Thinking about a move in Sarasota’s 34239? Southgate, Arlington Park, and Hudson Bayou each play by their own rules, and that affects pricing, timelines, and even insurance. You want a clear read on value, lifestyle, and the risks that can sway a deal. This guide gives you a current market snapshot, neighborhood profiles, amenities, schools, and a practical checklist to buy or sell with confidence. Let’s dive in.
34239 at a glance
34239 sits just south of downtown Sarasota with quick access to the bayfront, Southside Village, and cultural venues. Housing ranges from modest mid‑century ranch homes to waterfront estates. Hudson Bayou holds much of the historic and waterfront stock with walkable access to downtown and Selby Gardens. Southgate and Arlington Park offer larger lots and mid‑century homes with ongoing renovation and infill activity.
- Hudson Bayou’s character and waterfront access are highlighted in this neighborhood overview from Homes.com. You will find a wide range of architectural styles and price points. Explore Hudson Bayou’s profile.
- Selby Gardens is a major cultural anchor next to Hudson Bayou and downtown. Learn about Marie Selby Botanical Gardens.
Market snapshot as of August 2025
The 34239 micro‑market is trending toward balance, with more inventory and longer days on market than the 2020 to 2022 peak.
- According to county reports from the Realtor Association of Sarasota & Manatee, inventory rose through mid‑2025, and months’ supply hovered near 5 to 7 months, with condos cooling more than single‑family homes. See the latest RASM market update.
- ZIP‑level pricing varies by source and product type. As of late August 2025, Zillow’s typical home value for 34239 was about $481,779, while Redfin showed a median sale price near $687,500 and roughly 70 to 80 days on market. Waterfront closings in Hudson Bayou can push medians higher, so segment your comps by waterfront and property type.
What this means for you:
- Buyers have more negotiating room, especially in condo and townhome segments.
- Sellers should price to current comps and expect more measured timelines.
Neighborhood profiles
Hudson Bayou
This downtown‑adjacent enclave mixes waterfront estates, historic homes, and modern infill. Many properties offer boating access or short walks to Burns Court and Selby Gardens. A local neighborhood association helps organize community initiatives. Visit the Hudson Bayou Neighborhood Association. Waterfront sales here often set the top end of 34239 pricing, and flood and insurance considerations carry added weight.
Southgate
Southgate is known for mid‑century ranch homes, mature trees, and larger lots. You are close to the South Gate Community Center and retail along the Siesta corridor, including the Shops at Siesta Row. Renovations and selective teardowns have refreshed parts of the neighborhood. Get Southgate context and history.
Arlington Park
Arlington Park offers a central location near Southside Village and the Arlington Park & Aquatic Complex. The housing stock leans toward single‑story ranch homes with some newer infill. Commuters value quick access to downtown and to Siesta Key via the main corridors.
Everyday lifestyle and access
You can enjoy a city‑meets‑coast lifestyle in 34239. Hudson Bayou and surrounding blocks are walkable to downtown dining and events, while Southgate and Arlington Park offer yard space and nearby parks.
- Culture and green space: Marie Selby Botanical Gardens and the bayfront parks add year‑round recreation.
- Healthcare: Sarasota Memorial Hospital is minutes away and a regional employment anchor.
- Shopping and dining: Southside Village and Shops at Siesta Row serve daily needs with markets, restaurants, and services.
- Transit: Breeze Transit lines run along South Tamiami Trail, and many addresses offer short drives to downtown and the barrier islands.
Schools and zoning basics
Many buyers ask about nearby public schools. Commonly referenced options include Southside Elementary, Brookside Middle, and Sarasota High. School boundaries can change, so always confirm current attendance zones with Sarasota County Schools. For a snapshot of Southside Elementary, review this performance summary on Public School Review: Southside Elementary profile.
Risks and costs to underwrite
Flood and storm surge
Coastal proximity means flood exposure varies block by block. Use FEMA flood maps, an elevation certificate if available, and a flood insurance quote early in your process. NOAA’s high‑tide flooding resources show increasing coastal flood frequency in the region. Check NOAA’s flooding resources.
Action items:
- Obtain a FEMA flood‑zone lookup and elevation certificate.
- Request a flood insurance quote before you finalize terms.
- For waterfront properties, review seawall, dock permits, and maintenance records.
Hurricanes and wind mitigation
Active hurricane seasons keep roof age, tie‑downs, shutters, and impact glass in focus for underwriting and insurance credits. Factor wind mitigation improvements into your valuation and inspection strategy.
Insurance and condo rules
Florida’s homeowners insurance market remains sensitive to location, building age, and risk. Recent reporting shows many owners still face higher‑than‑average premiums, even with some stabilization. Read the latest insurance context.
If you are considering a condo, new state rules require more frequent building inspections and stronger reserves. Some associations have raised assessments to comply. Always review reserve studies, inspection reports, and recent meeting minutes. See an overview of the condo regulation changes.
Buyer and seller playbooks
If you are buying
- Segment your search by product type and exposure: waterfront vs non‑waterfront, single‑family vs condo.
- Use recent closed comps and note how Hudson Bayou sales can skew ZIP medians.
- Get early quotes for homeowners and flood insurance based on the specific address and structure.
- For condos, review reserves, inspection reports, and any special assessments.
- For mid‑century homes, budget for potential electrical, plumbing, HVAC, or roof updates.
If you are selling
- Price to current comps and set expectations around time to contract.
- Address high‑impact items before listing: roof condition, plumbing, exterior paint, and visible deferred maintenance.
- Provide documentation upfront: wind mitigation report, insurance details, elevation certificate, and for waterfront homes, seawall and dock records.
- Condo sellers should gather the reserve study, recent meeting minutes, and inspection reports to reduce buyer uncertainty.
Ready for a tailored plan for Southgate, Arlington Park, or Hudson Bayou? Partner with the local team that blends luxury‑grade marketing with rigorous execution. From staging and drone video to bespoke listing microsites and data‑driven pricing, Salaverri Windsor Group helps you navigate 34239 with clarity and confidence.
FAQs
What are 34239 prices right now?
- As of late August 2025, sources show a split: Zillow’s typical home value is about $481,779 while Redfin’s median sale price is near $687,500, reflecting product mix and waterfront sales.
How competitive is the condo market in 34239?
- RASM reporting shows higher inventory and longer timelines for condos in mid‑2025, so buyers often have more negotiating room than during the 2020 to 2022 peak.
How does Hudson Bayou pricing compare to Southgate and Arlington Park?
- Hudson Bayou’s waterfront and downtown‑adjacent homes typically trade at higher price points, while Southgate and Arlington Park offer more mid‑century ranch homes on larger lots at varied, often lower, price brackets.
What flood and insurance steps should I take before offering in 34239?
- Pull a FEMA flood‑zone check, obtain an elevation certificate if available, and get homeowners and flood insurance quotes early, especially for waterfront or older homes.
Which public schools serve 34239 neighborhoods?
- Commonly referenced schools include Southside Elementary, Brookside Middle, and Sarasota High, but you should verify current attendance zones with Sarasota County Schools before purchasing.
