![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, reporting July 2026 closed data, the most recent complete month. 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: $700,000, up 11.8 percent year over year.
- Single-family sales up 25 percent year over year. The tenth consecutive month of total sales growth.
- Inventory at 3.9 months of supply, against a balanced market of 5.5 to 6.0 months. Still a seller’s market.
- Median time to contract countywide: 42 days.
- Boca Raton luxury single-family: median near $2.03 million, about 54 days on market, 94 to 95 percent of list.
- Boca Raton luxury attached: median near $1.06 million, days on market trending past 70. The softest segment in the city.
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Contact The Koolik GroupPalm Beach County: The Broad Market
| Metric | July 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 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: Boca Raton city-level and luxury segment market trackers, July 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 sits at 3.9 months of supply with a 42 day median time to contract, while Boca Raton luxury single-family runs 54 days and luxury attached runs past 70. Buyers above roughly $1.2 million, and especially in condominium and townhome product, have negotiating leverage right now that buyers below that level do 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.
Boca Raton luxury single-family homes are achieving roughly 94 to 95 percent of list price when they are 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 days on market trending past 70 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 is 3.9 months and time to contract is 42 days. Be pre-approved, be decisive, and expect competition on well-priced inventory.
Above roughly $1.2 million the clock is friendlier. Luxury single-family averages about 54 days and attached luxury runs past 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 rises from $150,000 to $215,000 on October 1, 2026, which is a real deadline for anyone considering that community.
Buying or Selling in Boca Raton This Season?
We will tell you which segment you are actually in and what that means for your price and your timeline.
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 $70,000 new homeowner joining fee ($45,000 capital contribution plus $25,000 equity, 80 percent returned on resale); annual social base dues $24,454.85 | Initiation rises to $215,000 on October 1, 2026 |
| Broken Sound Club | Non-equity. Initiation from $130,000 for Sports, Tennis and Social; annual family dues $24,887 at that base tier, golf dues additional | Fee schedule effective October 1, 2025 |
For a buyer weighing Boca West specifically, the October 1 increase is a $65,000 swing tied to closing date alone. Boca Raton transactions commonly need 30 to 45 days from contract to close, and attached product is averaging past 70 days on market, so a buyer intending to beat that date needs to be active now.
How to Read This Report
Capture Conditions and Limitations
- County figures are from MIAMI REALTORS reporting released July 17, 2026, covering the most recent complete month.
- City and segment figures are single-period readings from July 2026 market trackers, 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, up 11.8 percent year over year. Within Boca Raton the 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. Palm Beach County sits 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 Boca Raton luxury single-family homes are averaging about 54 days on market and luxury attached product past 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 July 2026, an 11.8 percent increase year over year, while single-family sales rose 25 percent year over year. July 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 as of July 2026. Boca Raton luxury single-family homes averaged about 54 days on market, and luxury attached product, meaning condominiums and townhomes above roughly $1 million, is trending past 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?
Boca Raton luxury single-family homes are achieving 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 current market is more favourable than it has been for some time, with luxury single-family at about 54 days on market and luxury attached past 70, 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. 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?
Luxury attached product in Boca Raton carries a median near $1.06 million with days on market trending past 70, 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 currently $150,000 and is scheduled to rise to $215,000 on October 1, 2026, a $65,000 difference determined purely by closing date. In practice this tends to concentrate buyer activity ahead of the deadline and can soften demand immediately afterward as the higher entry cost is absorbed. Buyers already committed to Boca West have a clear financial reason to close before October 1, and Boca Raton transactions commonly require 30 to 45 days from contract to closing.
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 and reports the most recent complete month of closed data, with each figure carrying its period and source. County-level statistics come from MIAMI REALTORS reporting, and city and segment figures from Boca Raton market trackers. 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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