Cortez Historic District · Photo: Ebyabe · CC BY-SA 3.093 homes sold in Cortez in the last year, at a typical $443K
Houses and condos split the market almost evenly. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Cortez homes are listed.
Every place Cortez homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Cortez.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
45% of Cortez’s sales are condos, at $358K less than a house
46 houses and 42 condos sold in the year to May 2026. Houses sell faster.
typical sale · 46 sold in 12 months
- Per square foot
- $413FL $245
- Days to sell
- 96
- Sold over asking
- 7%
- Listings with a price cut
- 29%
typical sale · 42 sold in 12 months
- Per square foot
- $268FL $262
- Days to sell
- 132
- Sold over asking
- 2%
- Listings with a price cut
- 29%
Multi-family (2–4 units): 4 sold, typical $459K
Townhouses: 1 sold, typical $166K
Too few sales in 12 months for reliable figures.
Fewer homes sell than before 2021, at 1.6 times the 2016 price
93 sales in the last year, against 163 in 2020 and a low of 114 in 2025. The typical sale went from $270K in 2016 to $443K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $450K buys in Cortez
Check a listing against what Cortez homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Cortez are back to pre-pandemic levels, and more homes are for sale
We read every month of Cortez’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 93 sales.
If you’re buying in Cortez
- Shop in January. It brings about 23 new listings a month, close to the busiest month, with fewer bidding wars (6% over asking).
- You can negotiate. 28% of listings have cut their price, against 23% before the pandemic.
- Offer under asking. Buyers paid 93.5% of the list price on average; 4% paid over.
- You’ll usually have time. Only 18% of homes go under contract within two weeks; the typical one takes 105 days.
Winter brings the homes; spring brings the bidding wars
January has the most new listings (about 23 a month), but April is the most competitive: 11% of April sales close over asking. September has the least competition (4%) but only about 11 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and calmer than Florida
| Cortez now | 2017–19 | 2021 peak | FL now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 4% | 3% | 20% | 10% |
| Gone within two weeksShare of homes under contract within 14 days | 18% | 21% | 42% | 20% |
| Listings with a price cutShare of homes for sale that cut their price | 28% | 23% | 23% | 28% |
| Price paid vs. askingAverage sale price ÷ list price | 93.5% | 94.4% | 96.1% | 96.3% |
| Days to sellMedian days from listing to contract | 105 | 89 | 26 | 76 |
76 homes for sale on a typical day
That’s 3.5 times the 2021 low (22) and 31% more than in 2017–19.
1 in 4 listings has cut its price
28% in the last year, against 23% in 2017–19 and 28% across Florida. More sellers are pricing high and coming down.
Since 2019, houses are up 132%, condos 33%
A house typically sold for $694K in the last year (46 sales), a condo for $336K (42).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Cortez ranks 431st of 534 busy Florida markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Cortez is one of the state’s calmer markets.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Cortez home costs about $2,599 a month
Price: Cortez’s typical sale, last 12 months. Property tax at Cortez’s 0.8% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Cortez is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in January
The month with the most choice. July has the fewest, about 10.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $443K home, about $3,450 a year.
Taxes vs. neighborsSchools
The schools grade for Cortez, from test results, graduation and how much students grow.
Schools in CortezCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
West Bradenton, South Bradenton and Bradenton sell for less a square foot; Bradenton Beach, Holmes Beach and Longboat Key for far more
The busier markets within 25 miles of Cortez, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Bradenton | 1,019 | $326K | $224 | 7% | 62 |
| Longboat Key | 455 | $1.1M | $637 | 2% | 83 |
| South Bradenton | 263 | $191K | $157 | 14% | 71 |
| Holmes Beach | 211 | $1.1M | $696 | 2% | 84 |
| Cortez | 93 | $443K | $317 | 4% | 105 |
| West Bradenton | 78 | $450K | $279 | 17% | 46 |
| Bradenton Beach | 60 | $915K | $718 | 5% | 101 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Cortez, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Cortez. People who follow the town see it, and so do people comparing Cortez with their own town. No commission, no listing fee.
Questions about buying a home in Cortez
What do homes sell for in Cortez, FL?
93 homes sold in the year to May 2026 at a typical $443K, $317 a square foot. Houses sold for about $694K, condos for about $336K.
Is Cortez a buyer’s or seller’s market?
A buyer’s market: 72 homes were for sale in May 2026 and 9 sold, about 8 months of supply. Buyers paid 93.5% of asking on average, and 28% of listings cut their price.
When is the best time to buy in Cortez?
January brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Cortez?
About 0.8% of a home’s value a year. On a $443K home that’s near $3,450.
Where can I see homes for sale in Cortez?
Zillow, Redfin, Realtor.com and Homes.com all carry Cortez’s MLS listings; the search links above open each one filtered to Cortez.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).