% between $2M – $3M, and 26% between $3M – $5M. For condos sold in March 2026,18 % sold under $0.5M, 73% between $0.5M and $1M and 9% above $1M.   

Last month Comparisons: In the month of March we saw 41 properties go pending compared to last month, 21. Demand rose by 95%!  29 of those were single family homes and 12 were condominiums. For single family homes that went pending, 50% of those had a list price of more than $2M. Condo pending prices have moved to a more normal distribution with pending’s between $0.5M to $1M at 73% for March. Real estate sales are moving in a more normalized direction for AMI real estate. 

Single Family for sale Data: The distribution of single-family properties for sale is 5%, $1M or less, 30% is $1M – $2M, 19% is $2M – $3M, 29% from $3M to $5M and above $5M is 17%.
Condos for Sale Data: The distribution of condos for sale are 16% under $0.5M, 63% from $0.5M to $1M, and 21% above $1M for sale.

Summary:   The data is beginning to show mixed signals. We remain in a buyer’s market but increased demand continues as well as more normalized sale values going pending.  Especially with condos.  Since Condos are at a lower price point they often are the sign to a changing market from buyer’s market to neutral. A great buy to consider this month is 6201 Holmes Blvd.  It is a ground level, 5 bedroom, 3 bath with private pool for $1.45M. At 1822 sq ft the foot print is small as well as the pool but I am familiar with this property and a great starter AMI vacation rental.

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. March has been packed with visitors. It is a great sign of things to come for Anna Maria Island!

Thanks so much –

Larry Chatt. Keep those emails coming!

The post Anna Maria Island March 2026 Real Estate Market update appeared first on Galletto Team - Anna Maria Island Luxury Real Estate.

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

The post Anna Maria Island Real Estate February 2026 Market Update appeared first on Galletto Team - Anna Maria Island Luxury Real Estate.

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

The post Anna Maria Island January 2026 Market Update appeared first on Galletto Team - Anna Maria Island Luxury Real Estate.

Inventory for sale has elevated a small amount since Q3/2025. Q3/2025 ended at 296 AMI properties for sale and Q4/2025 increased to 309 which represents a 4% increase in inventory. Inventory absorption which is a relative leading indicator for supply and demand saw a slight increase from 11.0 months Q3/2025 versus Q4/2025 of 11.4 months. 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.

Q4/2024 vs Q4/2025 comparisons: Demand is up compared to last year, (51) Q4/2024 versus (81) Q4/2025 AMI property sold representing an increase in demand of 59%.

Q4/2025 sold data: The average sale pace for Q3/2025 was 27 per month. 21% of the sold properties Q4/2025 were above $2M as compared to Q3/2025 which was 25%. I was hoping we would see non-distressed sales increase closer to 30%. This tells us the market is moving from distressed buyers to those ready to make the leap. It’s important to keep an eye on this but if Q1/2026 pushes 30% of our total $2M+ sold properties our recovery of real estate values is on the way. Lastly, 22 condos were sold in all of Q4/2025 up from 15 in Q3/2025. 55% of condo sales were above $0.6 M which is a significant increase from Q3/2025 of only 20%.

Last month Comparisons: In the month of December we saw 16 properties go pending. 25% of those had a list price of more than $2M. 44% of December pending were single family homes and 44% were condos. There were 29 properties sold in December 2025. 28% of the properties were above $2M and 66% of the properties were single family homes. Condos have seen an uptick in non-distressed properties selling on AMI.

Single Family for sale Data: The distribution of single-family properties for sale is 19%, $1M or less, 35% is $1M – $2M, 16% is $2M – $3M, 29% from $3M to $5M and above $5M is 14% of the AMI inventory for sale.
Condo for Sale Stats: The distribution of condos for sale are 19% under $0.5M, 57% 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. A small sign in the right direction is inventory for sale has remained flat, while Q4/2025 has seen a decrease in lower priced inventory in both single-family properties as well as condos. The difference in reduced low priced inventory is seen with an increase in the highest price range for both categories.

One last note for potential buyers. Q4/2024 at 51 properties sold is the worst demand quarter since the financial crisis in 2008 when we dipped to 32 properties sold. There is normally a LAG time between sellers understanding the market has shifted and prices dropping. The inventory shift mentioned above could be an indicator we are in the middle of a low market price reality for sellers. In addition, the vacation rental market demand for Q1/2026 is healthy and close to “normal” demand levels. While I don’t have a crystal ball, my guess is Q2/2026 is when we can expect a turn in the market DATA. If you have been on the sidelines waiting for the moment to buy, I would strongly suggest making some offers to see if you can pick up your dream AMI property in Q1/2025.

HAPPY NEW YEAR! Larry Chatt and the Galletto Team

The post Anna Maria Island 2025 4th Quarter Newsletter appeared first on Galletto Team - Anna Maria Island Luxury Real Estate.

Q3/2024 vs Q3/2025 comparisons: Demand is up compared to last year, (77) Q3/2024 versus (81) Q3/2025 AMI property sold. Most notably, demand is up 59% from our low of 51 Q4/2024 versus Q3/2025 of 81.

Q3/2025 sold data: The average sale pace for Q3/2025 was 27 per month. 25% of the sold properties Q3/2025 were above $2M as compared to Q2/2025, which was 15%. I am excited that the volume of property sold above $2M has increased to 25%. This is the beginning of an indicator of a healthy market after our windy storms of 2024. It’s important to keep an eye on this, but if Q4/2025 pushes 30% of our total $2M+ sold properties, our recovery of real estate values is on the way. Lastly, 15 condos were sold in all of Q3/2025 down from 21 in Q2/2025. Only 20% of sales in Q3/2025 were above $0.6M.

Last month Comparisons: In the month of September, we saw 20 properties go pending. 20% of those had a list price of more than $2M. 60% of September pending were single-family homes, and 30% were condos. There were 21 properties sold in September 2025. 19% of the properties were above $2M, and 62% of the properties were single-family homes. This continues my thoughts that we are in a mixed market with a slight decrease in distressed property buyer’s market, which will likely continue until December 2025.

Single Family for sale Data: The distribution of single-family properties for sale is 12%, $1M or less, 29% is $1M – $2M, 23% is $2M – $3M, 23% from $3M to $5M and above $5M is 13% of the AMI inventory for sale. Condo for Sale Stats: The distribution of condos for sale are 27% under $0.5M, 60% from $0.5M to $1M, and 13% above $1M for sale.

Summary: Most of the data continues to point us to a buyer’s market for Anna Maria Island real estate. Inventory holding steady for 9 months, as well as 25% of properties Q3/2025 sold above $2M. This is a glimpse that sellers are becoming more understanding of market conditions, and sellers motivated to sell are reducing their prices. If you are considering purchasing something on Anna Maria Island, I would suggest to start watching the market. With continued reductions in interest rates expected as well as no windy storms this season, I anticipate the market could turn hot for single-family properties under $2.5M and Condos under $1.1M.

It’s hard to believe that 1 year ago, the island was ravaged by two hurricanes. Recently, I reflected on life after hurricanes and told my youngest son, “I hope in 50 years you are celebrated for your first-hand recollection of what it was like to live on Anna Maria Island during Helen and Milton.” He asked why? “This would mean Islanders are not posed for 50 years with the question, is the risk versus the reward?” Thanks – Larry Chatt

The post Anna Maria Island 2025 3rd Quarter Newsletter appeared first on Galletto Team - Anna Maria Island Luxury Real Estate.

Starting at $3,750,000  each 4 bed, 3.5 bath 2500 sq. ft plus per unit.  AND  1 garage, 1 under-building park, and another outside each!

Real estate sales on Anna Maria Island continue to soar.  After ending the year in 2020 with historic high sales it continues now into 2021.  Sales for the month of January 2021 were 70% higher than sales for January 2020.  Inventory if it were any lower would be non-existent.  Sales for January 2021 for Anna Maria City, Holmes Beach and Bradenton Beach were 56 (SF-28, Con-20, Dup-7 & Lot-1) up 70% above January 2020 at 33 (SF-24, Con-9, Dup-0 & Lot-0) after being up 79% and 99% over the last two months.  The inventory continues to be the lowest it’s been in 25 years and continues to be below 300 for twenty-nine of the last thirty-seven months and sixteen of the last nineteen months.  Inventory is currently at only 100 (SF-57, Con-25, Dup-7 & Lot-11).  Inventory for the previous thirty-seven months were 135, 145, 155, 162, 175, 196, 230, 261, 253, 274, 308, 314, 312, 289, 279, 282, 292, 296, 293, 305, 334, 338, 319, 291, 257, 249, 231, 214, 223, 240, 254, 267, 297, 297, 310, 290, 298, and again has hit a new low for this market.  Single family sales for Manatee County December 31, 2020, Y-T-D were up 63% above December 31, 2019, Y-T-D and the current inventory is down 216% from 2019 at this time.

Again….I can not say this strongly enough;  for those of you thinking of selling within the next year or two now would be a good time to put your property on the market while it is a sellers’ market.  Historically this market has come about every 7-10 years.  As far as you buyers…buying sooner is better than later.  Call (941) 232-2216 or email me at alan@alangalletto.com  for an opinion of value or to start a search to find a property today.

Since last month’s newsletter there continues to be a lot of activity.  403 20^th Place, BB  closed for $2,225,000 and 7100 Gulf Drive #202, HB closed for $435,000.  The following properties went under contract since last month’s newsletter:  6200 Flotilla #306 HB listed at $559,000;  6814 Gulf Drive, HB listed at $570,000; 2716 Gulf #204, HB listed at $789,000;  600 Manatee Ave #214, HB listed at $379,000;  5622 Gulf Drive#3, HB listed at 2,290,000 and 543 67^th St, HB listed at $1,799,900.   If you are looking for a great rental there isn’t much to choose from.  Of the 57 single family properties currently for sale, there are only 5 single family properties under $1 million and only 14 between 1 Million and 2 million.   The property at 228 Willow Ave. recently became available.  A 6BR/4.5 Bath a short 2 block walk to the beach and on a canal with too many amenities to say, listed at $3,485,000.  If you want to be directly on the Gulf then check out this new Four unit, direct gulf front condo complex The units are 4BR/3.5 Bath between 2495-2635 sq. ft. with amazing views of the Gulf from each one.   Call me to get the details…hurry one is already sold.    If you want to see these or any other properties just call Lynn or I.  We can also put you on your own automatic search for properties with your specific criteria, let us know what that is- today!

To summarize the Anna Maria Island Real Estate Market beginning 2021, sales for January were 70% above January 2020.  The inventory continues to drop and continues to be the lowest I’ve seen it in 25 years, at 100 (SF-57, Con-25, Dup-7, Lot-11) down from 135, 145, 155, 162 & 175 the last five months.  Pended properties (properties under contract) continue to remain strong at 101 (SF-47, Con-31, Dup-7 & Lot-2) above all but one of the previous eight months at 87, 86, 90, 94, 112, 92, 71 & 42.  Distressed properties continue to be non-existent as they have been for the last couple of years with again none in the current inventory and only two in the last thirty months.

The distribution of the single-family properties currently for sale on AMI continues to skew to the high end with only 5% or (3) <$750K, 5% or (3) between $750K and $1 million, 30% or (17) between $1 million and $2 million and 26% or (15) between 2-3 Million and 34% or (19) over $3 million.  The distribution for Condos currently for sale on AMI is 32% or (8) <$500K, 32% or (8) $500K-$750K, 16% or (4) $750K – $1 million and 20% or (5) >$1 million.  You can see that 95% of the single-family prices are over $750K and 80% are over $1 million while 32% of the condos were below $500K.  As you can see again single family prices continue to go up much faster than condo prices.  Of the current inventory of 57  “single family homes” the lowest priced property is still $515,000 (a 1br/1bath) home at 205 peacock Lane HB and the highest is $7,985,000 a 1/4 acre gulf front ground level bungalow at 102 77^th St. HB  Of the current inventory of 25 condos the lowest priced unit again this month is a 2br/1bath  condo at 611 Gulf Dr. Imperial House D26 BB listed at $300,000 and the highest $2,399,000 a 3br/2.5 bath direct gulf front L’Plage unit #7 HB.  The prices for single family homes continue to move up rapidly while condos continue to creep up.  Of the single-family properties currently for sale on AMI, the average list price is $2,308,936 and the median list price is $1,995,000 and for condos, the average list price is $769,459 and the median list price is $588,944.

           Longboat Key current inventory has for the eighth month dropped down again significantly to 127 (SF- 30, Con- 79, Dup- 2 & Lot- 16) the lowest it’s been in the last nineteen months at 129, 156, 172, 178, 199, 218, 275, 295, 337, 388, 386, 378, 364, 354, 309, 309, 274, 289,359 and significantly lower than the previous seven months at 388, 386, 404, 442, 461, 455, 452. Of the current inventory of 30 single family homes, the average list price is $2,688,393 and the median list price is $1,887,000.  For the 79 condos for sale, the average and median list prices respectively are $1,335,149 & $750,000.

Hope you are enjoying the fall weather (we don’t do winter here!!  HA).

Keep those calls and e-mails coming.   Please, continue to stay safe!

We love hearing from you and look forward to seeing you on the island……Alan, Frank & Lynn

Click HERE for FULL NEWSLETTER and detailed charts and facts for Anna Maria Island Real Estate for sale.

941-232-2216 ALAN@AlanGalletto.com

#AnnaMariaLuxuryRealEstate #HouseHunting #BuyAHomeOnAnIsland #luxuryrealestate

The post Anna Maria Island, FL. Real Estate News February 2021 appeared first on Galletto Team - Anna Maria Island Luxury Real Estate.

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