Homes for sale inCortez, Florida
A working fishing village on Sarasota Bay
20
Homes for sale
$1,262,000
Median list price
$639
Avg price / sqft
79
Median days on market
Cortez is one of Florida's last authentic fishing villages, a small Manatee County community sitting across the water from Anna Maria Island where commercial boats still land their catch and the bay is never far from view. It draws buyers who want real waterfront life over polish — stilt houses, docks, and a short hop to the Gulf beaches. The pace is quiet and the identity is firmly tied to the water, which shapes almost everything for sale here.
The market is small and skews expensive: 20 active listings with a median list price of $1,262,000 and an average of $639 per square foot. More than half the inventory is waterfront homes, and 11 of 20 listings carry seven-figure prices, so bargains are rare but they exist — the active range starts at $110,000. Homes take time to move, with a median of 78.5 days on market and sellers netting about 94% of asking, which leaves room to negotiate. If you're shopping the broader region, it's worth comparing against the rest of Manatee County and keeping an eye on the just reduced listings.
Cortez is in Manatee County, Florida.
Quick facts
$110,000 – $7.3M price range
1,720 sqft median home
$5,000/mo median rent
Leans buyer right now
Drive times
Living in Cortez
Cortez is one of Florida's last working commercial fishing villages, perched on Sarasota Bay in Manatee County directly across the water from Anna Maria Island. The community's identity is tied to the water — fishing boats, docks, and bay views are part of daily life here rather than a decorative backdrop. It's a small, low-key place where the Gulf beaches of Anna Maria are only a short drive away, but the village itself retains a quieter, less touristy character.
This is a place that suits buyers who value authenticity and water access over nightlife, shopping, and big-city convenience. Boaters, anglers, retirees, and second-home buyers all find a fit here, drawn by the chance to live on or near the bay. The housing stock reflects that history, mixing stilt-style waterfront homes with condos, co-ops, and even a few mobile homes.
Because Cortez is compact and set apart from the major metros, it rewards people who are comfortable with a slower pace and a longer drive for big-ticket errands. If your priority is waking up near the water and keeping a boat close by, Cortez delivers that in a way few larger communities can.
Neighborhoods and communities in Cortez
For a small place, Cortez offers a surprising range of community types. Notable among them are Hunters Point, Cortez Park Co-Op, and Mariners Cove I — a spread that runs from newer developments to established co-op living. Eleven of the 20 active listings sit within gated communities, so privacy and controlled access are common features here.
The co-op and mobile-home side of the market is where the lower price points tend to appear, with the active range starting at $110,000. These options can be a practical entry into the area for buyers who want the location without a seven-figure budget. Three of the current listings are in 55+ communities, making Cortez a consideration for buyers shopping 55+ communities near the water.
At the other end, the waterfront and gated homes carry the luxury weight — 11 of 20 listings are priced above $1 million. Whether you're drawn to a gated community or a co-op, it's worth touring a few to understand how different the lifestyle and ownership structure can be from one to the next.
Homes for sale in Cortez: prices and housing
The Cortez market is small and priced high. There are 20 active listings with a median list price of $1,262,000 and an average of $639 per square foot, against a median home size of about 1,720 square feet. The active range is wide — from $110,000 to $7,250,000 — because the inventory spans modest co-ops and mobile homes up to large waterfront estates. Over the past 12 months, 20 homes sold at a median of $1,224,500, with sellers getting about 94% of asking on average.
The housing mix is led by single-family residences (12 of the active listings), followed by condominiums (4), mobile homes (2), and a half-duplex. Waterfront dominates, with 12 listings on the water, seven offering a pool, and a strong luxury tilt as 11 listings cross $1 million. Buyers can focus their search on single-family homes, waterfront homes, homes with a pool, or townhomes & condos depending on budget and lifestyle.
On carrying costs, the median HOA is about $500 per month and the median property tax is around $7,430 per year, though both vary considerably by community and ownership type. New construction is scarce — just two active listings — so most buyers are purchasing existing homes. With a median of 78.5 days on market, there's generally time to evaluate a property carefully rather than rush, and watching the just reduced listings can surface negotiating opportunities.
Schools in Cortez
Cortez is served by the Manatee County school district. The most commonly assigned schools for the area are Sea Breeze Elementary, W.D. Sugg Middle, and Bayshore High.
School attendance zones can and do change, and a specific street may be assigned differently than a neighboring one. Always verify the exact assignment for any address directly with the Manatee County school district before making a decision based on schools.
For families, it's also worth visiting campuses and reviewing current district information firsthand rather than relying on general reputation, since boundaries and programs are updated periodically.
Getting around Cortez
Cortez sits on the water in Manatee County, close to Anna Maria Island's Gulf beaches but a fair distance from the major metros. Expect roughly 66 minutes to downtown Tampa and about 69 minutes to Tampa International Airport, so daily commutes to Tampa are a significant commitment.
For most residents, day-to-day driving stays local within the Bradenton–Sarasota area, with the beaches and nearby town centers within easy reach. The community's waterfront position means a car is essential for errands and getting off the island area.
Because of the drive times, Cortez tends to work best for remote workers, retirees, and second-home owners rather than anyone needing a short daily commute to Tampa. Budget extra time for airport trips and plan accordingly for regional travel.
Is Cortez a good place to live?
Cortez is a strong fit if waterfront living is your top priority. As one of Florida's last working fishing villages on Sarasota Bay, it offers genuine character, boat access, and proximity to Anna Maria Island's beaches — a combination that's increasingly rare. Buyers who want quiet, water-focused days over urban convenience will feel at home.
The trade-offs are real. It's an expensive, small market with a median list price of $1,262,000 and 11 of 20 listings above $1 million, so budget matters; the lower-priced co-ops and mobile homes are the exception rather than the rule. Commutes to Tampa run over an hour, and the community is light on shopping, dining, and nightlife compared with larger towns.
For boaters, retirees, remote workers, and second-home buyers who value authenticity and the water, Cortez is compelling. Homes sit a median of 78.5 days on market and sellers accept about 94% of asking, so patient buyers have room to negotiate. Compare it against the wider Manatee County market to be sure the lifestyle and price point line up with what you want.
Fresh on the market
Newest homes in Cortez
View all 20 homes →
$799,000
3920 MARINERS WAY UNIT 311C, CORTEZ
3 bd · 2.5 ba · 2,597 sqft
$1,395,000
4105 COMMODORE BOULEVARD, CORTEZ
3 bd · 2 ba · 2,516 sqft
$580,000
4112 128TH STREET W UNIT 605, CORTEZ
2 bd · 2 ba · 1,546 sqft
$700,000
3860 MARINERS WAY UNIT 413A, CORTEZ
2 bd · 2 ba · 1,762 sqft
$1,199,000$1,249,000
4318 MARINA VIEW WAY, CORTEZ
3 bd · 2.5 ba · 1,658 sqft
$2,999,999
12917 42ND TERRACE W, CORTEZ
4 bd · 3.5 ba · 2,798 sqft
$134,900$144,900
12507 CORTEZ ROAD W UNIT 2, CORTEZ
1 bd · 1 ba · 606 sqft
$1,275,000
4375 MARINA VIEW WAY, 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
$725,000$749,000
12402 HARBOUR LANDINGS DRIVE, CORTEZ
3 bd · 2 ba · 2,232 sqft
$2,190,000$2,400,000
4110 COMMODORE BOULEVARD, CORTEZ
3 bd · 3 ba · 2,730 sqft
$1,900,000
4324 SALTWATER PEARL WAY, CORTEZ
4 bd · 3.5 ba · 1,783 sqft
20 of 20 active listings shown
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Property features
The numbers that matter
The Cortez market
Leans buyer
9.2 months of inventory
Inventory is building — buyers have leverage and time.
20
Sold, last 12 months
$1,224,500
Median sold price
94%
Sale-to-list ratio
What sellers actually get vs asking
69 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
▲ 493.8% yr/yr
Homes on the market
▲ 14.3% 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
Bayfield Estates
2 homes · $1.5M median
Lake Forest Estates
2 homes · $514K median
Harbour Landings Estates
2 homes · $1.8M median
Sunset Harbor
2 homes · $5.1M median
Palma Sola Bay Estates
1 home · $744K median
Knollwood
1 home · $849K median
Coral Shores East
1 home · $1.1M median
River's Ridge
1 home · $999K median
Sagamore Estates
1 home · $411K median
Shorelands
1 home · $1.5M median
Palma Sola Woods
1 home · $485K median
Loop Of Northwest Bradenton
1 home · $1.5M median
Cove Sound Yacht Club
1 home · $2.9M 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
Authentic fishing-village setting
Cortez remains a working waterfront community on Sarasota Bay, minutes from Anna Maria Island's Gulf beaches.
Waterfront dominates the market
Twelve of the 20 active listings are waterfront, and seven have pools, so water access defines the inventory here.
A true luxury tilt
Eleven active listings are priced above $1 million, with a median list price of $1,262,000 and an average of $639 per square foot.
Room to negotiate
Homes sit a median of 78.5 days on market and sellers accept about 94% of asking on average.
Gated and 55+ options
Eleven listings are in gated communities and three sit in 55+ neighborhoods, alongside co-ops and mobile-home parks.
Population
5,205
Median age
65.3
Median income
$79,895
Median home value
$392,200
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
≈ $7,978/mo
$1,262,000 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
$5,000/mo
Median rent
7 homes for rent right now
Straight answers
Cortez real estate FAQs
Is Cortez a good place to live?+
Cortez suits buyers who want a genuine Florida fishing-village lifestyle on Sarasota Bay with quick access to Anna Maria Island's beaches. It's quiet, small, and water-focused rather than a shopping-and-dining hub, so it fits people who prioritize boating and waterfront living. If you want more variety, the rest of Manatee County offers a wider mix.
Is Cortez expensive?+
Yes, it runs expensive, with a median list price of $1,262,000 and an average of $639 per square foot. Eleven of the 20 active listings are priced above $1 million, driven largely by waterfront. That said, the active range starts at $110,000, so lower-priced co-op and mobile-home options do appear.
What do homes cost in Cortez?+
Active listings run from $110,000 to $7,250,000 with a median of $1,262,000, and over the past year 20 homes sold at a median of $1,224,500. The median home size is about 1,720 square feet at $639 per square foot. You can browse by price to see where the entry points fall.
How is the Cortez housing market?+
It's a small, slower-moving market: 20 active listings, 20 sales in the past 12 months, and a median of 78.5 days on market. Sellers are getting about 94% of asking on average, which signals room for negotiation. Watching the just reduced listings can help you find motivated sellers.
What about HOA fees and property taxes?+
The median HOA runs about $500 per month and the median property tax is around $7,430 per year. Fees vary widely by community, from co-ops to gated waterfront developments. Always confirm the specific HOA and tax figures for any property before you make an offer.
What schools serve Cortez?+
The most commonly assigned schools are Sea Breeze Elementary, W.D. Sugg Middle, and Bayshore High within the Manatee County district. Because zones can shift, confirm the exact assignment for any specific address with the district before buying.
How is the commute from Cortez?+
Cortez is a waterfront community set away from the major metros, so commutes are long: roughly 66 minutes to downtown Tampa and about 69 minutes to Tampa International Airport. It works best for remote workers, retirees, or those commuting locally within the Bradenton–Sarasota area rather than north to Tampa daily.
Is there new construction in Cortez?+
Inventory is older and limited, with just two new construction listings currently active out of 20 total. Most of the market is existing single-family homes, condos, and a handful of mobile homes and co-ops. Buyers wanting brand-new product will have more choices across the wider county.
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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