Palm Beach County Market Report – September 2026

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Encouraging Signs in a Selective Market

August numbers brought an interesting mix of numbers to Palm Beach County real estate—and several reasons to remain optimistic as we head toward season.

Closed sales slowed and overall activity softened, yet both median and average sale prices increased. Cash sales also rose, while inventory declined. Add to that an upward trend in migration to Florida, and there are encouraging signs of continued demand beneath the headline numbers.

At first glance, some of these indicators may seem contradictory. But together, they paint a picture of a market that remains active while becoming increasingly selective. Buyers are here and willing to purchase, but they are taking their time, comparing their options and being thoughtful about what they buy and what they’re willing to pay.

Interest rates may be part of that equation, but they don’t tell the whole story in Palm Beach County. The increase in cash sales is particularly noteworthy. Buyers who aren’t dependent on financing remain active, reinforcing that affordability alone isn’t driving today’s purchasing decisions.

And as we move closer to season, the combination of declining inventory, continued migration and active cash buyers gives us good reason to watch the months ahead closely.

What the Numbers Are Telling Us

Declining inventory would traditionally be expected to create more competition among buyers and greater leverage for sellers. Right now, however, that isn’t happening consistently.

Below $1 million, conditions remain relatively favorable to sellers, with most price points between $500,000 and $999,999 operating at approximately four to six months of supply.

The luxury market tells a different story.

$1M–$1.249M: 4.2 months of supply
$1.25M–$1.499M: 7.1 months
$1.5M–$1.99M: 5.3 months
$2M–$2.99M: 6.0 months
$3M–$4.99M: 9.1 months
$5M–$9.99M: 8.8 months
$10M+: 16.1 months

The shift above $3 million is significant. Buyers at these levels have considerably more choice—and they’re using it.

What This Means for Luxury Sellers

A buyer’s market doesn’t mean homes aren’t selling. It means sellers are competing harder for the buyers who are in the market.

For luxury sellers, this makes positioning increasingly important. A property can be beautifully presented and extensively marketed, but if buyers consistently choose competing properties—or aren’t responding at all—the market is giving us information.

Sometimes the right strategy isn’t simply more marketing. It’s repositioning the property so that price, condition and perceived value align with today’s buyer expectations.

This is particularly important as we approach season. Sellers who have been on the market should be looking carefully at what has sold, what remains active, what has entered the market and how their property compares today—not where the market was when they originally listed.

As I often say: we price against the closed sales, but we compete against the active listings.

Looking Ahead

We view August more as a speed bump than a significant change in direction.

There are encouraging fundamentals. Migration to Florida is trending upward. Inventory declined in August. Cash buyers remain active. And average and median sale prices increased.

But today’s buyers—particularly at the higher end—appear willing to wait for the property and value proposition that make sense to them.

As we head toward season, that creates opportunity. Buyers have negotiating leverage in portions of the luxury market, while sellers who respond to the market and position their homes correctly have an opportunity to stand apart from increasing competition.

August’s numbers may be mixed, but the message isn’t: today’s market rewards sellers who listen to what buyers are telling them.

Price Ranges Inventory + new listings divided by closed sales Total Market Type
 $500,000 – 599,000 462   188   151 4.3 Sellers
 $600,000 – 699,000 420   158   132 4.4 Sellers
 $700,000-799000 281   96   87 4.3 Sellers
 $800,000-899000 234   93   57 5.7 Balanced
 $900,000-999000 152   53   45 4.6 Sellers
 $1,000,000+ 1685   359   309 6.6 Balanced
               
 Luxury Inventory + new listings divided by closed sales Total  
               
 $1,000,000-1249000 224   69   70 4.2 Sellers
 $1,250,000-1499999 251   70   45 7.1 Balanced
 $1,500,000-1999999 269   67   63 5.3 Balanced
 $2,000,000-2999999 278   59   56 6.0 Balanced
 $,3000,000-4999999 258   41   33 9.1 Buyers
 $5,000,000-999999 227   27   29 8.8 Buyers
 $10,000,000+ 183   26   13 16.1 Buyers

5 Must Haves that buyers are asking for these days in Palm Beach County

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A beautiful home can catch your eye but the right home fits your life. 🏡

When buying in South Florida, knowing your priorities can help you focus your search, compare properties confidently and recognize “the one” when you find it. What’s your biggest home-buying non-negotiable? Share it below or send me a DM to start your South Florida home search! 📲

Palm Beach County Market Report – August 2026

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Palm Beach County Market Update | August 2026  

As we move through the final stretch of summer and begin looking ahead to our upcoming season, the Palm Beach County real estate market is showing some encouraging signs of momentum.

But perhaps the most important takeaway from July’s numbers (August report) is this: there is not one single Palm Beach County real estate market. Who has the leverage—buyer or seller—depends greatly on price point. Looking first at Palm Beach County’s single-family market as a whole, across all price points, July delivered some positive year-over-year numbers. Closed sales increased 12.7%, while new pending sales rose 5.4%, showing us that buyers are not only looking—they are making decisions and moving forward. At the same time, new listings declined 5.1% 

We have talked for months about pent-up demand in South Florida. Buyers have been watching interest rates, watching prices and, in many cases, waiting to see what would happen next. While we can’t attribute the increase in activity to any one factor, the numbers tell us that buyers are moving again.  But when we begin breaking those numbers down by price point, the story becomes much more nuanced.

 Inventory: One Number Doesn’t Tell the Whole Story

Overall inventory has declined from where we were last year, but looking at inventory as one countywide number doesn’t tell the whole story. Real estate isn’t one market. When we break inventory down by price point, the picture changes significantly. Lower price points generally have less inventory, giving sellers more leverage, while inventory increases as we move into the luxury and ultra-luxury markets, giving buyers more choices and greater negotiating power. 

That distinction matters. Pricing strategy and negotiating leverage can look very different depending on where a property falls within the market. And with our slower summer months coming to an end and season right around the corner, we expect both buyers and sellers to become more active.

 Buyers Are Moving

One of the most encouraging takeaways from July is that buyers are moving again. We have talked for months about pent-up demand—buyers watching interest rates, watching prices and waiting to see what would happen next.

That movement is also evident in the luxury market. Luxury buyers are active, but increased activity doesn’t necessarily mean sellers hold all the cards. In the higher price points, buyers often have more properties to choose from and, therefore, more negotiating leverage.

Cash also continues to play a significant role in our Palm Beach County market, something we expect to continue as we move toward season.

Season Is Right Around the Corner

So, where does all of this leave us?  We are finishing summer with increased buyer activity and fewer new listings coming to market, while the balance between buyers and sellers continues to vary significantly by price point.

Now our attention turns to season. As our seasonal residents begin returning and activity traditionally picks up, we’ll be watching to see how much new inventory comes to market and whether buyer demand continues to strengthen.

For sellers considering coming to market for season, there may be a real opportunity—but pricing correctly for your specific segment remains critical. For buyers, understanding the amount of competition and inventory within your price range can make an enormous difference in how you approach an offer and negotiate.

Season is right around the corner, and opportunity exists on both sides—but understanding your specific market matters far more than any countywide headline.