Toscana Isles Real Estate Market Report Summer 2026

by Bill Bambrick

Toscana Isles Real Estate Market Report — Summer 2026

Nokomis, FL 34275 | May – July 2026 | Closed, Pending & Canceled Sales

About Toscana Isles

Toscana Isles is a master-planned, gated community developed by D.R. Horton in Nokomis/North Venice (ZIP 34275, Sarasota County). Located east of I-75 on Laurel Road, the neighborhood comprises roughly 900 single-family, one- and two-story homes surrounded by over 200 acres of interconnected, spring-fed lakes.

It's a short drive to Sarasota Memorial Hospital and Nokomis Beach. The Laurel Road corridor just west of I-75 is expanding into a central retail node known as Venice Crossing / Venice Commons, with confirmed national brands and developments moving in:

Walmart Supercenter (22-acre site)
The Home Depot (~107,000 sq. ft. store with a ~28,000 sq. ft. outdoor garden center)
Texas Roadhouse
Outparcels planned for Chick-fil-A, Panda Express, and additional retail services

That growth on Laurel Road matters for anyone weighing Toscana Isles right now — it's turning a quiet corridor into a genuine convenience hub, minutes from a gated lake community that already had the lifestyle piece figured out.

Map of Toscana Isles in Nokomis/North Venice FL showing nearby amenities, Sarasota Memorial Hospital, I-75, and surrounding lakes

Toscana Isles sits east of I-75 off Laurel Road in North Venice/Nokomis, minutes from Sarasota Memorial Hospital and the Venetian Golf & River Club.

Toscana Isles Real Estate — Summer 2026 at a Glance

Median Sale Price (Closed): $567,500
Active Listings: 16
Days on Market (Closed, median): 42 days
Sale-to-List Ratio (median): 97%
Pending Sales: 5
Pool Home Premium: ~44% higher price per sq ft ($383/sqft private pool vs. $266/sqft non-pool)

Market Trend: Toscana Isles closed twelve homes between May and July 2026 at a median of $567,500, with the typical sale going under contract in six weeks at 97 percent of list price. Sixteen homes remain active against that pace — roughly four months of supply, which favors prepared buyers without tipping into a stalled market. Concessions appeared in only two of twelve closings, both on homes built in 2024, while every home from 2016–2023 sold without a credit back to the buyer.

What's Actually Happening in Toscana Isles Right Now

Twelve homes changed hands in Toscana Isles between May and July, and the number that matters isn't the sale price — it's the forty-two days. That's the median time a home in this Nokomis lake community spent on the market before going under contract this summer. Compare that to the 84 days the sixteen homes currently active have already logged, and the real story starts to show itself: homes priced where the data says they should be are still moving. The ones sitting are asking last year's number in this year's market.

Here's what surprised me looking at the numbers. Sellers offered concessions on just two of the twelve closings, and both were newer builds from 2024. Every home built between 2016 and 2023 sold clean, no credits back to the buyer at all. If you've heard that concessions are everywhere in Southwest Florida right now, Toscana Isles pushes back on that a little — it depends heavily on which phase you're in and what year your home went up.

And if you own one of the private-pool homes here, the ones marked "Private" or "Private, Community" in the MLS, you're sitting on real leverage. Pool homes closed at roughly 44 percent more per square foot than non-pool homes this summer. That's not a small number, and it's worth knowing whether you're pricing to sell or shopping to buy.

So: are you pricing to last year's Toscana Isles, or this year's? Let's look at where your home actually falls.

Key Metrics — May through July 2026

Homes Closed

Active Listings

Pending Sales

Canceled/Expired

Metric	Closed (n=12)	Active (n=16)
Median Price	$567,500	$494,450 (list)
Average Price	$747,083	—
Median Days on Market (CDOM)	42 days	84 days (running)
Median Price per Sq Ft	$280/sqft	$257/sqft (asking)
Sale-to-List Ratio (median)	97%	—

Note: Toscana Isles is single-family only — no villas or townhomes in this community — so there's no separate product-type breakdown to run this period.

3-Bedroom vs. 4-Bedroom Sales

Bedroom count matters less in Toscana Isles than you'd think, at least this summer. Ten of the twelve closings were 3-bedroom homes; only two were 4-bedroom. That's a thin 4-bedroom sample, so lean on this as context rather than a hard rule.

Floor Plan	Closed Sales	Median Price	Median $/Sq Ft	Median Sq Ft	Median Days on Market
3 Bedroom	10	$602,500	$283/sqft	1,998 sqft	42 days
4 Bedroom	2	$567,500	$280/sqft	2,028 sqft	79 days

The two numbers land close together on a per-square-foot basis — $283 versus $280 — which tells you square footage, pool status, and build era are doing more to move price in Toscana Isles than bedroom count alone. The wider gap is days on market: the 4-bedroom homes in this sample took nearly twice as long to sell. With just two closings, that's not enough to call a trend, but it's worth watching as more 4-bedroom inventory turns over.

Worth noting — garage and lake view: This MLS export doesn't break out garage count or lakefront/lake-view status, so we can't put a hard number on either yet. Based on what's known about this community, though, a third-car garage and a confirmed lake view (some lakefront lots here even carry a dock option) are both real value-adds worth calling out in listing copy and pricing conversations — we just don't have this period's data to size the exact premium. Flag it for next month's pull if you want it quantified.

Pool Home Premium Analysis

Toscana Isles homes come with either a private pool (marked "Private" or "Private, Community" in the MLS), community pool access only, or no pool at all. This summer's closings show a clear gap between the two groups, even accounting for the small sample size.

Private Pool Homes

4 closed sales · Median $1,165,000 · $383/sqft

Non-Pool Homes

8 closed sales · Median $530,000 · $266/sqft

On a price-per-square-foot basis, private-pool homes in Toscana Isles closed for roughly 44 percent more than non-pool homes this summer. If you're a seller weighing whether a pool adds value here, or a buyer trying to decide if a Community-pool-only home is the smarter play, that's the number to run against your own square footage — not the raw sale price, which gets skewed by lot size and floor plan in a sample this small.

Seller Concessions by Build Era

This is where the summer's data tells its most useful story for anyone thinking about listing. Concessions weren't spread evenly across Toscana Isles — they clustered almost entirely in the newest homes.

Build Era	Closed Sales	Concession Rate	Median Price	Avg. Concession
Pre-2020 (earliest phases)	3	0%	$735,000	$0
2020–2021	3	33.3%	$1,255,000	$83
2022–2023	3	0%	$580,000	$0
2024+	3	33.3%	$550,000	$3,233

Overall, just 16.7 percent of Toscana Isles closings (2 of 12) included any seller-paid buyer costs — and both of those were 2024-built homes, where builder-adjacent pricing dynamics still show up in resale. Homes from 2016 through 2023 sold without a single concession this summer. If your home falls in that window, the data doesn't support leading with a credit.

Market Pipeline

Five homes are currently pending in Toscana Isles, ranging from $375,000 to $1,300,000 — a healthy spread across price points, not concentrated in one segment. That's a good forward-looking signal: it means demand isn't just showing up at the entry level, it's showing up at the top of the market too. Six homes canceled or expired during the same window, most after sitting well past the 42-day median for homes that did sell — a reminder that pricing and presentation matter more than the address once a listing crosses the 60-to-90-day mark here. With sixteen active listings against a closing pace of roughly four a month, Toscana Isles is sitting at about four months of supply. That's a market with room to breathe, not one that's stalling out.

What This Means for You

If You're Buying

You have more selection and more time than buyers had a few years ago — sixteen active homes and a median 84 days already on market for the ones still sitting. That's room to negotiate, especially on homes that have been active longer than six weeks. Pool homes carry a real premium here, so factor that into what you're comparing against.

If You're Selling

Homes priced correctly are still moving in six weeks at 97 percent of list price. If your home was built 2016–2023, the data doesn't support leading with concessions — pricing and presentation are doing the work. If it's a 2024 build, expect buyers to ask, and budget accordingly.

Frequently Asked Questions

Is Toscana Isles in Nokomis a buyer's or seller's market right now?

Right now, Toscana Isles is leaning toward buyers, but it's not a steep tilt. Sixteen homes are active against a pace of roughly four closings a month, which works out to about four months of supply — a genuinely balanced market usually runs five to six months, so sellers here still have some strength left, especially at the right price. Homes that sold this summer went under contract in a median of 42 days at 97 percent of list price; the homes still sitting have already logged 84 days. What's your home's number look like against that?

How much more does a home with a private pool cost in Toscana Isles?

Private-pool homes in Toscana Isles closed at roughly 44 percent more per square foot this summer than homes without one — about $383 per square foot for pool homes versus $266 for non-pool homes. The closed sample is small, twelve sales total, so treat it as a strong signal rather than a fixed formula. If you're deciding whether a pool retrofit is worth it before you list, or weighing a private-pool resale against a Community-pool-only home, that's the number to run against your own floor plan.

Should I offer concessions to sell my home in Toscana Isles?

Based on this summer's closings, probably not — unless your home was built in 2024 or later. Only two of the twelve homes that sold between May and July offered any seller-paid buyer costs, and both were the newest builds in the community. Every home built between 2016 and 2023 sold without a concession, which tells me price and condition are doing the work here, not credits back to the buyer. Curious where your build year and phase fall in that pattern?

About Bill Bambrick

Bill Bambrick is a licensed REALTOR® with LPT Realty, specializing in luxury and pool homes across North Port, Venice, Wellen Park, and the greater Sarasota/Bradenton area — with particular depth in lakefront communities like Toscana Isles. If you're weighing a move in or out of this neighborhood, let's look at your specific home against this data before you decide anything.

What's My Toscana Isles Home Worth?

Bill Bambrick, REALTOR® · LPT Realty · License #3483300 · bambricksellsflorida.com