Background
River Club is a residential golf‑course community in Bradenton’s 34202 ZIP code and is in part connected to Lakewood Ranch area of Manatee County. To understand how the community is performing, I reviewed the MLS data along with broader market statistics for the 34202 ZIP code. The 34202 housing market is not very competitive — the median sale price in June 2025 was $730K (down 13.4 % year‑over‑year) and homes sell after 68 days on the market compared with 51 days last year[1]. Homes in 34202 typically sell about 5 % below list price and go pending in roughly 76 days[2], with a sale‑to‑list price ratio near 94.8 %[3].
The dataset contains 43 River Club listings with statuses labelled ACT (Active), PND (Pending), SLD (Sold), and EXP (Expired). I analyzed prices, days‑on‑market and contract times to identify trends.
Inventory breakdown
The table below summarizes the current and recent River Club inventory by status. “ADOM” represents active days on market (from initial listing to current date or sale), and “Days to contract” measures the number of days a sold or pending property took to secure a contract.
| Status | Listings | Median price ($) | Avg. price ($) | Median days on market | Avg. days on market | Median days to contract | Avg. days to contract |
| ACT | 15 | 999,999 | 990,853 | 53.0 | 84.4 | ||
| EXP | 9 | 1,150,000 | 1,155,656 | 179.0 | 156.7 | ||
| PND | 5 | 749,000 | 785,198 | 84.0 | 100.0 | 84.0 | 147.8 |
| SLD | 14 | 825,750 | 900,929 | 81.0 | 110.2 | 81.0 | 108.7 |
- Active (ACT)– 15 properties currently for sale with a median list price just under $1 million and a median 53 days on market. Some active listings have been on the market for more than six months (up to 249 days), indicating a growing supply of unsold homes.
- Pending (PND)– 5 properties under contract. The median pending price (~$749 k) is lower than the active median and these homes spent a median 84 days on the market before going under contract. The average days‑to‑contract is skewed higher (147 days) by a few slow‑moving sales.
- Sold (SLD)– 14 properties closed between February and June 2025. The median sale price ($825,750) is lower than the active median. Sold homes spent a median 81 days on the market and sellers typically accepted ~95 % of their list price, consistent with the broader 34202 sale‑to‑list ratio reported by Redfin[3].
- Expired (EXP)– 9 listings expired without a sale. These properties have the highest median asking price (~$1.15 M) and the longest median market time (~179 days). The combination of high prices and long exposure suggests over‑pricing relative to buyer demand.
Price and days‑on‑market comparisons
The charts below visualize key differences between statuses.
Active listings outnumber recent sales and pendings. With only 2–3 sold properties per month, the 15 active listings represent about 5 ½ months of supply, implying a balanced market leaning toward buyers.
The median price of expired listings (~$1.15 M) and active listings (~$1 M) is significantly higher than the median sold price ($825 k), indicating that over‑priced homes struggle to sell. Pending properties have the lowest median price ($749 k), suggesting buyers are gravitating toward the mid‑price segment.
Expired listings have been on the market far longer than sold or pending homes, reinforcing the impact of over‑pricing. Active listings currently average 84 days on market, but the sold group shows that homes often take 80–110 days to secure a buyer.
Sales trends
Because River Club has a small number of sales, monthly statistics should be viewed cautiously. Still, the pattern of days to contract indicates a slowing market:
| Close month | Sold homes | Avg. days to contract | Median days to contract |
| 2025-02 | 1 | 4.0 | 4.0 |
| 2025-03 | 6 | 76.5 | 73.5 |
| 2025-04 | 2 | 150.0 | 150.0 |
| 2025-05 | 3 | 178.3 | 161.0 |
| 2025-06 | 2 | 112.0 | 112.0 |
- In February 2025 one sale went under contract in just 4 days.
- March 2025 was the busiest month with six closings; homes took ~73 days to secure a buyer.
- From April through May 2025, average days to contract climbed to 150–178 days, signaling slower buyer activity and possibly over‑pricing.
- June 2025 showed some improvement with two sales going under contract in about 112 days, but this is still well above the March median.
Key takeaways
- Balanced but slowing market – 34202 homes generally sell about 5 % below list price and go pending in around 76 days[2]. In River Club, sold properties spent a median 81 days on market and accepted ~95 % of asking price, which aligns with the broader zip‑code trends. However, the increasing days to contract from March through May 2025 indicates slowing buyer momentum.
- Pricing is critical – Homes priced under $900k tend to sell; those above $1M linger or expire. Expired listings have the highest prices and longest exposure times. Sellers should consider pricing near recent sold comparable levels (~$800–850 k) to attract buyers and avoid extended market time.
- Inventory supply – With 15 active listings and ~3 sales per month, River Club has roughly 5–6 months of inventory. This suggests a balanced market, so neither buyers nor sellers have a strong advantage. Proper marketing and realistic pricing are key to a timely sale.
- Expect negotiation – Redfin’s sale‑to‑list ratio for the wider 34202 area is 94.8 %[3], and River Club’s sold listings show a similar 95 % ratio. Sellers should anticipate negotiating 5–6 % off their list price.
Conclusion
The River Club real estate market in mid‑2025 remains balanced, but the slowing pace of sales and rising days on market suggest that buyers are cautious, particularly at the higher price points. Sellers who price strategically around recent comparable sales (~$800–850 k) and prepare their homes for market should still expect to find buyers within two to three months. Conversely, properties listed above $1 M may need price adjustments or enhanced marketing to compete in today’s market.
[1] [2] [3] 34202 Housing Market: House Prices & Trends | Redfin
