![Boca Raton Real Estate Market Report: August 2026 [Luxury, Country Club and Palm Beach County Data]](https://media.agentaprd.com/sites/485/boca-raton-real-estate-market-report-august-2026.webp)
This is the August 2026 edition. Its Palm Beach County figures are June 2026 closed data from the MIAMI REALTORS release of July 17, 2026, and its luxury segment figures are January 2026 closed data from the Institute for Luxury Home Marketing. Every figure below carries its period and its source. Where two credible sources disagree, we say so rather than picking the more flattering one.
The Headline: A Tight County, a Looser Top End
- Palm Beach County single-family median sale price, June 2026: $700,000, up 11.8 percent year over year.
- Single-family sales up 25 percent year over year in June 2026. The tenth consecutive month of total sales growth.
- Inventory at 3.9 months of supply in June 2026, against a balanced market of 5.5 to 6.0 months. Still a seller’s market.
- Median time to contract countywide, June 2026: 42 days.
- Boca Raton luxury single-family, January 2026: median near $2.03 million, about 54 days on market, 94 to 95 percent of list.
- Boca Raton luxury attached, January 2026: median near $1.06 million, about 70 days on market. The softest segment in that reading.
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Contact The Koolik GroupPalm Beach County: The Broad Market
| Metric | June 2026 | Change |
|---|---|---|
| Single-family median sale price | $700,000 | Up 11.8% year over year |
| Single-family total sales | Up 25% year over year | Tenth consecutive month of growth |
| Months of supply, single-family | 3.9 | Below the 5.5 to 6.0 balanced benchmark |
| Median time to contract | 42 days | Reasonable absorption |
Source: MIAMI REALTORS Palm Beach County reporting on June 2026, released July 17, 2026.
The county story is straightforward and unusually consistent. Demand has grown for ten consecutive months, prices have followed, and supply has not caught up. At 3.9 months, Palm Beach County remains meaningfully tighter than the 5.5 to 6.0 months that generally marks a balanced market.
Double-digit price growth on rising volume is a genuinely strong signal. It is not the same thing as a market where every property sells quickly, which is the part the county headline conceals.
Boca Raton: Where the County Number Stops Being Useful
| Segment | Median | Days on Market | Notes |
|---|---|---|---|
| All property types, city level | ~$584,000 | Varies by product | 241 active listings against 84 pending |
| Luxury single-family (roughly $1.2M+) | ~$2,030,000 | ~54 days | 94 to 95 percent of list when priced and presented well |
| Luxury attached (condo and townhome) | ~$1,060,000 | ~70 days | The softest segment in Boca Raton |
Source: all-property-types row, Boca Raton city-level market tracker, July 2026; luxury rows, Institute for Luxury Home Marketing Boca Raton and Delray Beach luxury report covering January 2026 closed data, published February 19, 2026. Single-period readings, not full-year averages.
The Most Important Line in This Report
Boca Raton is not one market and it is not uniformly competitive. The county sat at 3.9 months of supply with a 42 day median time to contract in June 2026, while in the January 2026 luxury reading Boca Raton luxury single-family ran 54 days and luxury attached ran 70. Buyers above roughly $1.2 million, and especially in condominium and townhome product, have had negotiating leverage in these readings that buyers below that level have not. Sellers in the attached luxury segment should price to the market that exists rather than to the county headline.
What This Means If You Are Selling
The pricing environment supports sellers at the county level and rewards discipline at the top.
In the January 2026 luxury reading, Boca Raton luxury single-family homes achieved roughly 94 to 95 percent of list price when they were priced to the market and well presented. That is a healthy ratio, and the qualifier matters: it describes homes that were priced correctly at launch, not homes that arrived high and negotiated down.
In attached luxury product, with about 70 days on market in the January 2026 reading and 241 active listings citywide against 84 pending sales, the market is selective. Overpricing in this segment does not produce a slower sale at the original number. It produces a longer marketing period followed by a lower one.
Seller Checklist for the Current Market
- Price against your community and product type, not against the Boca Raton or county median.
- In attached luxury, assume a longer marketing period and price the launch accordingly.
- Condition and presentation are doing real work at 94 to 95 percent of list. They are not cosmetic.
- In club communities, be ready to explain the total carrying cost. Buyers now ask early, and vague answers cost momentum.
What This Means If You Are Buying
Where you sit in the price stack determines the strategy entirely.
Below roughly $1.2 million you are competing. Countywide supply was 3.9 months and time to contract was 42 days in June 2026. Be pre-approved, be decisive, and expect competition on well-priced inventory.
Above roughly $1.2 million the clock is friendlier. In the January 2026 luxury reading, luxury single-family ran about 54 days and attached luxury about 70. There is room to negotiate, room to inspect properly, and room to walk away. Buyers working a fixed deadline, including 1031 exchange buyers on a 45 day identification window, will generally find the upper segments far more workable than the entry market.
Two Costs to Underwrite Before You Offer
- Property taxes reset. Florida’s 10 percent non-homestead assessment cap, and the 3 percent Save Our Homes cap on a homestead, both reset to full market value on a change of ownership. The seller’s current tax line is not the line you will pay.
- Club membership is part of the price. In mandatory-membership communities, initiation and annual dues are owner obligations. At Boca West the initiation fee is $150,000, with a reported increase to $215,000 effective October 1, 2026, plus a separate $10,000 Master Association capital contribution that one brokerage reports rising to $20,000 on October 1, 2026. Confirm current figures with the club.
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Contact The Koolik GroupCountry Club Communities: Fee Changes to Track
Club economics move independently of the housing market and often matter more to the total cost of a purchase than a price negotiation does.
| Community | Current Structure | What Is Changing |
|---|---|---|
| Boca West Country Club | Initiation $150,000; separate $10,000 Master Association capital contribution for new purchasers; annual social base dues $24,454.85 | Initiation: reported increase to $215,000 effective October 1, 2026. Master Association contribution: reported by one brokerage to rise to $20,000 on October 1, 2026 (The Entel Group, August 15, 2026) |
| Broken Sound Club | Non-equity. Initiation from $130,000 for Sports, Tennis and Social; annual dues $24,887 at that base tier, golf dues additional | Fee schedule effective October 1, 2025 |
For a buyer weighing Boca West specifically, the reported October 1 increase is a $65,000 difference in the joining fee. Which fee applies to a given purchase is subject to the club’s requirements, so confirm the timing and the current figures with the Boca West Membership office before relying on either number.
How to Read This Report
Capture Conditions and Limitations
- County figures are from MIAMI REALTORS reporting released July 17, 2026, covering June 2026.
- The city-level all-property-types figures are a July 2026 market tracker reading. Luxury segment figures are January 2026 closed data from the Institute for Luxury Home Marketing, covering Boca Raton and Delray Beach. Both are single-period readings, not full-year averages.
- Luxury segment definitions vary by source. Where we say luxury single-family we mean roughly $1.2 million and above locally.
- Medians describe a market, never a home. A community median and your property’s value are different numbers.
- Club fees and scheduled increases are set by the clubs and should be confirmed directly with them before you rely on them.
Frequently Asked Questions About the Boca Raton Market
What is the median home price in Boca Raton right now?
Boca Raton’s median sold price across all property types was approximately $584,000 as of July 2026. The surrounding Palm Beach County single-family median was $700,000 in June 2026, up 11.8 percent year over year. In January 2026 the Boca Raton luxury single-family segment, roughly $1.2 million and above, carried a median near $2.03 million, and luxury attached product a median near $1.06 million. Which of those figures is relevant depends entirely on the product type you are buying or selling.
Is the Boca Raton housing market a buyer’s or seller’s market in August 2026?
Both, depending on price band. In June 2026 Palm Beach County sat at 3.9 months of single-family supply against a balanced benchmark of 5.5 to 6.0 months, which is a seller’s market, with a 42 day median time to contract. But in the January 2026 luxury reading, Boca Raton luxury single-family homes averaged about 54 days on market and luxury attached product about 70 days, with 241 active listings citywide against 84 pending sales. Below roughly $1.2 million sellers hold the advantage; above it, and especially in condominiums and townhomes, buyers have real leverage.
Are home prices going up in Palm Beach County?
Yes, and on rising volume, which is the stronger version of that signal. The single-family median sale price reached $700,000 in June 2026, an 11.8 percent increase year over year, while single-family sales rose 25 percent year over year. June 2026 marked the tenth consecutive month of total home sales growth in the county. Supply has not kept pace with that demand, holding months of supply at 3.9.
How long does it take to sell a home in Boca Raton?
It varies sharply by segment. The Palm Beach County median time to contract was 42 days in June 2026. In the January 2026 luxury reading, Boca Raton luxury single-family homes averaged about 54 days on market, and luxury attached product, meaning condominiums and townhomes above roughly $1 million, about 70 days. Add roughly 30 to 45 days from contract to closing. A seller in the attached luxury segment should plan on something closer to four months from listing to funds.
What percentage of asking price are Boca Raton homes selling for?
In the January 2026 luxury reading, Boca Raton luxury single-family homes achieved approximately 94 to 95 percent of list price when priced to the market and well presented. That qualifier is doing real work: the ratio describes homes priced correctly at launch rather than homes that started high and negotiated down over a long marketing period. In the slower attached luxury segment, an aggressive launch price generally produces a longer time on market followed by a lower final number, not a higher one.
Is now a good time to buy a home in Boca Raton?
For buyers above roughly $1.2 million, the market has been more favourable than it had been for some time, with luxury single-family at about 54 days on market and luxury attached about 70 in the January 2026 reading, which creates room to negotiate and to complete proper due diligence. Below that level the market is competitive on 3.9 months of countywide supply and a 42 day median time to contract in June 2026. Buyers should also underwrite the property tax reset that follows a change of ownership and, in club communities, the full membership obligation.
Why is the Boca Raton condo market slower than single-family?
In the January 2026 luxury reading, luxury attached product in Boca Raton carried a median near $1.06 million with about 70 days on market, notably slower than the roughly 54 days for luxury single-family. Several factors weigh on attached product across Florida, including association dues, reserve funding obligations that have pushed assessments upward statewide, and leasing restrictions that limit the buyer pool by excluding some investors. For a buyer, that softness is the opportunity: it is the segment of the Boca Raton market where patience currently pays the most.
How will the Boca West fee increase affect the market?
The Boca West Country Club initiation fee is $150,000, with a reported increase to $215,000 effective October 1, 2026, a $65,000 difference. New purchasers also pay a separate $10,000 Master Association capital contribution, which one brokerage reports rising to $20,000 on October 1, 2026. In our experience a scheduled fee increase tends to concentrate buyer activity ahead of the effective date and can soften demand immediately afterward as the higher entry cost is absorbed. Which fee applies to a given purchase is subject to the club’s requirements, so confirm the timing with the Boca West Membership office.
Will my property taxes go up when I buy in Boca Raton?
Almost certainly, if you are buying from a long-held owner. Florida’s assessment caps, 3 percent under Save Our Homes for a homesteaded primary residence and 10 percent for non-homesteaded property, both reset to full market value on a change of ownership. Palm Beach County also treats new construction, a property split or combination, application of the homestead exemption, and an unrecorded change of ownership or control as resetting events. Model the post-reset figure rather than the tax line on the seller’s disclosure.
Where can I find the most current Boca Raton market data?
This report is updated monthly by The Koolik Group, with each figure carrying its period and source. County-level statistics come from MIAMI REALTORS reporting, luxury segment figures from the Institute for Luxury Home Marketing, and city-level figures from a Boca Raton market tracker. For a specific property, a community-level and product-level analysis is far more useful than any citywide or county median, and we prepare those on request.
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