Palm Beach County Market Update: September 2026

Here is where the Palm Beach County market stands this September, starting with the numbers. The short version: this is not a weak market, but it is a price-sensitive, property-specific one. Single-family supply still leans toward sellers, condos and townhouses lean toward buyers, and aspirationally priced homes are the ones sitting. Data below is from MLS statistics as of mid-September 2026 unless otherwise noted.

I'm out in these markets every week, touring homes, writing offers, and negotiating deals. These figures give you the honest, current picture so you can decide what makes sense for you, your family, or your portfolio.

Palm Beach County at a Glance

• Homes for sale: 9,970 county-wide, with 3,764 single-family houses at 3.8 months of supply, which still conventionally reads as favoring sellers, and 6,206 condos and townhouses at 7.0 months of supply, which reads as favoring buyers.
• Price cuts: about 23% of county listings have seen a price cut.
• Mortgage rates: the 30-year fixed averaged 6.95% for the week of September 17, 2026 (Freddie Mac), up from 6.26% a year ago. The weekly average rose from 6.71% on September 3 to 6.76% on September 10, then 6.95% on September 17 (Freddie Mac).

Delray Beach

• Single-family median sold price: $930,000 in August 2026, up 28.3% from $725,000 in August 2025 (MLS). Note that the mix of what sold matters here.
• Year to date: 814 houses have closed at a median of $899,950, and 1,449 condos and townhouses at $240,000 (MLS).
• Condos and townhouses: Delray Beach condo/townhouse median sale price, August 2026 (MLS): $224,000, up 1.8% year over year.
• Why the medians swing so much: Redfin's all-homes figure is lower, at a median sale price of approximately $507,164 for the three months ending August 2026, up 8.5% year over year, roughly 80 days on market, a sale-to-list ratio of approximately 95%, and about 26.4% of listings showing price drops, because it blends condos and smaller homes. That spread is exactly why this market is property-specific: the comparable sale in your exact neighborhood counts for more than any single headline number. (Redfin, three months ending August 2026.)

If East Delray is part of your search, the East Delray Beach guide walks through each sub-area and its price points, and the Delray Beach Market Report 2026 has the fuller annual picture.

Boca Raton

• August 2026 medians (MLS): $965,000 for single-family homes and $382,250 for condos and townhouses.
• Active inventory: about 519 houses and 1,058 condos and townhouses are on the market. Single-family supply sits near 4 months, with roughly 61 days on market (latest quarterly city report).
• All-homes median: approximately $657,500, up 1.5% year over year, from MLS-based live data updated mid-August 2026 reflecting the median sale price across all sale types. For context, Redfin's all-home-types median for the three months ending August 2026 comes in higher, at approximately $854,435 (+20.2% year over year), because the two sources use different methodologies. Compare like for like.

For neighborhood-level detail across East Boca, Central, and West Boca, the Boca Raton neighborhoods hub breaks down prices and lifestyle by area.

What This Means for You

This is not a weak market. County single-family supply is still below the 6-month balanced mark, and well-priced, well-presented homes in prime locations are still commanding strong numbers.

It is a price-sensitive, property-specific market. Buyers and investors have real leverage, especially in condos and higher-inventory pockets, and roughly one in four active listings has already adjusted price. Aspirationally priced homes are the ones sitting.

For buyers

Get your financing numbers locked in now, compare recent closed sales in your exact area, and move when the numbers work. Condos and priced-to-market properties give you the most negotiating room right now.

Here's what I'm telling buyers right now: if you already know you want to own in South Florida this winter, the next several weeks can be a genuinely useful window to get ready. Properties are still taking time to sell, price reductions are common in parts of the market, and buyers have negotiating room in higher-inventory segments. That doesn't mean rushing into the wrong property to beat the season; it means having your financing, search criteria, and valuation work ready so you can move decisively when the right opportunity appears.

For sellers

Pricing from recent, comparable closed sales and strong presentation matter more than ever. Homes that start within a few percent of true market value tend to win; homes that start high accumulate days on market and often sell for less in the end.

For investors

That 7-month condo market means more negotiation room, while single-family remains the tighter segment. Let's look at the numbers for each specific property before making a call.

For the broader picture, the South Florida Market Report page pulls together the latest county and community numbers in one place.