Palm Beach County Market Report – September 2026

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