No junk fees. Wholesale rates. And a team with six years of real Sarasota roots — Kirk Chivas lived full-time in Lakewood Ranch from 2017 to 2023, raised his family here, and built First Commerce Financial's Florida presence from the ground up in this community.
Sarasota is one of the most desirable places to live in the entire country — and also one of the more complex real estate markets in Florida. Median single-family home prices sit around $485,000–$510,000 in Sarasota County in early 2026, and buyers now have more negotiating leverage than at any point since before the pandemic. If you are buying or refinancing in Sarasota, this is a market that rewards preparation — and a lender who knows it.
Get Pre-Approved — It's FreeFirst Commerce Financial co-founder Kirk Chivas relocated his entire family to Lakewood Ranch — in the heart of the Sarasota/Bradenton corridor — in 2017. For six years, he lived as a full-time Florida resident and active mortgage professional serving buyers across Sarasota County. He worked with first-time buyers, retirees, move-up buyers, and investors throughout the greater Sarasota area — from Siesta Key to Venice to Palmer Ranch. When he returned to Michigan in 2023, he left behind deep local knowledge and an ongoing commitment to serving Sarasota buyers and homeowners.
Kirk Chivas moved his entire family to Lakewood Ranch in 2017 — just east of Sarasota, in the heart of the Sarasota/Bradenton corridor. For six years, he lived as a full-time Florida resident, raised his family here, and actively served buyers across Sarasota County as a mortgage professional. He knows this market from the inside — the neighborhoods, the insurance landscape, the seasonal dynamics, and what it actually costs to own a home here.
Kirk's daughter attended the University of Central Florida and is now enrolled in PA school at Nova Southeastern University in Jacksonville — keeping Kirk actively connected to Florida through regular visits and an apartment in Jacksonville. His ties to the Sunshine State remain very much alive.
Ken Turkington co-founded the Florida operation with Kirk and helped build First Commerce Financial's presence in the Sarasota / Bradenton market from the ground up starting in 2016. Together they built a real operation in Florida — not a remote licensing exercise — and that foundation still serves our Florida clients today.
Who Buys in Sarasota
Sarasota attracts one of the most diverse buyer pools in Florida — from young families drawn by the Gulf Coast lifestyle to retirees and snowbirds seeking a permanent or seasonal home, to remote professionals who relocated during the pandemic and stayed. Each group has different mortgage needs and we are experienced serving all of them.
First-Time Buyers and Young Families
Sarasota's median price point is higher than most Florida metros but the current market — with homes sitting longer and sellers offering concessions — has created real opportunity for qualified buyers who are prepared. FHA and conventional low down payment programs are both active in this market.
Move-Up Buyers
Many of our Sarasota clients are existing homeowners trading up — from a Michigan or Midwest home to Florida, or from a smaller Sarasota home to a larger one. We help coordinate financing on both sides of these transitions smoothly.
Retirees and Snowbirds
Sarasota has been one of Florida's top retirement destinations for decades — the arts, the beaches, the healthcare system, and the year-round climate make it a natural landing spot. Second home financing has specific requirements we navigate regularly for buyers choosing Sarasota as a seasonal home.
Investors
Sarasota's rental market is strong, particularly in coastal areas. We work with investors financing single-family rentals and small multi-family properties throughout Sarasota County with competitive investor loan programs and wholesale rates.
The Sarasota Market in 2026 — What Buyers Need to Know
Sarasota County single-family home prices are running $485,000–$510,000 in early 2026 — with prices up 3.3% year-over-year in March 2026. Median time from listing to final sale has stretched to 96 days, sellers are accepting 94% of original list price on average, and new pending sales are rising — a sign buyer activity is picking back up while sellers remain negotiable. This is a market that favors prepared buyers right now.
Florida Insurance — A Critical Conversation for Every Sarasota Buyer
We have this conversation with every Sarasota buyer: Florida homeowners insurance is not like insurance anywhere else. The statewide average now exceeds $8,000 per year. Sarasota tends to be more manageable than southeast Florida — but budget $2,500 to $4,500 for a standard policy on a $500K property, more for older construction or coastal properties near the water.
Get insurance quotes early in your search — before you are under contract — so you understand your true monthly carrying cost. We build insurance, property taxes, and HOA fees into every Sarasota pre-approval. No surprises at closing.
Property Taxes Reset at Purchase — What Sarasota Buyers Must Know
Florida's Save Our Homes cap limits how much property taxes can increase for existing owners — but that cap resets to the full purchase price when you buy. The seller's tax bill is not your tax bill. In Sarasota County, expect your first year's tax bill to reflect the full assessed value of your purchase price. We factor this into every pre-approval so there are no surprises.
Neighborhoods and Communities We Know Well
Downtown Sarasota & Siesta Key
Sarasota's cultural hub and its world-famous beach community. Higher price points, strong demand, and a buyer profile that includes both primary residents and vacation home buyers. Siesta Key's powdery quartz sand beaches consistently rank among the best in the country.
Palmer Ranch & South Sarasota
Established planned communities with great amenities and strong school zoning. Popular with families and move-up buyers seeking value relative to the coast. Palmer Ranch offers some of the best dollar-per-square-foot value in Sarasota County.
Venice & Nokomis
Charming Gulf Coast communities south of Sarasota. Venice offers excellent value, a historic downtown, and a strong retiree and active adult community. More accessible price points than Sarasota proper with the same Gulf Coast lifestyle.
North Port & Osprey
North Port offers the most affordable entry point in Sarasota County — and one of the most affordable in all of Southwest Florida. Osprey sits between Sarasota and Venice with established neighborhoods and a quieter, more relaxed feel.
Why Sarasota Buyers Choose First Commerce Financial
Real Sarasota Roots — Not a Remote License
Kirk lived in Lakewood Ranch for six years — Sarasota was his local market. He knows the neighborhoods, the insurance landscape, the seasonal dynamics, and what it actually costs to own a home here. That is knowledge no competitor who simply added Sarasota to a service area dropdown can replicate.
Wholesale Rates — Not Retail Markup
As an independent mortgage broker, we shop your loan across dozens of wholesale lenders. In a market with price points ranging from $300K in North Port to $2M+ on Siesta Key, the right rate makes a meaningful difference over the life of your loan.
Zero Junk Fees
No processing fees. No administrative fees. No surprises at closing. Complete transparency from day one — the way we have operated since 2007.
Mortgage Programs for Sarasota Buyers
Conventional Loans
The most common choice for Sarasota buyers with strong credit across all price points in Sarasota County.
Jumbo Loans
For Siesta Key, Casey Key, and other higher-priced Sarasota properties above conventional loan limits. We compete strongly on jumbo rates across multiple wholesale lenders.
FHA Loans
3.5% down payment for first-time buyers. Popular in Sarasota's sub-$500K market — North Port, Venice, and South Sarasota neighborhoods.
VA Loans
Zero down payment for eligible veterans and active military — no PMI. A significant advantage at Sarasota price points. We close VA loans throughout Florida regularly.
Second Home & Investment
For snowbirds purchasing a seasonal Sarasota residence or investors targeting Sarasota's strong coastal rental market. Specific qualification requirements apply.
Refinance
Rate-and-term or cash-out refinancing for existing Sarasota County homeowners. Join our Rate Watch System and we will notify you the moment refinancing makes sense for your situation.
Frequently Asked Questions
Did Kirk actually live in the Sarasota market?
Yes. Kirk Chivas moved his entire family to Lakewood Ranch in 2017 — in the heart of the Sarasota/Bradenton corridor — and lived there full time until 2023. During those six years, he actively served buyers and homeowners across Sarasota County as a mortgage professional. He knows this market from the inside — not from a licensing exam or a service area dropdown.
Is now a good time to buy in Sarasota?
For prepared buyers, yes. Sellers are accepting 94% of original list price on average, homes are sitting longer, and new pending sales are rising — meaning buyers who are ready to move are finding real opportunities. For buyers planning to stay 5+ years, the current environment offers better value and negotiating leverage than anything available in the past several years. Florida's carrying costs — insurance, taxes, HOA — require careful planning, and we build all of those into every pre-approval.
What is the typical home price in Sarasota?
Median single-family home prices in Sarasota County are running $485,000–$510,000 in early 2026, with condos lower. Venice and North Port offer more affordable options in the $300K–$400K range. Siesta Key and other coastal communities command significant premiums above the county median.
Do you serve all of Sarasota County?
Yes — Sarasota, Venice, North Port, Osprey, Nokomis, Englewood, and all of Sarasota County. We also serve neighboring Manatee County including Bradenton, Lakewood Ranch, Parrish, and Palmetto. If you are buying or refinancing anywhere in the Sarasota / Bradenton corridor, we can help.
Ready to Buy or Refinance in Sarasota?
Talk with Kirk — someone who lived in this market for six years and knows it from the inside. Whether you are a first-time buyer, a retiree making your move to the Gulf Coast, or a homeowner looking to refinance — straight answers about what you qualify for and what your mortgage will actually cost. No pressure, no obligation.
Start Your Free Pre-ApprovalOr call or text us directly at (248) 459-5511
First Commerce Financial | Licensed Florida Mortgage Broker | NMLS #137512 | Serving Sarasota, Venice, North Port, Osprey, Nokomis, and all of Sarasota County
