North Port-Sarasota-Bradenton, FL · Manatee County, FL · 1,725 properties with county records
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Manatee 34216 is in Manatee County, FL, part of the North Port–Sarasota Metro. The typical home value in Manatee 34216 is $1,918,808 (Zillow Home Value Index, September 2026), up 0.7% from a year earlier. Homes that sold went under contract in a median 168 days, and 19% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 10.4 months of supply, neither buyers nor sellers hold a clear edge. The Lotvox Turnover Index is not published for 34216 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 $414,556, so 34216 sits 363% above the county middle. Lotvox holds county assessor records for 1,725 properties in 34216.
Headline value data through September 2026. Each source below carries its own date.
Is 34216 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 34216 is a balanced market. Homes went under contract in a median 168 days with 10.4 months of supply.
What do homes in 34216 sell for?
The typical home value in 34216 is $1,918,808 (Zillow Home Value Index, September 2026), up 0.7% in a year. County records put the median at about $967 per square foot (computed Apr 21, 2026).
Who is likely to sell in 34216?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 34216 has not passed that test yet. When it does, the score appears here.
How does 34216 compare to Manatee County?
34216's typical value of $1,918,808 compares with a middle value of $414,556 across Manatee County's 19 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 34216 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, 34216 Manatee, FL, data through September 2026, https://lotvox.com/north-port/zip/34216
Listings Flow Ladder — 34216
Faucet, basin and drain — new listings in, active inventory, closed sales out.as of Sep 30, 2026
the basin is fillingnet 1 listings/mo
Faucet — new listings
4/mo
81% of normal (5) · trickle· baseline thin
Basin — active listings
38
106% of normal (36) · high· baseline thin
Months of supply
10.4 mo
derived — not published at this grain
Drain — closed sales
4/mo
69% of normal (5)· baseline thin
Net — faucet minus drain
+1/mo
filling
Reading
current
as of 2026-09-30
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.
45%Absorption vs its own normal— 1 - (closed sales / active listings) / same-month median of that ratio
31%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.
3/mofall in the monthly rate (45%)— peak 7/mo (2026-05-31) to 4/mo now
17transactions that did not happen— summed monthly shortfall vs the same-month normal, over 11 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.
2026-09-30
Redfin market data (county + ZIP), via Lotvox. As of 2026-09-30. 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 (8 new, 56 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
0affordability /100
Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.
Payment burden
127.6%
severe
Days on market
168
daily
Price cuts
18.9%
of active
Valuation
-75.3%
vs assessor
Days on market and price cuts: Redfin Data Center, rolling 90 days.
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
Negotiate Hard
Needs 76.5% correction for affordability
DOM: 77d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)100
Valuation Gap (25%)40
Supply & Demand (20%)100
Cancellation Rate (10%)75
Days on Market (5%)75
Moderate buyer leverage in 34216. Room to negotiate 5-10% below list. Payment burden: 115.8% of median income. A 70% price correction needed to reach 30% affordability threshold. Median days on market: 77.
What to Offer
Offer 5-10% below list. You have room to negotiate.
Median price: Zillow Home Value Index (ZHVI). Median rent: Census ACS county rent estimate. Days on market and active listings: Redfin Data Center, rolling 90 days.
Valuation
3 lenses, different anchors
vs assessor
-75.3%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$473,100
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+56.8%
County-wide market — the widest, slowest signal.
Manatee+56.8%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
in 6,962 · out 5,634 · Manatee County, FL (parent county of this ZIP)
active inventory
as of 2026-07-01 · 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
4 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
$1.20M
$843
21
26.6%
ZIP
$1.5M–$2M
$1.76M
$1207
14
17.7%
ZIP
$2M+
$3.10M
$1265
32
40.5%
ZIP
All sales (the headline median)
$1.75M
$1052
79
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 34216.
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 34216→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
127.6%
severe
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Price-to-rent
95.7x
favors renting
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation13
+56.8%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
10.4 mo
buyer's market
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
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 · 2026-0857d 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: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
Typical home value: Zillow Home Value Index (ZHVI); change is the 12-month change.
Owner stock, age of householder
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
23.8% in 2023
of owner-occupied homes have a householder 75 or older
