Nick Schlabach-Realtor

08/28/2026

At first glance, the latest numbers look incredibly strong. Dig a little deeper though, and the story gets much more interesting.

Lower-priced condos are still making up a large share of sales, while luxury closings are coming in waves and pulling the average price much higher. In some months, one project can materially distort the headline numbers.

I put together a short report breaking down what’s actually happening underneath the data and why the “average Sarasota condo” can be a pretty misleading concept.

If you own a condo here, the real question is much more specific: what’s happening in your building, your price range and your competitive set? Read the full article here: https://files.constantcontact.com/b16ac72e801/220dd725-0d38-4fa8-9707-74992060a8f2.png

08/21/2026

A little Sarasota real estate, a little hurricane talk, and a little life lately. July's numbers are getting interesting. Take a look 👇

Email from Nick Schlabach - Realtor   Nick Schlabach Sarasota is my home, let me show you around! Market Report Good afternoon and happy Friday! The weather has been awesome lately. My daughter is bac

08/18/2026

I came across an interesting study on Florida's condo market that puts some numbers behind what we've been watching happen over the last few years.

The researcher analyzed more than 1 million Florida condo sales from 2020–2024 and found two distinct price adjustments.

First came Surfside. Buyers reassessed the risks associated with condo ownership, and affected properties saw an estimated 4.4% decline in value.

Then came Florida's new inspection and reserve requirements under SB 4-D. The cumulative estimated decline grew to 8.1%, suggesting buyers immediately began pricing future inspections, reserves and repair costs into what they were willing to pay.

One of the most surprising findings: newer and higher-value condos actually experienced some of the largest adjustments. Distance from the coast mattered considerably less than you might expect.

It's an interesting example of something we see constantly in real estate: a future expense doesn't have to happen yet to affect today's value. Once buyers know it's coming, the market starts pricing it in.

I've included a link to the full research paper for anyone interested in digging into the numbers.

https://arxiv.org/pdf/2607.02791

08/14/2026

We're back on the email train! If you'd like to be added to the list and receive a free weekly update, drop your email below! Lots of exciting things happening in the market!

Email from Nick Schlabach - Realtor   Nick Schlabach Sarasota is my home, let me show you around! Market Report Good afternoon and happy Friday! For as long as I can remember, Sarasota has been known

08/03/2026

Headline noise can cause perceptions that don’t always align with reality. Yes, we have more inventory, but how much inventory do we have that people actually want to buy? Thats what we’re taking a look at today.

07/22/2026

Q2 reports for Sarasota County single family homes tell an interesting story. Median sale price saw it's first YoY increase in 2 years. Meanwhile, closed sale numbers are up YoY for the fourth straight quarter while inventory levels are dropping quickly. If you've been eyeing the market for an entry point, this could be a great opportunity for you!

07/03/2025

📊 Sarasota/Bradenton Market Update: Where Are We Headed?

I’ve been reviewing some powerful data on our local market, and here’s what I see:

✅ Closed sales — Only a handful of positive quarters in the last 4 years, but the trend is stabilizing.
✅ Median sale prices — We’ve now had three consecutive quarters of negative year-over-year price changes, something we haven’t seen since the 2010–2011 market correction.
✅ Pending sales — Holding fairly steady, suggesting demand is still there, though not overheated.
✅ Time to contract — Higher than recent norms, showing buyers are taking more time to make decisions.
✅ Inventory — Higher than during the pandemic frenzy but far from oversupply, which keeps prices supported.

What’s next?

With mortgage rates softening and Florida consumer sentiment improving, we could see modest positive growth in sales volume over the next 6–12 months.

Prices may stay flat or slightly negative for another quarter or two as the market rebalances, then resume slow upward growth.

Inventory will likely remain higher than 2021 but not flood the market.

Buyers will stay selective, keeping negotiation timelines a bit longer.

In my view, the Sarasota/Bradenton market is heading for a gradual normalization — a healthier, more predictable pattern after an extraordinary few years.

Of course, surprises can happen (economic shocks, insurance swings, storms), but absent those, this is a market where realistic sellers and strategic buyers can succeed.

👉 Curious what this means for your plans? Let’s connect and dive into your specific goals!

05/24/2025

05/23/2025

📉 Prices Down, Inventory Up: A Market in Transition
The chart below tells a clear story: as inventory has climbed, home prices have started to fall — a classic signal of a shifting market.

Over the past four years in Sarasota:

Median sale prices surged during the pandemic boom, peaking in 2022.

As inventory levels rose in 2023 and 2024, prices began a steady decline.

Today, with inventory at its highest level in years, buyers have more options and more leverage — and it shows in pricing.

This trend marks a move from an overheated seller’s market to a more balanced — even buyer-favored — environment.

Sellers need to price strategically. Buyers have negotiating room. This chart is the market’s way of saying: timing and positioning now matter more than ever.

📊 Thinking of buying or selling in Sarasota?
This shift in the market could be your window of opportunity.
Let’s talk strategy — message me or click the link in bio to get started. 🏡(941) 313-1644

11/11/2024

In my view, consumer sentiment is one of the most important economic indicators out there. The fact that this index has continued to climb is good news for our local economy!

Consumer sentiment hits its highest since April. Long-term business conditions have reached their highest optimistic point in almost four years.