Palm Beach County Market Report – December 2025

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December Market Report – Palm Beach County

As we review November’s closed sales data (reported in December), it’s important to remember that year-over-year comparisons across Florida are somewhat distorted. Last year’s hurricane season suppressed activity in October across several parts of the state — which artificially inflated November numbers in many markets.

Palm Beach County, however, did not experience the same suppression, so our local data tells a clearer — and more accurate — story.

Condos & Townhomes: Signs of Life After a Challenging Few Years

For the past few years, condos — especially older buildings — have faced headwinds from new state statutes, insurance pressures, and rising association costs. Many buyers stepped back, uncertain about future expenses.

That’s why it’s encouraging to finally see movement returning to this segment. Activity is picking up, and confidence is slowly rebuilding.

Even so, Palm Beach County remains buyer-leaning across most price ranges:

  • $400k–$600k: Buyer’s market
  • $600k–$999k: Buyer’s market
  • $1M+ : ~18.7 months of inventory — a strong buyer’s market
  • Buyers have options. Sellers can succeed — but pricing discipline matters.

Single-Family Homes: Mixed Pricing Signals, Slower Inventory Growth

The single-family market shows a more nuanced picture:

  • Median sales price is up
  • Average sales price is down

This aligns with what we’re seeing.   Luxury closed sales have eased, and inventory in the $1M+ range rose from 8.5 to 12.2 months, pulling the average down while the broader market remains steady.

One encouraging note:

Inventory growth is slowing — which helps stabilize the market.  Another interesting stat:   Only 41% of single-family sales were cash, despite higher interest rates. It’s lower than many expect, yet Florida’s lead economist does not anticipate meaningful downward pricing shifts in the near term.

What We’re Seeing on the Ground (Amy & Noreen Team)

The market is very price-sensitive — but demand is absolutely there.

When a home is:

✔️ priced realistically
✔️ staged and well-presented
✔️ marketed intentionally
✔️ easy to show

…it moves.

We are officially in “season.” Traffic is heavier, restaurants are busy, and snowbirds are here. We’re excited to bring new listings to market after the New Year — knowing buyers are actively looking and ready.

Guidance for Sellers

If you’re thinking about selling — whether soon or sometime in 2026 — this is a market where education and strategy matter. Yes, buyers have choices in some segments. But the right approach still produces strong results.

Start With a Strategy Session

Let’s review what’s happening specifically in your neighborhood — not just headlines. We’ll look at:

  • Actual closed sales (not just list prices)
  • Competing listings
  • Time on market trends
  • Where negotiations are happening — and why

This helps avoid overpricing and “chasing” the market.

Price With Purpose

Overpricing up front often leads to more days on market and ultimately lower offers. We focus on:

  • Strategic, data-driven pricing
  • Positioning your home against competition
  • Creating urgency — not reductions

Presentation Matters

Buyers form opinions in seconds. Light staging, decluttering, paint touch-ups and curb appeal changes can significantly increase perceived value. We’ll guide you — and help coordinate.

Marketing That Reaches the Right Buyers

It’s not enough to be listed — your home must be launched.

We reach buyers where they actually are through a blend of digital and traditional marketing:

  • Targeted online exposure and social media
  • High-quality photography and video
  • Story-driven property descriptions
  • Print publications that lifestyle and luxury buyers still read
  • Direct mail postcards to neighbors and move-up buyers
  • Ongoing newsletters to our database and snowbird network

Not everyone communicates in digital only — so we invest to reach all audiences.

Make It Easy to Show

More access → more opportunities → better offers. Flexibility matters.

Stay Educated Throughout the Process

We keep you updated on:

  • New competing listings
  • Feedback trends
  • Showing activity
  • Any strategic adjustments needed

You always understand what’s happening — and why.

A Final Thought

This remains a market where context truly matters. Different price points — and different property types — are behaving differently, and trends can shift quickly as we move deeper into season. Staying informed about what’s happening in your segment of the market is the best way to make confident decisions, whether you plan to sell now, later, or not at all.

If you ever want a clearer picture of how these numbers relate to your neighborhood or property type, we are always happy to walk through the data and share perspective.

Palm Beach County Market Report – November 2025

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November Market Report – Palm Beach County

(Reflecting October 2025 Results)

We are officially in season—and you can feel it everywhere. Traffic has picked up, restaurants are busier, and that increase in energy is translating directly into our real estate market. Showings are rising, offers are coming in, and buyers are re-engaging after a quieter late summer.

Market Activity: Momentum Is Building

October brought meaningful signs of movement across Palm Beach County:

  • Pending sales are up, a strong indicator of buyer motivation.
  • Closings continue to happen steadily, showing that well-positioned homes are selling.
  • New listings are coming onto the market, but…
  • Active inventory is only up slightly because properties are moving when priced correctly.

Buyers are selective. They’re willing to act—but they expect a home to be priced in alignment with current market conditions and the value offered.

Financing & Buyer Behavior

Even though mortgage rates dipped slightly, cash sales increased, underscoring how many buyers—especially in the move-up and luxury segments—are choosing to buy without financing. This continues to keep our market stable despite rate fluctuations.

Market Breakdown by Price Point

While activity has picked up, the general market structure has not shifted significantly from last month:

  • $400K–$599K: Slight seller’s market. Homes move when priced appropriately, and demand remains steady.
  • $600K–$999K: Balanced market. Neither buyers nor sellers have a clear upper hand.
  • $1,000,000+: Still a buyer’s market, but the gap is narrowing.
    Palm Beach County’s luxury sector is now at 8.5 months of inventory, trending toward balanced conditions.

This shift is meaningful—luxury buyers have options, but they no longer hold all the leverage.

Looking Ahead

The next 60 days will be telling. With season officially underway, we expect increased showing activity, more buyer tours from out-of-state visitors, and continued momentum in pending sales.
At the same time, the holidays naturally create a pause for some families—so December will be an interesting blend of peak seasonal demand and holiday slowdowns.

We look forward to watching these trends play out and sharing how season—and the start of winter tourism—continues to shape our market.

Palm Beach County Market Report – October 2025

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Florida & Palm Beach County Market Update – October 2025

WOW — what a month!

Florida real estate came alive, marking only the third month in 2025 where closed sales increased statewide. Buyers are clearly responding to lower mortgage rates and growing confidence that further rate cuts may be coming.

Condo sales were a standout — up year-over-year for the first time all year — signaling renewed momentum across the state.

New pending sales also climbed, showing that activity is not just present closings but future contracts as well. Inventory dipped slightly, not because new listings surged, but because pending contracts absorbed available homes. In short: the market is moving again.

Palm Beach County Snapshot

Palm Beach County mirrored the statewide uptick, with closed sales up significantly year-over-year and cash transactions up more than 30%.

While the median sales price held steady, the average price increased, indicating that more higher-end homes moved in September.

Overall, everything was UP — activity, showings, offers, and energy. We’re fully in season, and Palm Beach County is buzzing.

Months of Inventory by Price Point

Price Range Inventory + New Listings Closed Sales Months of Inventory Market Type
$400K–$599K 1,584 365 4.3 Balanced
$600K–$999K 1,928 322 6.0 Balanced
$1M+ 2,476 281 8.8 Slight Buyer’s Market

(Inventory + new listings ÷ closed sales)

This shows a healthy, balanced market in most segments. The $1M+ category continues to lean slightly toward buyers, but even that market is showing more movement than earlier in the year.

The Bottom Line

The market is busy — listings, showings, and offers are all up. Inventory levels remain higher than in the frenzied years of 2021–2023, but that’s a good thing: it’s giving buyers choices and sellers confidence.

Palm Beach County is entering a more sustainable, balanced phase — one where well-prepared homes are selling, and well-informed buyers are finally finding opportunities again.

Palm Beach County Market Report – September 2025

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Palm Beach County Market Report – September 2025

The story of the Palm Beach County market this month begins, where many of our clients live and invest — in the luxury segment. For properties priced above $1,000,000, we remain in a buyer’s market, but the numbers are moving in the right direction. In July, luxury inventory represented 15 months of supply. By August, that number dropped to 9.2 months. While still tilted in favor of buyers, this shift signals progress and increasing activity in a category that has been slower to adjust.

By contrast, the $300,000 to $999,000 range has returned to a more balanced market. Inventory has eased, giving sellers in this range a more level playing field, but buyers still maintain options. Pending sales increased in August across both single-family homes and condominiums, a likely reaction to the recent dip in interest rates.

The graph below tells the bigger story. Inventory across Palm Beach County remains elevated compared to pre-pandemic levels.  A fellow agent shared this graph with me, and it really is a great way to visualize how much our inventory has grown and in particular throughout 2025.  Buyers today are not facing the frantic, low-inventory environment of recent years. Instead, they have choices, which makes pricing strategy critical.

Another important shift we are tracking is the decline in cash sales. With fewer all-cash buyers, appraisals are once again playing a pivotal role. Sellers must be aware: price matters. In this environment, “testing the market” at an inflated number is no longer effective. Buyers will simply move on to the next home, and overpriced listings risk being overlooked. Instead, success comes from going live at the right price, paired with staging, marketing, and an agent who understands how to fire on all cylinders in today’s conditions.

As activity picks up heading into season, sellers should be reminded that while inventory has come down, it is still significantly higher than before the pandemic. Positioning your home correctly from day one is the key to standing out in a crowded marketplace.

This is also a good opportunity to address our colleagues in the industry. Responsiveness matters. Sellers and buyers rely on us to coordinate showings, provide feedback, and deliver a seamless experience. If you are a single agent, have backup solutions to accommodate showings. If you are new to the business, welcome — but please ask for help when writing a contract rather than “faking it until you make it.” Our shared professionalism reflects on all of us, and the consumer experience depends on our collaboration.

The Palm Beach County market is building momentum as we approach season. Sellers who understand the impact of higher inventory, price strategically, and align with an experienced agent will be well positioned to take advantage of this moment.

Palm Beach County Market Report

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Palm Beach County Market Report – August 2025

Momentum You Can Feel

We don’t always need to look at the numbers to know when the market shifts — you can feel it. The phones are ringing again, open houses are busy, and buyers are out shopping. That said, this isn’t an “easy” market. Buyers are highly price-sensitive, demanding more than ever, and sellers are having to work harder to stand out.

The Bigger Picture – Florida & Palm Beach County

 Statewide, July’s numbers (reported in August) showed sales down across much of Florida. The first quarter of 2025 started strong — especially January and February — but the second quarter fell off sharply, bringing the year back into balance.

Here in Palm Beach County, the story is nuanced:

  • Cash Sales Are Down: More buyers are financing, which means appraisals and insurance approvals matter. The “4-point inspection” — HVAC, plumbing, electric, and roof — is now front and center, especially since older roofs limit the buyer pool without cash buyers dominating.
  • Inventory Is Elevated: Supply levels remain higher than pre-pandemic, giving buyers choices and putting pressure on sellers.
  • Prices & Timing: Both average and median sales prices are down. Time to contract and time to close are up significantly.

A Silver Lining

The good news: in Palm Beach County, inventory came down in every price point we work in.

  • Homes priced up to $1,000,000 are edging toward a balanced market (not there yet but headed in the right direction)
  • Luxury real estate remains a buyer’s market — but even here, inventory declined compared to July.

What This Means for Sellers

  • Expect a longer sales cycle and longer listing agreements.
  • Competition is fierce — pricing and presentation are everything.
  • Old roofs and deferred maintenance are no longer just cosmetic issues; they affect financing and limit the buyer pool.

Our Approach

We know this market requires a “game on” strategy. As a team, we’re:

  • Hosting open houses every weekend.
  • Making properties available nights, weekends — whenever buyers want to see them.
  • Investing heavily in marketing: professional videos, boosted ads targeted out-of-state, mailings, print media and strategic exposure to maximize visibility.

The market has picked up, but success isn’t automatic. It requires persistence, creativity, and precision in pricing — and that’s where the right partnership makes all the difference.

Curious about what this market means for you? Whether you’re considering selling now or just wondering about the current value of your home, give us a call. We’re here to provide clarity, strategy, and results.

Palm Beach County Market Report

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Palm Beach County Market Report: The Sky Isn’t Falling—But Strategy Matters

Let’s set the record straight: despite what you may be hearing from national headlines or well-meaning friends outside of Florida, the real estate market here is not falling apart. Is it slower than we’re used to? Yes. But let’s not forget—this is Florida, and summer is our off-season. Real estate here has always been seasonal.

That said, we are in a market that requires patience, preparation, and a more strategic approach. Inventory is up, homes are taking longer to sell, and as a result, we’re seeing longer listing agreements. Unless you’re planning to give your home away, you’re competing with many others—and that means sellers need to bring their A-game. Pricing, presentation, and professional marketing have never been more important. And agents? This is not the time to pull back—this is the time to step up. Spend more, do more, communicate more.

Key Takeaways from the Latest Data:

  • Average Sale Price Is Up: While the median price has dipped slightly, the increase in average sales suggests more luxury properties are closing—a positive sign for the upper end of the market.
  • Interest Rates Continue to Slow Buyer Activity: Not a surprise, but something to watch.
  • Cash Sales Are Down: Unexpected in a higher interest rate environment and worth keeping an eye on.
  • New Listings in Palm Beach County Are Down Overall: However, in the areas where we actively sell, we’re seeing more homes hit the market. Our phones are ringing, and we’re bringing new listings live—both encouraging signs.
  • Months of Inventory:
    • Under $600K: Relatively flat
    • $600K–$1M: Slight increase
    • Over $1M: Inventory has decreased, which is great news for the luxury segment

We remain a high-demand market. Between relocations, second-home buyers, and long-term investors, South Florida continues to attract interest. But while buyers may now have more choices, sellers must meet the moment with strong pricing, polished presentation, and a strategic marketing plan.

And agents—if you’re cutting back in a slower market, you’re missing the point. These are the markets that define us. This is the time to go all in.

 

January 2025 Market Report – Feburary 2025 Data – Palm Beach County: By Amy Stark Snook

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January 2025 Market Report – February 2025 Data

Palm Beach County

With every new year comes a surge of new listings, so it is no surprise to see an uptick in inventory. However, this influx has been accompanied by a slowdown in pending contracts, leading to an overall increase in available homes.

What may surprise you, though, is that January 2025 closed with an increase in both average and median home prices.   How is this possible? The key distinction lies in price reductions, not necessarily reductions in actual sales prices. Many sellers are pricing their homes based on active listings rather than closed sales, which can create a misleading perception of declining values. The reality? Final sale prices remain steady.

What is truly shaping today’s market is the sheer volume of listings. With more choices, buyers have the upper hand; they can be more selective, negotiate harder, and hold firm on their terms. As a result, getting a contract to the closing table is far more complex than it was in recent years.

Now more than ever, both sellers and real estate agents must focus on net proceeds rather than just the top-line sales price. There are multiple ways to maximize a seller’s bottom line beyond simply listing high—strategy matters.

Inventory levels under $999,999 are the highest we have seen in years, though conditions vary by price point. In Palm Beach County’s lower-end market, we are hovering at the top of a balanced market, slightly tipping toward a buyer’s advantage. However, in the mid-market just below $999,999, conditions clearly favor buyers.

At the luxury level—homes over $1 million—inventory currently sits at 11 months, solidly placing it in buyer’s market territory. That said, inventory levels are on par with or slightly lower than what we saw in the last quarter of 2024. Meanwhile, cash sales have increased, which comes as no surprise given that interest rates have remained relatively steady.

Despite shifting conditions, buyers are still actively entering the Palm Beach County market—whether relocating, investing, or purchasing a second home.

Homes that are properly priced will sell—it just takes more time, greater expense (on the agent’s part), and significantly more effort to attract the right buyers.   Such tools as an open house, and do not underestimate the power of an open house. Buyers are actively shopping, and their experience at an open house can be the deciding factor in making your home stand out from the competition.

When an offer is presented, strategic contract structuring and skilled negotiation can make all the difference. Creativity and finesse are key to achieving the goal.

In today’s market, who you partner with matters. Selling a home is not just about listing – it’s about strategic marketing, understanding pricing nuances, and navigating negotiations with a focus on net proceeds, not just the list price.

With more inventory and longer market times, the right agent is not just a short-term guide; they are a true partner in the process. A skilled realtor will not only position your home effectively but also help you navigate the complexities of today’s buyer-driven market to ensure a successful closing.

Amy Stark Snook

Palm Beach County Real Estate Market Report – December 2024 – By Amy Stark Snook

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December 2024 Market Report

Palm Beach County

Presidential elections, mortgage rates, and the holiday season are just a few of the factors that have impacted—or are perceived to have impacted—our real estate market over the past few months. We eagerly await the final numbers over the next sixty days to fully assess the condition of the Palm Beach County real estate market.

For now, we can confidently report that buyers currently have significantly more options across all price points. The days of a strong seller’s market appear to be behind us. In fact, up to the $600,000 price point, we are in a balanced market, where both buyers and sellers hold equal footing. Between $600,000 and $999,999, we are seeing 8.3 months of inventory, which slightly favors buyers due to the abundance of choices available to them.

However, what truly stands out is the luxury market, which has over 15 months of inventory—more than double the range of a balanced market. This creates a significant advantage for buyers in this segment.

That said, sellers should not panic. As mentioned earlier, several factors contributed to the market slowdown, including the cautious sentiment tied to broader economic conditions and seasonal trends. Additionally, sellers are now more optimistic about finding their next home, leading to a notable increase in new listings over the past 60 days. These factors combined explain the rise in inventory across Palm Beach County.

As Realtors, it is even more important that we understand the comparables and changes to the status of the comparables, including new-to-market listings, are crucial to monitor. Sellers, it is very important that your home’s curb appeal remains strong and that your property is show-ready for last-minute showing requests. Every showing must go off without a hitch, as buyers have many other options to consider.

Homes will continue to sell, but it will take longer, require more marketing investment, and demand greater creativity and marketing savvy from agents to ensure sellers’ homes stand out. Expect to see more creativity in contract structures, including requests for simultaneous closings and/or longer closing cycles.

While the market has shifted to offer buyers more opportunities and options, sellers who take proactive steps to prepare their homes, price competitively, and partner with experienced real estate professionals will still find success. The coming months will likely bring renewed activity as the holidays pass and confidence returns. If you’re ready to make a move, now is the perfect time to position yourself for the opportunities ahead.

 

Palm Beach County Real Estate Market Report – October 2024 – By Amy Stark Snook

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October 2024 Market Report – September 2024 Data

I held off on writing the October market report until after the election. Why? Many potential buyers and sellers adopt a “wait-and-see” approach during election periods, creating what we call the “Great Pause”—typically a 30-day lull leading up to election day. This pause often brings a temporary dip in activity, but here’s an interesting fact: historically, election cycles have shown no long-term impact on real estate values. Over the last ten election cycles, we’ve seen no dramatic market drops or spikes, just this brief pause in momentum.

So, how did October’s report—reflecting September’s numbers—shape up? In my view, the results show that this year was no exception to the trend.

Fortunately, Palm Beach County was spared from hurricanes this season. However, the uncertainty surrounding potential storms often impacts the real estate market, as buyers and sellers delay decisions while monitoring weather developments. Additionally, the holiday period around Labor Day brings non-productive days that can also influence activity. While these factors played a role in shaping recent numbers, they don’t entirely capture the story behind this month’s market results.

Closed sales in Palm Beach County saw a significant drop, down nearly 15%, with cash sales slipping by 20%. Meanwhile, inventory has risen across all price points, creating a more competitive landscape. In the luxury market—properties over one million dollars—we now have over ten months of inventory, signaling a strong buyer’s market.

What does this mean for today’s sellers? Buyers in Palm Beach County are still moving decisively on well-priced homes, especially those that are either fully renovated and ready for move-in or, conversely, properties offering a full renovation opportunity. Homes at these two extremes continue to capture interest, underscoring the importance of strategic pricing in this market.

For all sellers, especially those not in the categories above, there are plenty of choices available. The goal? Get potential buyers through the door. For the online audience, remember that professional photography is essential. Each photo should be carefully taken and ordered to capture attention from the very first glance, highlighting the home’s best features to maximize buyer interest.

Before coming in to see your home, many potential buyers will drive by, so ensure your home shines from the street. Keep landscaping tidy, maintain cleanliness, and consider adding a pop of color for extra appeal. If allowed, a yard sign can also make a difference!

As Realtors, we’ve increased our marketing and advertising budgets for every listing, aiming to maximize visibility and bring potential buyers to your door. Our goal is to get your home noticed and, once buyers are in, to personally highlight the unique qualities of your home, neighborhood, and any features that set it apart.

Pricing, however, remains crucial. The data speaks for itself—accurate pricing is essential in today’s competitive market. We recommend dedicating time with your realtor to thoroughly review comparable properties, analyze current market trends, and understand the factors that could impact your home’s position in the market. A seasoned agent can make all the difference.

Despite increased competition, more listings, and a dip in closed sales, here’s something that may surprise many: home prices have not declined. In fact, both the average and median sales prices have seen a slight uptick. What does this mean? Many overpriced homes are simply sitting on the market.

Sellers, this is where partnering with the right agent makes all the difference. Work with someone who understands the current environment, has the resources and expertise to effectively market your home, and is committed to getting you the best possible price. Our role isn’t just to list your property; it’s to sell it at its highest value!

Buyers, this is an exceptional time to explore options. With so much on the market, a skilled agent and negotiator can help you find the right home at the right price.

In today’s shifting market, choosing the right Realtor is more important than ever. With our experience and in-depth understanding of Palm Beach County’s unique market trends, we are here to guide you through every step—whether you’re looking to sell for the best price or find the perfect home at the right value. The Amy and Noreen Team is committed to putting in the time, resources, and strategy that it takes to stand out and succeed. Let’s work together to make the most of your real estate journey and achieve the results you deserve.

Amy Stark Snook