The Gulf Coast seller’s pricing guide: what your home is actually worth, where that number really comes from, and why homes that don’t sell usually weren’t “overpriced.” From a Realtor who prices to your town’s REALTOR® board — not a county average.
Months on the market, a price cut that tells every buyer the home has a problem, or a sale for less than the house was worth. On this coast, where Venice and Englewood are different markets on different boards, the wrong number is the most expensive mistake a seller makes.
Every market number in it comes from the local REALTOR® board that actually covers your town, with the board and month printed beside it, re-checked at the board’s own website. Where a board hasn’t published a verifiable 2026 figure, the guide says so instead of guessing.
I’m the one a seller calls after months with someone else. I look at what really happened, I fix the marketing, and more often than not I relist at the same price and it goes under contract. And I don’t disappear after closing: the thing my clients say most is that I’m still there years later. Before, during, and forever after.
Licensed since 2008 on Florida’s Gulf Coast, over $125 million in closed residential sales, 5.0 across 31 verified Zillow reviews. Je parle français — Canadian and European buyers are part of every listing’s reach, backed by my CIPS® designation.
Most agents’ service visibly ends at the closing table. Mine doesn’t. And most agents will tell you your home didn’t sell because it was overpriced. I won’t — because most of the time it’s the marketing, the reach and how the home was shown, and I’ve relisted at the same price and sold it enough times to know.
This coast is not one market. The number that’s true in Venice is not true in Englewood, and an agent who quotes you a county figure is describing a market forty minutes from your street. I price to the board that covers your town, and I show you where every number came from.
The tightest market on this coast in July.
Single-family median $465,873 · 45 days to contract · 3.2 months of supply · 94.6% of original list price · 35.9% cash
Venice Area Board of REALTORS® · July 2026
Sarasota County figures — the county report, not a street-level read.
Single-family median $493,500 · 52 days to contract · 3.9 months of supply · 94.2% of original list price
REALTOR® Association of Sarasota and Manatee · July 2026 · Sarasota County
Manatee County figures.
Single-family median $495,000 · 50 days to contract · 4.1 months of supply · 95.2% of original list price
REALTOR® Association of Sarasota and Manatee · July 2026 · Manatee County
Englewood Area Board of REALTORS® territory. No 2026 report was posted at the board as of September 12, 2026, so there is no figure here — text me your street for the live read.
Englewood Area Board of REALTORS® — no verifiable 2026 figure
Punta Gorda–Port Charlotte–North Port–DeSoto association territory. Same rule, same offer: text me your street.
PGPCNP REALTORS® — no verifiable 2026 report posted
Priced to lead the community and sold in 37 days in a buyer’s market. A second-agent relaunch under contract in one week with multiple offers. A New York seller who closed during Hurricane Ian without coming down. Every one of those homes had a number that could have been wrong — none was, because it came from the right board and the marketing reached the buyers who were actually looking.
Monthly market updates read straight from the board’s report, board and month on screen — and the honest seller conversations most agents won’t film. This guide is a sample of what’s there.
The Gulf Coast seller’s pricing guide — free, and worth reading before you decide anything.
Read it once, then text me your street whenever you want the live number. That’s absolutely no problem.
Download the guide (PDF)