North Port-Sarasota-Bradenton, FL · Manatee County, FL · 886 properties with county records
This page: 0 views, fetched by 1 AI engine, citations not yet checked, 0 address lookups, since 2026-10-01 (server log began then).
Cortez 34215 is in Manatee County, FL, part of the North Port–Sarasota Metro. The typical home value in Cortez 34215 is $797,034 (Zillow Home Value Index, August 2026), up 3.1% from a year earlier. Homes that sold went under contract in a median 133 days, and 23% of listings took a price cut (Redfin Data Center, period ending Aug 31, 2026). On Lotvox's market-leverage reading of that data, with 5 months of supply, neither buyers nor sellers hold a clear edge. The Lotvox Turnover Index is not published for 34215 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Manatee County's 19 ZIPs with a Zillow value, the middle one is $413,277, so 34215 sits 93% above the county middle. Lotvox holds county assessor records for 886 properties in 34215.
Headline value data through August 2026. Each source below carries its own date.
Is 34215 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Aug 31, 2026, 34215 is a balanced market. Homes went under contract in a median 133 days with 5 months of supply.
What do homes in 34215 sell for?
The typical home value in 34215 is $797,034 (Zillow Home Value Index, August 2026), up 3.1% in a year. County records put the median at about $488 per square foot (computed Apr 21, 2026).
Who is likely to sell in 34215?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 34215 has not passed that test yet. When it does, the score appears here.
How does 34215 compare to Manatee County?
34215's typical value of $797,034 compares with a middle value of $413,277 across Manatee County's 19 ZIPs. Both are Zillow Home Value Index figures for August 2026.
Where does this 34215 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Cite as: Lotvox ZIP market record, 34215 Cortez, FL, data through August 2026, https://lotvox.com/north-port/zip/34215
Listings Flow Ladder — 34215
Faucet, basin and drain — new listings in, active inventory, closed sales out.as of Aug 31, 2026
Thin market — under 25 active listings; ratios withheld
Faucet — new listings
3/mo
225% of normal (1) · gushing· baseline thin
Basin — active listings
15
107% of normal (14) · balanced· baseline thin
Months of supply
5 mo
derived — not published at this grain
Drain — closed sales
3/mo
150% of normal (2)· baseline thin
Net — faucet minus drain
0/mo
steady
Reading
current
as of 2026-08-31
Compare against:2015-01-01 to 2019-12-31 · 5 same-month points
How plugged is the drain? Two definitions, both ours, deliberately not reconciled.
—Absorption vs its own normal— 1 - (closed sales / active listings) / same-month median of that ratio
—Closed sales vs its own normal— 1 - closed sales per month / same-month median closed sales per month
Closed sales over 24 months — two different numbers, deliberately not merged.
0/mofall in the monthly rate (10%)— peak 3/mo (2025-04-30) to 3/mo now
11transactions that did not happen— summed monthly shortfall vs the same-month normal, over 12 months below it (vs 2015-19 (COVID excluded))
rate_drop_from_peak is a change in the monthly rate; cumulative_shortfall_vs_normal counts transactions not transacted. They are different quantities and are not interchangeable.
2026-08-31
Redfin market data (county + ZIP), via Lotvox. As of 2026-08-31. Normal = same-month median of monthly rates, minimum 3 same-month points. Source window 3 months (flows shown per month). months_of_supply is not published at this grain (0 non-null rows measured); derived here as active listings / closed sales per month. A fresher supply-only read (2 new, 13 active, 2026-09-01, Realtor.com inventory (county + ZIP), via Lotvox) is available but is NOT used in the net — that source publishes no closed sales, so subtracting across it would mix two vintages.
Should you buy here?
buyer-timing lens
2affordability /100
Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / seller
buyer-timing lens
Strong Buyer's Market
Needs 56.8% correction for affordability
Score Components
Payment Burden (25%)100
Valuation Gap (25%)100
Supply & Demand (20%)100
Days on Market (5%)75
Strong buyer leverage in 34215. If you must buy now, offer 10-15% below list price. Payment burden: 62.0% of median income. A 44% price correction needed to reach 30% affordability threshold. Median days on market: 68. Market appears 33% overpriced vs. assessed values.
What to Offer
Offer 10-15% below list price. Sellers are under pressure.
Conditions most similar to late 2007 — overvaluation without corresponding income growth. Significant correction potential.
COOLINGBALANCED
Market is cooling with expanding inventory. Conditions are balanced between buyers and sellers. Prices up 3.1% YoY.
Address lookup
$99 report path
Look Up an Address in 34215
Just type the street — we'll auto-scope the search to ZIP 34215.
in 6,962 · out 5,634 · Manatee County, FL (parent county of this ZIP)
active inventory
as of 2026-06-01 · IRS SOI county-to-county migration flows 2022-2023 + Redfin inventory history
Price bands
mix-shift
Price Bands — the median behind the median
A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Manatee.
Current tiers · 12 months to Aug 25floor 10 sales/tier
7 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row.
Tier
Median
$/sqft
Sales
Share
Source
Under $250k
$164k
$161
1,800
—
COUNTY · Manatee, FL
$250k–$500k
$373k
$223
6,640
—
COUNTY · Manatee, FL
$500k–$750k
$597k
$271
2,541
—
COUNTY · Manatee, FL
$750k–$1M
$841k
$328
945
—
COUNTY · Manatee, FL
$1M–$1.5M
$1.19M
$419
671
—
COUNTY · Manatee, FL
$1.5M–$2M
$1.68M
$524
189
—
COUNTY · Manatee, FL
$2M+
$2.88M
$746
257
—
COUNTY · Manatee, FL
All sales (the headline median)
$475k
$346
31
100%
ZIP
No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.
National context — not local
NAR's aggregate existing-home median for the United States and the South census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 34215.
United States
South
Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.
Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
ZIP 34215→Manatee County, FL
12-Month Direction
-22Moderate Deterioration
Confidence
100%
DeterioratingStableImproving
BuildersLens Market Intelligence
Market Score
38· Weak
Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.
Payment Burden
69.4%
severe
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.4% · Zillow ZHVI · Census income · Updated 2026-10-08
Price-to-rent
39.7x
favors renting
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation13
+56.8%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
5 mo
balanced
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-08-31
Insurance Risk
49/100
moderate
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
4.9%
FL 4.5%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0845d ago
Poverty Rate
10.4%
FL 12.4%US 12.6%
Near national averages
Median Household Income
$75,792
FL $72,373US $82,006
Higher than most U.S. counties
Cost of Living (RPP)
101.2
FL 101.2US 100.3
Near national averages
Home Value (ZHVI)$409,046
County data: BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
Tenure by age of householder (ACS B25007) is not published below county. Any ZIP figure here is DERIVED from the county's age-specific owner rates applied to this ZIP's own age structure — never read directly.
Derived — this ZIP
20.4% in 2023
of owner-occupied homes have a householder 75 or older
