Longboat Key Market Update: Why This Season Already Feels Different

Steve Walter – Walter Group

If you’ve spent any amount of time on Longboat Key, you already know when “season” starts-not by looking at a calendar, but by noticing the subtle changes. More familiar faces in Publix. More bicycles on Gulf of Mexico Drive. More lights on in the condos at night.

But this year, something is different.

Over the past few weeks, we’ve seen a noticeably early spike in buyer activity well before the traditional rush. Snowbirds are just getting settled back in, yet appointments, inquiries, and property tours are coming in at a pace we don’t usually see until later in the year.

So what’s driving this?

Looking Back: Last Season Was the Outlier, Not the Trend

The 2024/25 season was quieter than usual, and that created a ripple effect across the market.

But the slowdown wasn’t because buyers lost interest in Longboat Key. It was the perfect storm of macro noise and temporary factors that nudged buyers to pause rather than purchase.

Some sellers, understandably trying to interpret the moment, lowered prices hoping to jumpstart demand. But the broader forces holding buyers back weren’t solved by lower pricing. The discounts didn’t create urgency, if anything, they created hesitation.

Meanwhile, the sellers who stayed patient are now seeing the payoff: demand is coming back exactly as expected once the temporary headwinds cleared.

A “Two-Season” Buyer Pool Colliding

Here’s where it gets interesting:
The buyers who didn’t purchase last year didn’t disappear.

They just waited.

And now they’re sharing the playing field with the buyers naturally entering the 2025/26 season. In essence, we’re seeing two seasons of buyers funneling into one season’s inventory.

That simple imbalance is why:

• Multiple-offer situations are returning

• Discounts are shrinking

• Premium properties are getting early attention

• Activity feels more like the post-lockdown rebound

When twice the buyers pursue the same number of properties, the market doesn’t sit still.

What Buyers Should Expect

If you’re looking for luxury waterfront property this season, be ready. Opportunities will come, but so will competition. Preparation matters more this year than it has in several seasons.

What Sellers Should Expect

If you considered listing last season but hesitated, this renewed activity presents a strong window. With demand building and inventory stable, pricing strategy becomes a real lever for maximizing return.

Why Walter Group Real Estate is Well-Positioned to Guide You

This is where having a team who understands the nuances of Longboat Key becomes invaluable. We don’t just watch the market, we live it daily. We’ve seen the cycles, the surges, the hesitations, and the rebounds. And we know how to position our clients to succeed in every phase.

If you’re planning a purchase or considering a sale this season, let’s talk. The market is moving early and moving with confidence.

By Janet and Steve Walter
Longboat Key Luxury Real Estate Specialists
Walter Group Real Estate | WalterGroupRealEstate.com