The full guide
If you’re moving to Sarasota or Lakewood Ranch from another state, downsizing, or buying while you still live somewhere else, three things decide how it goes. You have to time the sale and the purchase, see homes honestly from a distance, and pick the right town. I’m Janelle Mertins, a Realtor with Compass in Sarasota, and moves like yours are a big part of my work in Lakewood Ranch, Sarasota, and Bradenton.
I’ve closed 168 sales since 2015. Many of those clients were selling in one place and buying in another at the same time.
Tell me where you’re moving from, what you need to sell, and when you want to be here. I’ll lay out your timeline.
How do you buy and sell at the same time without moving twice?
The cleanest way to buy and sell at once is to treat both as one project. Decide which one closes first, protect yourself with the right contract terms, and have a backup place to stay. The first thing I ask you is simple: do you need the money from your sale to buy?
Your answer points to one of these paths.
- Sell first, then rent back. You close on your sale and stay on as a tenant under a rent-back written into the sale contract. Then you move once.
- Buy first with bridge financing. A bridge loan or a credit line against your current home lets you buy before you sell.
- Make your offer contingent on your sale. Go carefully here. Sarasota County had 3.7 months of single-family supply in August 2026, and sellers of well-priced homes often prefer offers without that contingency.
- Close both in one week. When both homes are local, I coordinate the two title companies so your sale funds your purchase.
- Rent first. A seasonal or annual rental lets you get to know the area before you commit.
Not sure which path fits? Tell me your dates and whether you need the sale proceeds, and I’ll put both closings on one calendar for you.
Can you buy a Sarasota home without seeing it in person?
Yes. You can tour, inspect, and close on a Sarasota or Lakewood Ranch home without flying in, as long as your agent is willing to be your eyes. I walk homes with you live on FaceTime or Zoom. I show you the flaws as well as the finishes, and I record the tour so you can watch it again.
- Honest walk-throughs. I open the closets, run the water, show you the roof, and step outside so you can hear the road.
- Inspections. You choose the inspector, I’m there for it, and we go through the report together on a call.
- Your lender and attorney. An out-of-state lender that lends in Florida works fine. I send them the contract and the association documents early.
- Remote closing. Florida law allows online notarization, so you can sign with a Florida online notary over recorded video from anywhere. I set it up with the Florida title company. Always confirm their wiring instructions by phone.
If you live here but your days are full, you get the same setup: evening video tours, electronic signatures, and one update from me a day.
Which town fits your move: Lakewood Ranch, Sarasota, Bradenton, Venice, or Parrish?
Each town has its own feel. Lakewood Ranch has newer homes, plenty of amenities, and golf. In the city of Sarasota you can walk to dinner and the bay.
Bradenton has lower asking prices. Venice and Wellen Park move at a quieter pace, and Parrish has newer neighborhoods farther north in Manatee County. Here’s how asking prices compared when I counted the newest listings on September 24, 2026.
| Town | What stands out | Median asking price, newest listings |
|---|---|---|
| Lakewood Ranch | Newer homes, amenities, golf, 55 and over villages | $672,602, about $312 per sq ft |
| Sarasota | Walkability, downtown condos, beaches | $504,950, about $293 per sq ft |
| Bradenton | Value, river and bay living | $479,950, about $271 per sq ft |
| Venice and Wellen Park | A quieter pace, seasonal living | I pull current prices for your range |
| Parrish | New construction, newer neighborhoods | I pull current prices for your range |
Want quiet streets close to the beaches? Look at Palmer Ranch, inland from Siesta Key. For walkable lakefront living, look at Waterside. If golf is the draw, my Sarasota golf communities compared guide covers the trade-offs, and my Lakewood Ranch communities compared guide puts the villages side by side.
Where do downsizers find condos, villas, and maintenance-free homes?
Downsizing here usually means choosing between three kinds of homes. There’s the condo near downtown or the beaches, the villa or paired home, and the single-story home in a community where the association takes care of the lawn. Many of these searches start at Del Webb at Lakewood Ranch, Esplanade, or the downtown Sarasota condos.
- Del Webb at Lakewood Ranch, the 55 and over community. In September 2026 I counted its 20 newest listings. They ran from $399,999 to $889,900, and 6 were already pending.
- Esplanade at Lakewood Ranch: resort amenities with less upkeep.
- Country Club at Lakewood Ranch: villas as well as custom estates.
- Del Webb at BayView in Parrish, and condos on Longboat Key.
If you want a calmer market, look at condos. In August 2026, Sarasota County townhomes and condos sold at a median of $310,000. They took a median of 83 days to go under contract, compared with 47 days for houses.
Dues, any CDD assessment, and insurance vary from building to building. I pull them for any home you’re serious about, so you know the monthly cost before you make an offer.
What should seasonal residents and remote workers check before buying?
If you’ll be here part of the year, or you work remotely, check three things first. Does the association allow rentals while you’re away? Who will watch the home through summer and hurricane season? And how far is it from the airports?
Property taxes also work differently for a second home than for a Florida primary residence. Here’s what to keep in mind.
- Florida’s homestead exemption can lower a permanent residence’s taxable value by as much as $50,000. A seasonal home doesn’t qualify, so your tax bill can be higher than the seller’s.
- Many associations limit rentals. I get the rules before you make an offer, which matters if you’re investing from out of state, and I can introduce you to local property managers.
- In September 2026 I checked drive times from Waterside at Lakewood Ranch, without traffic. It took 24 minutes to reach the Sarasota Bradenton airport and 76 to reach Tampa International.
Before you fall for a house, ask me for that community’s rental rules. It’s the quickest way to rule a place in or out.
If you already own a Florida home, what can you take with you?
If you’re moving within Florida, ask about portability before you list. A homestead on your current home comes with the Save Our Homes limit on how fast its assessed value can rise. A homeowner may be able to carry all or part of that savings to a new Florida homestead. It can change what the new home costs you each year, so I like to know the answer before we pick a price range.
The county property appraiser decides what applies to you, and filing rules apply. Call the Sarasota County or Manatee County property appraiser’s office early, and I’ll gladly share what I’ve seen in past moves.
What do you ask about insurance and the house itself before you make an offer?
Insurance on the specific house matters as much here as the price. Two homes on the same street can cost very different amounts to insure. Ask these questions while we’re still touring.
- How old is the roof? Roof age and the year the home was built often shape the quote.
- What is the flood zone? I check the zone for the address, and your lender will too. Ask your insurance agent whether flood coverage makes sense even if it isn’t required.
- Does the home have a wind mitigation report? Impact windows, shutters, and roof attachment can lower a quote. I ask the seller for any existing report and a recent insurance history.
- What does the association cover? In a condo or villa community, the association policy and your own policy split the building, so I send you the documents early.
Get a quote from an insurance agent for the address before your inspection period ends. I can introduce you to local agents.
How do you plan a first visit?
Two or three days is enough to learn a lot, if you plan them. Most of my out-of-town clients do it like this.
- Day one: drive the towns on your short list at the times you’d really be out, such as a weekday morning and a weekend evening.
- Day two: tour homes. I mix a resale home and a new construction home so you can compare, and I line up the sales team visits for new communities. See my new home sales page.
- Day three: go back to your favorite spot, check the commute to the places you’ll visit most, and decide what to offer on.
If you’re buying new, register me with the builder on your first visit to the sales center, not after. My guide on registering your agent before visiting a builder explains why.
How do you plan a move with kids, extended family, or a life change?
Families moving across the country, households with more than one generation, military families on orders, and owners selling during a divorce all have dates they don’t control. So I start from your fixed date, like the first day of school, a report date, or a court deadline, and work backward.
- Schools go by address. In September 2026, most of ZIP 34240 was zoned for Tatum Ridge Elementary, McIntosh Middle, and Booker High. My ZIP 34240 guide has the details.
- Extended family: look for a first-floor suite with its own bath, or a larger home in a community like Lorraine Lakes.
- Military moves: I plan around your report date and your financing, including VA loans.
- Divorce: I keep both owners and both attorneys equally informed, in writing.
Relocation and downsizing FAQ
Can you help me time my sale and purchase so I don’t move twice in Sarasota?
Yes. I plan both sides as one timeline. Usually that means a sale with a rent-back, or two closings in the same week.
Can I rent in Sarasota first to test the area before I buy?
Yes, and I help clients do just that. You rent for a season, we tour neighborhoods while you’re here, and you buy when the right home comes up.
What are the pros and cons of living in a golf community around Sarasota?
I’ve closed 35 sales in Founders Club. The pros are the setting and the club life. The cons: membership is usually a separate cost, and older homes need their roof and systems checked.
How can I help my aging parents downsize in Sarasota with as little stress as possible?
I handle the sale and the smaller purchase in the order that suits your parents. Often that includes a rent-back, so they can move without rushing. I also send video updates to family who live away.
Can I keep my Florida property tax savings if I move to a different Florida home?
Possibly. Florida lets a homeowner carry part or all of the Save Our Homes savings to a new Florida homestead. The property appraiser makes the call, so check with them before you list.
When should I get an insurance quote on a Sarasota home?
Before your inspection period ends. A quote for the exact address tells you the real monthly cost, and it can change your offer or your decision.
How soon should I register with a builder if I want new construction?
On your first visit to the sales center, with me beside you or after you’ve had me register you by email. Many builders only recognize an agent who is registered at that first visit.
Where to go next
- Browse every city and community on my communities page, or narrow them down with Find Your Community.
- Selling before you move? See how I price and prepare a home on my sell a home page.
- Looking at new construction? Start with new home sales.
Get new listings first
Tell me the towns and price range you’re watching, and I’ll send you new and coming-soon homes the day they appear.
Information deemed reliable but not guaranteed. Janelle Mertins is a licensed real estate agent with Compass.
