Home → Just value vs sale price
Sarasota homes usually sell for about 30% more than just value
Sarasota County homes usually sell for about 30% more than the county's just value (median sale ÷ just value 1.294 across 14,928 sales in 2025–2026). Here is what that means for one house.
On 987 Queen Rd, Venice FL 34293 the county just value is $228,400. Using the 8 nearest similar sales (just value within 40%), the estimate is about $297,000, with a middle range of $288,000 to $307,000. That is an estimate, not an appraisal — condition, updates and the lot are not in it.
Compare the houses on your shortlist the same way: just value next to a nearby-sale estimate, before you tour.
In short
- County-wide median is about 30% above just value (1.294×; 1.27–1.34 by ZIP). Per-address comps beat a flat ZIP rate.
- For one house: just value × median sale÷just of the 8 nearest similar-value sales (±40% band). Range = 25th to 75th. Labeled an estimate.
- Same method as the CDA home-value estimator, on Sarasota County Property Appraiser parcels and qualified sales.
- Just value is the tax-roll figure. Assessed value can be lower on a homestead (Save Our Homes). Market value is what a buyer pays.
Worked example: 987 Queen Rd
County just value $228,400. Eight nearest sales with just value within 40% of that house, sold since October 2024, had a middle sale÷just of 1.299. Applied to this house: about $297,000 (range $288,000–$307,000). Comps included nearby Queen, Olympia, Sunset Beach and Siesta addresses. If fewer than four similar-value sales are nearby, the method widens the band and says so.
How the estimate is built
- Read the parcel's just value from the Sarasota County Property Appraiser file.
- Find qualified single-family sales near that parcel (arm's-length, recent).
- Keep the 8 nearest whose just value is within ±40% of the subject.
- Multiply the subject's just value by the median sale÷just of those 8. Low and high use the 25th and 75th percentiles.
That assessment-ratio approach is the CDA estimator pattern. A plain neighborhood median without the just-value band is weaker; the band is what keeps comps on a similar tax-roll footing.
ZIP context: sale price ÷ just value
County-wide backup only. Qualified single-family sales, January 2025 to October 2026, ZIPs with 20 or more sales, against the current (2026) roll. Prefer the per-address comps above for one house.
| ZIP | Median ratio | Middle half | Sales | Median price |
|---|---|---|---|---|
| 34293 | 1.31 | 1.24–1.40 | 2,542 | $479,550 |
| 34275 | 1.30 | 1.24–1.39 | 1,465 | $565,000 |
| 34240 | 1.31 | 1.23–1.42 | 1,220 | $987,500 |
| 34286 | 1.29 | 1.24–1.36 | 948 | $327,950 |
| 34288 | 1.31 | 1.24–1.40 | 892 | $330,000 |
| 34223 | 1.34 | 1.25–1.45 | 857 | $570,000 |
| 34241 | 1.30 | 1.23–1.39 | 810 | $729,000 |
| 34287 | 1.28 | 1.22–1.34 | 748 | $290,000 |
| 34232 | 1.27 | 1.22–1.34 | 635 | $396,000 |
| 34231 | 1.27 | 1.20–1.35 | 622 | $450,000 |
| 34238 | 1.28 | 1.22–1.34 | 610 | $671,000 |
| 34292 | 1.28 | 1.22–1.35 | 437 | $485,000 |
| 34239 | 1.29 | 1.19–1.37 | 435 | $675,000 |
| 34291 | 1.28 | 1.22–1.36 | 360 | $329,450 |
| 34285 | 1.30 | 1.21–1.37 | 355 | $575,000 |
| 34233 | 1.27 | 1.22–1.33 | 330 | $499,800 |
| 34234 | 1.29 | 1.18–1.38 | 264 | $367,500 |
| 34242 | 1.30 | 1.20–1.39 | 254 | $1,600,000 |
| 34235 | 1.29 | 1.21–1.34 | 252 | $429,000 |
| 34229 | 1.27 | 1.22–1.34 | 219 | $760,000 |
| 34289 | 1.28 | 1.21–1.35 | 193 | $400,000 |
| 34237 | 1.28 | 1.19–1.38 | 184 | $392,450 |
| 34236 | 1.27 | 1.22–1.35 | 139 | $2,400,000 |
| 34228 | 1.27 | 1.19–1.33 | 91 | $2,450,000 |
| 34243 | 1.28 | 1.21–1.34 | 62 | $472,500 |
Just value, assessed value, market value
Just value is the Property Appraiser's tax-roll estimate. Assessed value is just value after caps such as Save Our Homes, so on a long-held homestead it can sit far below just value. Market value is what a buyer pays. Look up both values on the Sarasota County Property Appraiser site.
Method and limits
- Source: Property Appraiser public parcel and sales download (October 15, 2026). Qualified sales (codes 01 and 02), single-family detached, $50,000 or more, 600–6,000 sq ft.
- The estimate uses today's just value. That value can already reflect work done after an older sale.
- A ratio or a comps estimate is a rough check, not an appraisal. Condition, waterfront and updates move single houses well outside the range.
Related
Compare your shortlist free
Paste the addresses on your shortlist. See just value, the nearby-sale estimate and the permit file for each, side by side.