Homes for sale in
Cortez, Florida
An old fishing village with real Gulf-side pull
16
Homes for sale
$1,000,000
Median list price
$674
Avg price / sqft
103
Median days on market
Cortez sits on the water at the western edge of Manatee County, one of Florida's last working fishing villages with the docks, seafood shacks, and salt-air character to prove it. It's the kind of place where the day is organized around the tide, and where the waterfront homes come with boat access rather than a lawn to mow.
The market here leans upscale and low-inventory: just 15 active listings with a median list price of $1,100,000, and eight of those are priced above $1M. Over the past year 19 homes sold at a median of $1,275,000, with sellers collecting about 95% of asking — so there's room to negotiate but not a fire sale. If a seven-figure water home isn't the goal, it's worth watching the just reduced listings and using browse by price to catch the lower end, where entries start around $148,000.
Cortez is in Manatee County, Florida.
Quick facts
$148,000 – $7.3M price range
1,720 sqft median home
$6,500/mo median rent
Leans buyer right now
Drive times
Fresh on the market
Newest homes in Cortez
View all 16 homes →
$1,900,000
12435 DOCKSIDE TERRACE, CORTEZ
3 bd · 2.5 ba · 1,678 sqft
$2,895,000
12914 YACHT CLUB PLACE, CORTEZ
4 bd · 4.5 ba · 4,039 sqft
$1,275,000
4375 MARINA VIEW WAY, CORTEZ
3 bd · 2.5 ba · 1,678 sqft
$2,400,000
4110 COMMODORE BOULEVARD, CORTEZ
3 bd · 3 ba · 2,730 sqft
$749,000
12402 HARBOUR LANDINGS DRIVE, CORTEZ
3 bd · 2 ba · 2,232 sqft
$1,900,000
4324 SALTWATER PEARL WAY, CORTEZ
4 bd · 3.5 ba · 1,783 sqft
$750,000
4104 128TH STREET W UNIT 702, CORTEZ
2 bd · 2 ba · 1,834 sqft
$825,000
3840 MARINERS WAY UNIT 524A, CORTEZ
3 bd · 2 ba · 1,942 sqft
$7,250,000$7,775,000
12925 42ND TERRACE W, CORTEZ
4 bd · 4.5 ba · 5,138 sqft
$1,495,000
4357 MARINA VIEW WAY, CORTEZ
3 bd · 2.5 ba · 1,678 sqft
$224,900
12507 CORTEZ ROAD W UNIT 58, CORTEZ
2 bd · 2 ba · 795 sqft
$1,299,000
12413 GULF BREEZE TERRACE, CORTEZ
3 bd · 2.5 ba · 1,678 sqft
16 of 16 active listings shown
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Property features
The numbers that matter
The Cortez market
Leans buyer
8.0 months of inventory
Inventory is building — buyers have leverage and time.
19
Sold, last 12 months
$1,275,000
Median sold price
95%
Sale-to-list ratio
What sellers actually get vs asking
58 days
Median time to sell
Cortez vs Manatee County
Median list price
Price per sqft
Days on market
Median sold price — 3-yr, 3-mo rolling
▲ 79.6% yr/yr
Homes on the market
▼ 28.0% yr/yr
Homes sold per month
Live Stellar MLS data — listings and closed sales in Cortez, FL. Rolling medians smooth single-month swings in thin markets.
Where to look
Cortez neighborhoods
Lake Forest Estates
2 homes · $579K median
Shorelands
2 homes · $1.0M median
Sunset Harbor
2 homes · $5.2M median
Hensonville
1 home · $499K median
Sagamore Estates
1 home · $440K median
Harbour Landings Estates
1 home · $2.4M median
Coral Shores East
1 home · $1.1M median
Loop Of Northwest Bradenton
1 home · $1.4M median
Show all 74 Cortez neighborhoods A–ZHide the full neighborhood list+
Neighborhood boundaries by edgeAI — listings matched to the actual polygon, not agent-entered subdivision names.
For the school run
School zones with homes for sale
Assigned schools as reported on active MLS listings — always verify zoning with the district.
Beyond the listings
Living in Cortez
A working waterfront
Eight of the 15 active listings are waterfront, reflecting how much of Cortez life happens on or near the water.
Gated addresses dominate
Nine of the current listings sit within gated communities like Harbour Landings Estates and Sunset Harbor.
Boat-first single-family living
Ten of the active homes are single-family residences, the core of Cortez's owner-occupied waterfront market.
A true luxury tilt
With average price per square foot at $699 and a median home size of 1,678 sqft, you're paying for location and access, not square footage.
Small, slow-moving inventory
Homes take a median of 88 days to sell, giving serious buyers time to tour without a frenzy.
Population
5,323
Median age
62.8
Median income
$76,915
Median home value
$388,500
What people here are into
Hobbies & Interests
Wanderlust
Always thinking about their next destination, this population loves exploring new places abroad or right in their own backyard. They hold onto past trips by sharing their favorite memories and pictures year round.
Food & Drink
Trendy Eats
Meals are a social experience, and these foodies take it to the next level. This population can't wait to snap a pic of their plate and share it before chowing down.
Appearance oriented
Trend Trackers
This population lives as fast as the culture. They like to keep up with the latest trends, especially when it comes to apparel and accessories.
Appearance oriented
Smart Chic
Passionate about style, smart chic searches high and low for the perfect look - but not one that will break the bank.
Food & Drink
Fueling for Fitness
A population characterized by healthy eating. Often pre-planning for meals for the purpose of fitness and convenience. Likely to participate in meal prep trends.
Lifestyles
Wealth Signaling
Interested in the finer things life has to offer, this population wants to display their lifestyle by discussing luxury products. Often references jewelry, cars, and home features.
What it really costs
Owning here
Owning the median Cortez home
≈ $6,583/mo
$1,000,000 median · 20% down · 30-yr fixed at 6.9% · taxes/HOA from live listing data · insurance is a Florida estimate.
100%
In a FEMA flood zone
Ask about flood insurance early — it changes the payment
$6,500/mo
Median rent
6 homes for rent right now
Straight answers
Cortez real estate FAQs
Is Cortez a good place to live?+
If you want an authentic Old Florida fishing-village feel with genuine water access, Cortez is hard to beat — it's small, walkable in spots, and centered on the harbor. Assigned schools include Sea Breeze Elementary, W.D. Sugg Middle, and Bayshore High. It's a quieter, water-first lifestyle rather than a commuter suburb, with downtown Tampa roughly 66 minutes away.
Is Cortez expensive?+
Yes, relative to the wider region — the median list price is $1,100,000 and eight of the 15 active listings are above $1M. That said, the range runs from $148,000 up to $7,775,000, so there are entry points, especially among condos and mobile homes. You can see the full spread when you browse by price.
What do homes cost in Cortez?+
Active listings carry a median list price of $1,100,000 at an average of $699 per square foot, with a median home size of 1,678 sqft. Over the last 12 months, 19 homes sold at a median of $1,275,000. The housing mix is mostly single-family homes, with a handful of townhomes & condos and mobile homes rounding it out.
How is the Cortez market right now?+
It's a low-volume, patient market: 15 active listings, a median 88 days on market, and 19 sales over the past year. Sellers are getting about 95% of asking on average, so well-priced offers land and there's modest room to negotiate. Keep an eye on open houses this week to move quickly when the right water home appears.
What about HOA fees and property taxes?+
Median HOA dues run about $530/month, which tracks with how many homes sit in gated communities here — nine of the current listings. Median property tax is around $7,528 per year, in line with the area's higher price points. Budget for both when comparing waterfront listings, since dues can vary widely by community.
Keep exploring
Nearby areas
IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by Stellar MLS. Market statistics are computed from listing and sold data and change as the market moves.
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