The Boca Raton market heading into the 2026 season is still a seller’s market for single-family homes, but a slower-rising one, and the top of it is setting records. In August 2026, the Palm Beach County single-family median sale price was $650,000, up 3.17 percent from a year earlier, on 3.5 months of supply and a 40 day median time to contract. Total county sales fell 4.5 percent year over year, the first decline after eleven straight months of gains. At the same time, the county recorded 170 home sales of $10 million or more through August, already above last year’s full-year record of 169. In the Boca Raton and Delray Beach luxury market, single-family homes sold at a median of $2,290,000 with a 22 percent sales ratio, which the Institute for Luxury Home Marketing classifies as a seller’s market, while attached luxury product moved into balance.

We are Steven, Elliot, and Wendy Koolik. Each month we read the newest closed data against what we see in our own listings and negotiations, and we publish every number with its window and source. Our practice has always leaned toward sellers, so this edition spends real time on what the numbers mean if you are deciding whether, when, and at what price to list before the November through April season. Buyers have their own section.

What Changed Since Our August Report

This edition reports August 2026 closed data, released by MIAMI REALTORS on September 16, 2026 for Palm Beach County and by the Institute for Luxury Home Marketing (ILHM) on September 21, 2026 for the Boca Raton and Delray Beach luxury market. Those are the most recent complete months available as of September 28, 2026.

One correction before the comparison. Our August 2026 report described its figures as July 2026 data. Its county figures, including the $700,000 median and 3.9 months of supply, were actually the June 2026 release published July 17, 2026, and its Boca Raton luxury figures, including the roughly $2.03 million single-family median and 54 days on market, came from the ILHM January 2026 reading. The numbers were accurate for those windows; the labels were not. The table below restates the August edition’s figures with their correct windows and sets them beside the newest data, so the movement you see is real movement.

Sources: MIAMI REALTORS Palm Beach County releases of July 17, August 17 and September 16, 2026; Institute for Luxury Home Marketing reports for Boca Raton and Delray Beach published via Boca Raton Premier Properties on February 19, August 20 and September 21, 2026. ILHM luxury figures cover Boca Raton and Delray Beach combined.

Read across, the corrected comparison tells a clearer story. The luxury attached market, which the January reading showed as the softest segment in the area at 70 days and an 8 percent sales ratio, has not stayed soft. By July it had tightened into a seller’s market, and in August it settled into balance with a 36 day median, down from 98 days in August 2025. The luxury single-family median of $2.29 million in August was about 9 percent above August 2025. The county’s broad single-family market kept tightening on supply while its price growth slowed.

A note on the luxury attached median falling from $1,060,000 in January to $775,000 in August. That is not a 27 percent price decline. Segment medians move with the mix of what closes in a given month, and in August the most active attached band was $600,000 to $649,999. ILHM reports the August attached median as up 5 percent against August 2025, which is the comparison that matters.

Palm Beach County: The Broad Market in August 2026

Source: MIAMI REALTORS and RWorld, Palm Beach County August 2026 statistics, released September 16, 2026. Year-over-year comparisons are against August 2025.

Three things stand out in the county numbers.

First, supply keeps shrinking. Single-family active listings were down nearly a quarter from a year earlier, and months of supply fell to 3.5, the lowest of the three summer months. MIAMI REALTORS classifies that level as a seller’s market; the county’s condominium market, at 6.7 months, is what it classifies as balanced.

Second, the sales decline is about the number of homes available, not the willingness of buyers. Total sales fell 4.5 percent, and MIAMI REALTORS attributes the decrease to elevated mortgage rates and a lack of inventory in certain price points. Yet single-family dollar volume rose 24.89 percent while single-family unit sales fell 2 percent. Our reading: August closings tilted toward higher-priced homes. That fits everything else in the release, especially the luxury record below.

Third, the median’s slide from $700,000 in June to $650,000 in August is a summer mix effect, not a reversal. The year-over-year change is still positive at 3.17 percent. In our reading, summer closings carry a different mix than spring closings, and the right way to read a monthly median is against the same month a year earlier. By that measure prices are still rising, just more slowly than the double-digit pace of June.

The broader state picture is flat. Statewide figures cited in the same release show 21,497 single-family closed sales statewide in August 2026, down 1.4 percent year over year, and 7,291 condo and townhouse sales, down 1.8 percent. The release does not give statewide price or supply figures, so the only county-to-state comparison it supports is volume.

The Top of the Market: A Record in Eight Months

For owners and buyers in our part of the market, the most important line in the September 16 release is this one: Palm Beach County recorded 170 home sales of $10 million or more through August 2026, above the prior full-year record of 169 set in 2025. MIAMI REALTORS projects 255 such transactions by year-end, which would be 50.9 percent above the previous record.

Two readings follow. The first is that demand at the very top has held up despite elevated mortgage rates: the county has now sold more homes at that level in eight months than in any prior full year. The second is that this is a thin market even in a record year. Across a county that closed 1,899 homes in August alone, 170 sales in eight months is a small number, and each one depends on a specific buyer meeting a specific property. Record volume at the top raises the ceiling of what is possible. It does not mean any single $10 million listing will sell quickly or at its asking price.

Boca Raton and Delray Beach Luxury: August 2026

Source: Institute for Luxury Home Marketing report covering August 2026 closed data for Boca Raton and Delray Beach combined, published by Boca Raton Premier Properties on September 21, 2026. ILHM defines luxury as the top 10 percent of each local market; in its January 2026 edition the threshold was about $1.2 million for single-family and $500,000 for attached.

ILHM’s sales ratio compares the homes that sold in the month with the luxury inventory available, and ILHM uses it to classify each segment. For reference, it read 22 percent in August as a seller’s market, 16 percent and 18 percent as balanced, and 8 percent, in January, as a buyer’s market. At 22 percent, luxury single-family in Boca Raton and Delray Beach is a seller’s market, though less emphatically than July’s 27 percent. At 16 percent, luxury attached is squarely balanced.

Month over month, the single-family luxury segment cooled slightly from a very strong July. The sale-to-list ratio eased from 96.31 percent to 94.58 percent, and median days on market rose from 39 to 47. The median price moved the other way, from $2.10 million to $2,290,000. Our reading is that the higher-priced homes that closed in August took somewhat longer and negotiated somewhat more, which in our experience is typical of the top of this market in late summer, before seasonal buyers return.

The attached segment is the bigger twelve-month story. A year ago, luxury condominiums and townhomes in the Boca Raton and Delray Beach area took a median of 98 days to sell; in August 2026, 36. In January ILHM called the segment a buyer’s market. It is now balanced, and the window for patient attached buyers has narrowed.

Boca Raton City-Level Snapshot

No official body publishes a Boca Raton-only monthly release. The closest city-level reading we can source for August is a brokerage tracker built from BeachesMLS listings permitted for internet display, refreshed daily.

Source: PBP Real Estate Boca Raton statistics page, BeachesMLS data via Cotality Trestle, captured September 28, 2026. The page refreshes daily and figures can change as late-reported closings post; an earlier edition of the same page showed a higher house median. Treat these as directional.

The direction matches the county: Boca Raton prices rising year over year, with a city median well above the county’s $650,000. A citywide median still tells you little about a house in Royal Palm Yacht and Country Club, a villa in a west Boca club community, or an oceanfront condominium. We price those from their own closings.

Condominiums: Balanced, Tightening, and Rate-Sensitive

The Palm Beach County condominium market sits at 6.7 months of supply, which MIAMI REALTORS classifies as balanced. Condo inventory fell 17.09 percent year over year to 5,770 listings and declined for the seventh consecutive month. The condo median rose 5.26 percent to $300,000, and sellers received a median 93 percent of original list price, against 95 percent for single-family homes.

Condominium buyers are more exposed to financing and carrying costs than single-family buyers at the top of the market, and the numbers show it. Cash accounted for 57.2 percent of existing condo sales in August, well above the 41.8 percent single-family cash share. The release also notes that only 21 of 2,397 condominium buildings in Miami-Dade, Broward and Palm Beach counties are approved for FHA loans, which narrows the financed buyer pool for many older buildings.

Florida’s condominium laws, including milestone inspections and structural integrity reserve studies, continue to shape which buildings buyers will consider and how sellers must disclose. We cover what those laws require of Boca Raton owners and buyers in a separate guide, linked at the end of this report. In our experience, well-reserved, well-documented buildings now sell as a different product from buildings facing large assessments.

What This Means If You Are Selling This Season

Most of our clients are sellers. The short version: conditions favor sellers of single-family homes, the season is weeks away, and the difference between a strong result and a long listing is still decided by price and preparation, not by the market.

The pricing math has not changed

The median single-family seller in Palm Beach County received 95 percent of original list price in August 2026. In the Boca Raton and Delray Beach luxury single-family segment the median was 94.58 percent of list. Those medians include both the homes priced correctly at launch and the homes that started high and came down. The practical lesson is the same one we give every seller: in our experience, the first weeks on the market draw the most attention a listing will ever get. A home that launches at a price the market recognizes uses that attention. A home that launches high spends it.

Supply is your advantage, and it may not last

With 3.5 months of single-family supply countywide and a luxury single-family sales ratio of 22 percent, there are fewer competing listings than at any point this summer. ILHM’s North American report flags rising new listings in August, and every fall more owners list ahead of the season. If new supply arrives in Boca Raton this autumn, buyers gain choices and competition for any one home eases. Sellers who are ready early list into less competition.

Timing the season

Local brokerages describe the season as roughly November through April, and closings follow contracts. The most recent Elliman data we could verify shows the pattern: Boca Raton single-family closings rose from 443 in the first quarter of 2025 to 588 in the second quarter, according to the Elliman Report. Contracts written in winter close in spring.

For a seller, that argues for being prepared, photographed, and priced by late October or November, so the listing is live when seasonal buyers arrive. It also argues for doing the inspection work now: roof, wind mitigation, elevation, and for waterfront homes the seawall and dock. Sellers with those answers in hand negotiate from a stronger position.

Hurricane season still runs through November 30

The Atlantic hurricane season ends on November 30. Until then, a named storm can pause closings: Citizens Property Insurance agents may not bind new coverage when a tropical storm or hurricane watch or warning is in effect for any part of Florida, and private carriers apply their own restrictions. A financed buyer cannot close without a bound policy. Sellers with contracts scheduled to close in October or November should expect their buyer to bind insurance well before closing and should build a few days of flexibility into the closing date.

Selling in the $10 million-plus range

The $10 million-plus record is the most encouraging number in this report for owners at the top of the market, and the easiest to misread. Those 170 sales were spread across the whole county and eight months. At this level buyers compare every serious alternative, including off-market opportunities, and expect full documentation. The owners who benefit are the ones whose homes are presented, priced, and marketed to the few buyers who can transact there. Our guide to selling a $10 million-plus home in Boca Raton covers that process.

What This Means If You Are Buying

The buyer’s picture depends almost entirely on which product and which price band you are shopping.

Single-family homes: still a seller’s market

At 3.5 months of countywide supply and a 40 day median time to contract, well-priced single-family homes do not wait. Buyers in this segment should be pre-approved or have proof of funds ready before they tour, and should expect competition on the strongest listings in the most requested communities. Because the most active luxury single-family band was $1.5 million to $1.7 million, that is where competition is sharpest in the upper market.

Condominiums and luxury attached: room to negotiate, but less than a year ago

Countywide condos are balanced at 6.7 months of supply, with sellers receiving a median 93 percent of original list. That is a genuine negotiating margin. In the Boca Raton and Delray Beach luxury attached segment, however, the market moved from a buyer’s market in January to balance in August, and median days on market dropped to 36. A buyer who assumes the attached market is still soft may miss the right unit. Diligence on the building’s reserves, inspections, and assessments matters more than ever, and it is where a careful buyer finds the real differences in value.

Mortgage rates moved up in September

According to Freddie Mac figures cited by MIAMI REALTORS, the 30-year fixed rate averaged 6.67 percent in August 2026 and reached 7.17 percent by September 15, 2026. For financed buyers, a half-point move changes monthly cost meaningfully. It matters less for cash buyers, who made up 48.1 percent of all county closings in August. It matters most in the attached segment, where buyers weigh monthly costs more closely.

Underwrite the full cost of ownership

Two costs routinely surprise buyers new to Boca Raton. Property taxes reset to market value after a change of ownership, so the seller’s current tax bill is not the one you will pay. Club communities carry initiation fees, capital contributions, and annual dues that can rival a price negotiation in size. Our guides to Boca Raton property taxes and the homestead exemption, and to gated communities without mandatory club membership, are linked below for buyers comparing those costs.

Country Club Communities: The October 1 Fee Calendar

Club economics move on their own calendar. Boca West’s joining fee changes on October 1, and Broken Sound’s current schedule also runs from October 1. In club communities the fee schedule can matter as much as the price.

The reported Boca West increase is effective October 1, 2026, days after this report’s September 28 publication. Two points for anyone affected.

For buyers already under contract in Boca West, confirm directly with the club’s Membership office which rate applies to your transaction. A secondary source describing the 2026 change says buyers who purchase and close before the effective date may qualify for the current fee, subject to the club’s requirements. When the fee rose in 2024, the community’s real estate office reported that eligibility keyed to a signed purchase contract submitted to the Membership office by September 30. The rule that applies this year is the club’s to state, and it is worth a phone call before you assume either one.

For Boca West sellers, the higher joining fee becomes part of every buyer’s total cost from October 1. A buyer comparing a Boca West home with a home in another club, or in a gated community without mandatory membership, will add the new figure to the price. In our experience a fee increase of this size tends to pull buyer activity forward ahead of the deadline and soften it for a period afterward while buyers recalibrate. We do not have data yet on how this increase will play out, and we will report what the closings show in future editions. The practical response for sellers is to price with the buyer’s all-in cost in mind and to have the club’s current fee and transfer paperwork ready from the first showing.

Membership transfers, capital contributions, and club approvals are the parts of a club-community sale that most often slow a closing. Our guide to selling a country club home in Boca Raton covers them in detail.

The Season Ahead: What We Are Watching

These are the signals we will be reading in the October and November editions of this report.

• New listings. ILHM’s North American report says new luxury listings rose in August after running below 2025 levels. If that reaches Boca Raton, sellers will face more competition and buyers more choice.
• Months of supply. Single-family supply has fallen two months in a row, from 3.9 in June to 3.5 in August. A reversal would be the first sign of the market loosening.
• The $10 million-plus pace. The county needs 85 more such sales from September through December to reach the projected 255.
• Rates. The move from 6.67 percent in August to 7.17 percent by mid-September will show up, if at all, in September and October contracts and in closings a month or two later.
• Club fee effects. How Boca West activity looks after October 1 relative to the months before it.

Frequently Asked Questions

Market figures are drawn from the sources cited above as of September 28, 2026, and each figure carries its own data window. Palm Beach County statistics are from MIAMI REALTORS and RWorld; luxury statistics are from the Institute for Luxury Home Marketing and cover Boca Raton and Delray Beach combined. Figures may be revised by their publishers. Club fees and eligibility rules are set by each club and should be confirmed directly. This report is for general information and is not a valuation, legal, tax, or financial advice; results for any individual property will vary.