You may have heard that the Venice Florida real estate market is back to a seller’s market, but looking at the actual numbers tells a very different story. In this post, I’m sharing the real numbers: listings, sales, median prices, and the facts on what numbers skew the data.
Current market data (using August’s closing numbers):
Active Listings – Single Family Homes in Venice
- Current 2025 year-to-date average: ~892 homes on the market.
- Historic 10-year average: ~450 homes.
- Inventory today is almost double the normal supply.
Closed Sales – Single Family Homes in Venice
- Current 2025 year-to-date average: ~146 sales per month.
- Historic 10-year average: ~143 sales per month.
- Sales are flat compared to history, while listings have nearly doubled.
The Quitters: Sellers who gave up and took their homes off market
- In the past 12 months, 907 Venice homes quit the market.
- 522 canceled
- 59 withdrawn conditional
- 326 expired
- 522 canceled
Even if only half return this season, that’s another 450 or so additional homes adding to supply.
Current Data Summary
Active listings = 892
Sales = 146 per month
Months of inventory 6.1 months
If half the “quitters” return (≈ 454 more listings)
New listings = 892 + 454 = 1,346
Scenario #1:
Sales stay flat (146/month)
9.2 months of inventory
Market would shift clearly into buyer’s market territory.
Scenario #2:
Sales pick up in season (say back to 180/month, roughly historic winter pace)
7.5 months of inventory
Still well above balanced, with more inventory than demand.
Venice FL — Median Sale Price (Single Family, August) 2019 to 2025
- 2019: $258,250
- 2020: $279,500 → +8.2%
- 2021: $325,000 → +16.3%
- 2022: $372,330 → +14.6% (total increase since 2019 44.2%)
- 2023: $365,000 → -2.0%
- 2024: $359,900 → -1.4%
- 2025: $350,000 → -2.8%
Why Median Price Misleads
Median prices can swing based on a handful of large or waterfront sales.
They don’t reflect what the average buyer actually experiences.
Builder Incentives Skew the Market
New construction records at full sales price. Buyers receive significant incentives: financing incentives, closing costs, and option upgrades.
- Example: a $500,000 home with $30,000 in incentives really nets the builder/developer closer to $470,000.
- This inflates the reported sales numbers and also property tax assessments, since taxes are based on the recorded price, not the net.
Wrap Up
So is Venice back to a seller’s market? Not in my opinion. Inventory is nearly double normal, sales are flat, and almost a thousand sellers gave up in the past year. Builders continue to make significant deals luring in buyers with financing and closing cost incentives, which impact affordability. That’s the real story — not just the headlines.
Watch a summary of this market update on my YouTube channel here: What’s REALLY Happening in Venice FL Housing Market This Fall?