Join Gromadzki Real Estate — the 100% commission real estate brokerage serving Venice, Florida. Keep every dollar with flat fees, full broker support, and modern tech.
Venice sits along Florida's Gulf Coast — a market that draws snowbirds, retirees, and second-home buyers from across the U.S. and Canada. Transaction volume runs seasonally heavy in the winter months and quieter in summer, but the year-round buyer flow is meaningful and the average sale price is well above the Florida median in waterfront sub-segments.
Venice is part of Florida's Gulf Coast residential market — a region defined by water-access premiums, snowbird seasonality, and a strong retiree relocation pipeline from the Northeast and Midwest. Agents who specialize in second-home and waterfront transactions tend to outperform generalists here.
Venice sells on lifestyle — an island historic downtown, deeded Gulf beaches, and a retiree-and-snowbird buyer pool — but the commission math is the same everywhere. On the Venice single-family median of about $479,000 (Venice MLS aggregation, August 2026), a 3% side is roughly $14,370 gross. A 25% house split hands the brokerage about $3,590 of that on every closing; a 20% split, about $2,870. At Gromadzki, the same deal costs a flat $499 — whether it's a Golden Beach cottage, a Wellen Park new-build, or a downtown island condo.
Snowbird and second-home specialists, waterfront-property agents, retiree-relocation experts, and Northeast-buyer specialists.
Gulf Coast markets like Venice see seasonal peaks during snowbird months and steady year-round demand from retirees and second-home buyers. Average commissions are healthy, particularly in waterfront sub-segments.
Sources: REALTOR® Association of Sarasota and Manatee / Stellar MLS (June 2026) for county single-family and cash data; Venice city-level MLS aggregation (August 2026) for local days-on-market and supply. County single-family data is the reliable anchor; Venice figures diverge by property-mix window.
Venice has firmed up after the 2025 inventory build worked through the system. The countywide single-family median sits at $492,450, up 8.2% year over year, with homes going to contract in a median 47 days and single-family supply back to 4.1 months — down from 6.3 a year earlier (RASM/Stellar MLS, June 2026). Sellers are again capturing 94.4% of original list price, up from 92.2%, and single-family closed sales rose 15.2% year over year. Active single-family listings fell 27.4%, which is why prices are climbing again even as the rest of Southwest Florida talks about a glut.
Zoom into Venice itself and the numbers are softer at the surface: a single-family median near $479,000, roughly 55 days on market, and about 3.4 months of supply (Venice MLS aggregation, August 2026). One honest data note for agents: Venice city-level medians swing widely by source and window — recent portal figures have printed anywhere from ~$355K to ~$479K — because the property mix runs from $330K South Venice ranches to $1M-plus island and Gulf-front homes. The RASM county single-family figure is the anchor; the local number tells you how the entry tier is moving.
Venice runs on the same bifurcation hitting all of the Gulf coast. Countywide, single-family closings posted a $492,450 median (+8.2%), while condos and townhomes came in at $343,750, down 7.5% year over year (RASM/Stellar MLS, June 2026). Condo supply sits at 6.3 months against single-family's 4.1, and condos take a median 71 days to sell versus 47 for houses. In Venice proper, the condo median is even lower at about $298,000 with 106 days on market (Venice MLS aggregation, August 2026) — a clear buyer's market in that segment.
The condo drag is structural, not cyclical. Florida's post-Surfside reserve regime — SB 4-D as amended through HB 913 (2025) — now requires structural integrity reserve studies and funded reserves for older buildings, and a July 1, 2025 relief law only softened the timeline, not the obligation (Florida condo-law reporting, 2025). Older coastal buildings are carrying special assessments, rising HOA dues, and higher insurance all at once. Agents who can read a reserve study, explain a pending assessment, and price against the condo glut are the ones closing that segment; agents who can't are steering clear of it entirely.
Venice's buyer pool is unusually cash-heavy because of who's buying: retirees, snowbirds, and second-home buyers who don't need a mortgage. Countywide, 39.0% of single-family purchases and 59.1% of condo purchases closed in cash (RASM/Stellar MLS, June 2026) — well above national norms and a defining feature of how deals get written here. The historic Island of Venice and downtown, Golden Beach and Gulf-front cottages, Venice Gardens (1950s–80s ranches on a lake system, popular with active-adult buyers), and gated Jacaranda West each draw a slightly different slice of that pool.
The growth story is Wellen Park, the master-planned community just east of Venice off I-75. It ranked No. 8 among the fastest-selling master-planned communities in the U.S., with 992 new homes sold in the latest annual count (RCLCO rankings, 2025), and is planned for 22,000–25,000 homes at buildout across 12,000-plus acres. For agents, that's a recurring builder-and-relocation pipeline on Venice's doorstep — new-construction co-op commissions, snowbird second-home buyers, and resale churn as early Wellen Park owners trade up, all reachable on one Venice-area license.
Venice-area agents list through Stellar MLS and belong to either the REALTOR® Association of Sarasota and Manatee (RASM) — the region's largest at 9,000-plus members — or the Venice Area Board of REALTORS® (VABR); both are Stellar MLS shareholder organizations (Stellar MLS, 2026). Because Stellar spans Southwest and Central Florida, one membership lets a Venice agent work North Port, Wellen Park, and up into Sarasota on the same license and the same MLS.
Now the math, at real Venice numbers. An agent closing 10 single-family sides a year at the ~$479,000 Venice median grosses about $143,700 at 3% per side (Venice MLS aggregation, August 2026). A 25% split brokerage keeps roughly $35,900 of that; a 20% split, about $28,700 — before any monthly desk or franchise fees. At Gromadzki, those ten closings cost $4,990 flat, and roughly $24,000–$31,000 more stays with the agent. In a cash-heavy market where the winning deals require genuine reserve-study, flood-zone, and new-construction expertise, that's income earned by skill that a percentage split quietly taxes away.
One simple structure, statewide. $499 per closed deal, $0 monthly, $0 annual — and you keep 100% of your commission on every Venice transaction.
Built for every Venice agent — new, part-time, or full-time top producer.
Working multiple markets? Gromadzki Real Estate serves every Florida city — start with Venice and expand from there.
Submit your info — we'll have you onboarded as a 100% commission agent in Venice, Florida, and earning on your next transaction.
Join Gromadzki Real Estate →