MY VENICE FL REAL ESTATE BLOG

Bigger is not always better. The results from the last 6 months of sales may surprise you. Lakewood Ranch Wellen Park Total Land Area 35,000 acres 11,000 acres Total # Homes at Build Out 40,000 22,000 Single family homes $750,000 sold last 6 months ($725-$775K sales price) 77 29 Sold Median Sq Ft $302 $346 What? Lakewood Ranch is less expensive than Wellen Park? Yes, and here's why. Lakewood Ranch is at least 35 years old. It's massive size, w

Conventional wisdom used to say townhomes would not sell well in Venice and Nokomis. Now, changing demographics have given builders more opportunities to develop these kinds of properties. See my comparison below for some of the newest townhome communities below. Community Units Price Range Sq. Ft. Association Fee CDD Fee? Vinterra 180 $270-$320,000 1370-1558 $282-$297 monthly No Palmero/Sorrento 58 $270-$487,000 1350-1593 $217-$271 monthly No Spencer Cove

I'm probably as sick of hearing this as you are. Because everything is changing, I thought it was time to look at some receipts on the actual data. Venice and Nokomis are not exactluy in a bubble, but they don't follow the neigboring or national market real estate trends. Property style: Venice/North Venice/Nokomis; Single family homes; condo; town home; villa, 1/2 duplex; Sold 9/11/2026-3/15/2026 Findings: List price to sales price ratio 95-100% List price to sales pr

I've been experimenting with AI for a few months, and it holds a lot of promise for real estate. The ability to create images, which I've been doing for social media, is fun and relevant. As we're told on all the AI platforms (ChatGPT and Gemini are my 2 favorites), AI agents are artificial intelligence, and they make mistakes. Just now, I asked two AI agents to make me a map for 4 nearby locations. Here is my attempt with Google Gemini. Here is the result from ChatGPT. N

I use RPR (Realtors Property Resource) which uses public data and statistics along with historical data to create a huge real estate database. RPR's data and customer-friendly reports about local neighborhoods has been positive for many of my home buyer -clients. I've used it for years as a tool that helps property owners understand how their home should be positioned for sale. RPR reports show area income and education levels, commutes, schools, and recent real estate sales

I'm seeing supposed real estate experts on social media, telling their audience how bad Florida real estate is. Two things to remember- first, when a real estate analysis is based on listing prices, it's misleading. Second, all real estate is local. Your local market up north may be oversaturated, but Venice and Nokomis are not. Listing price is a figure pulled out of thin air. "Let's try it and see what happens". What will happen is your home will be on the market longer

People interested in Venice have a lot of questions! Here's a few from Google, asked and answered. Q: Is Venice expensive? A: When it comes to real estate, Venice FL is priced right about the US median home sales price. There's a lot of free and mostly free things to do in Venice, like the beaches and The Legacy Trail. Don't forget about all the activities around Centennial Park that don't cost anything to enter or walk around. Q: What's the most expensive Venice neighbo

A Visit to Northeast Venice Park I visited Northeast Venice Park today and was pleasantly surprised. This park is a delightful spot for families and individuals alike. It’s located in a growing section of Venice, off Laurel Road and just east of I-75. There's plenty of parking available, making it easy to access. The outdoor seating is perfect for relaxing while enjoying the scenery. Plus, there are pickleball courts that are sure to attract sports enthusiasts. Kids can have

The reality of the Venice and Nokomis FL real estate market is that it's shifted back to a strong seller's market- lower inventory of homes, and a high percentage of owners who regard their Florida real estate as a valued family financial asset. Bottom line: they don't have to take your lowball deal. I can help you can regain some of the leverage in a purchase negotiation by expanding your search criteria to like-new homes in addition to brand new construction. Re-sale vers

I've seen the gloom and doom reports about Florida being oversaturated with housing, causing prices to fall. Normally, falling prices would be attributed to a sluggish buyer's market. By the way, have you noticed that these "reporters" are never real estate agents themselves? I bring receipts. Venice FL is not oversaturated with homes for sale. In fact, Venice is firmly in a seller's market for real estate. Here are 2 reports showing low inventory driving demand. In some

How many homes are there in Venice, Nokomis, and North Venice?

I picked 6 more popular Venice and Nokomis, FL neighborhoods for this analysis. Understanding the Local Market There are 2,116 total homes in these neighborhoods, and only 28 are for sale. That’s a strikingly low inventory! It's important to remember that all real estate is local. You may have heard about Florida real estate markets experiencing an oversupply of inventory. That's definitely not the case here in Venice and Nokomis, FL. The Importance of Local Knowledge Underst

More Venice FL neighborhoods show low inventory of homes for sale

Real estate inventory as a percentage of homes for sale versus total homes in the neighborhood is low in Venice FL

Here's a real estate update for Venice and Nokomis FL for March 2026 vs March 2025. I'm sure you're hearing about an oversupply in the Florida real estate market. As I've said for a long time, the old adage "all real estate is local" applies to what's happening in Venice and Nokomis FL. Increased # homes sold in Venice in March 2026 Low percentage of overall homes for sale in Venice FL major neighborhoods More units sold during the typically busy month of March 2026 this sea

As a follow up to my blog post on things that should die in real estate (showing feedback), this post is about Open Houses. Open Houses have been used in real estate marketing for decades. It's time for them to die. There's a few things you should know about them. Real estate open houses are ineffective Open Houses are old school. A small sign in the grass on a busy road isn't enough to be seen by enough potential buyers to be worthwhile; Most Open House visitors are neigh

Real estate isn't getting any easier, which is just one reason you should have an experienced Realtor working with you if you're buyuing new construction. You probably have a lot of questions about the process. Question: Can I go visit a new construction model home and talk to the builder? Answer: Yes. To get the benefit of having your own Realtor, most builders require that I accompany you on the first visit to the community. An experienced buyer's agent can help you n

I've been advocating for these two things in real estate to go away for years. The first one is Open Houses . I've written blogs about this over my 24 years in local Venice and Nokomis FL real estate. Realtors holding Open Houses report "groups of 10 and 20 potential buyers", but I can't find any properties going under contract as a result of open houses within a week of the event. In fact, most Open Houses have zero traffic (I'll cover the reasons for this in future blog

Starting your real estate search? Most people will use a search engine and look for "venice florida real estate" or some version of that. There's another option.. Search for your current neighborhood or condo, and see who comes up. Chances are, you'll find me in the results and my website, www.davidbarrhomes.com Wouldn't you rather have a local experienced agent instead of someone who paid a big real estate website for exposure and relies on the same AI everyone else is usi

I've been saying for a while that real estate isn't getting any easier, and here's the latest example of this. Home buyers are "ghosting" offers and contracts. What does this mean? Buyers are touring homes, making offers, and providing escrow deposits just as they would in a typical real estate transaction. The difference is buyers are nervous about the affordability issue. Cost issues including home owner's insurance, utility costs, HOA fees, and the cost of maintenance