South Florida Real Estate Blog

Across the coastal corridor, sellers are getting closer to their asking price than they were a year ago — a sign of a tightening market, town by town and property type by property type.

The numbers

In Delray Beach, single-family sellers received 91.2% of original list price a year ago; that's now 93.7%. Delray condo sellers moved from 86.9% to 89.0%. In Boca Raton, single-family sellers went from 91.4% to 93.1%, and condo sellers saw the largest jump of all — 86.3% to 92.5%.

What "percent of list price received" actually measures

It's the sale price divided by the original asking price, averaged across closed sales. A number climbing toward 100% means less negotiating room and more competition among buyers for the same homes. A number well under 90% means sellers are typically coming down meaningfully from their first ask.

What it means for you

Sellers: this is evidence to price realistically from day one — overpricing now gets punished faster in a market this close to full ask. Buyers: expect less room to negotiate than a year ago, especially on Boca condos, where the gap closed the most.

Frequently asked

What does "percent of list price received" mean in real estate? It's the final sale price as a percentage of the home's original listed price — a measure of how much negotiating room buyers actually got.

Which coastal market has tightened the most this year? Boca Raton condos, where sellers went from receiving 86.3% of list price to 92.5% — the largest year-over-year jump on the coast.

Want a read on your own home or target neighborhood? Browse the coastal luxury home search or call Damara Cohn, Broker, at (561) 637-4559.

Source: Beaches MLS via ShowingTime MarketStats, Local Market Updates, August 2026.

Drive through Gulf Stream or Ocean Ridge looking for a downtown and you won't find one — no storefronts, no signage, nothing built for a listing photo. That's not neglect. It's zoning these towns have protected for generations, and it's a big part of why buyers pay a premium to live there.

What the privacy actually buys you

Gulf Stream's YTD median sale price moved from $7,675,000 to $4,920,000 on 10 to 13 sales — small numbers that swing on a handful of closings, but consistently among the highest price points on this stretch of coast. Ocean Ridge, a more accessible version of the same privacy-first character, saw YTD sales rise from 10 to 23 with a median around $3,075,000, and months of supply tighten from 15.0 to 4.4.

What it means for buyers

Both towns reward buyers who value seclusion over convenience — you're trading walkability and commercial amenities for privacy and, in Gulf Stream's case, some of the strictest architectural review on the coast.

Frequently asked

Why doesn't Gulf Stream have any shops or restaurants? It's zoned that way on purpose, to preserve a fully residential, low-visibility character rather than for lack of demand.

Is Ocean Ridge more affordable than Gulf Stream? Yes, meaningfully — Ocean Ridge's YTD median is roughly a third of Gulf Stream's, while sharing a similar privacy-first character.

Curious what's available in either town? Browse the coastal luxury home search or call Damara Cohn, Broker, at (561) 637-4559.

In Delray Beach, condos and single-family homes aren't just different price points — they're different markets entirely. Single-family supply sits at 3.4 months; condo supply is 5.6. Single-family sellers are getting 93.7% of list price; condo sellers are getting 89.0%.

Why the gap exists

Single-family inventory dropped 30% over the past year while condo inventory dropped less sharply, from 1,329 to 977 units. Fewer houses are chasing more buyers, while condos still have more room to negotiate.

What it means if you're deciding between the two

A single-family search in Delray right now moves fast and leaves less room to negotiate on price. A condo search moves at a more relaxed pace, with more inventory to compare and slightly more flexibility on price. Neither is right or wrong — it depends on whether speed or selection matters more to you.

Frequently asked

Are Delray Beach condos cheaper than houses right now? Yes, both in price and in how much room there is to negotiate — condos are selling for about 89% of list price versus 93.7% for single-family homes.

Which moves faster, condos or houses, in Delray Beach? Single-family homes, given tighter supply (3.4 months versus 5.6 for condos).

Want to compare what's actually on the market? Browse the coastal luxury home search or call Damara Cohn, Broker, at (561) 637-4559.

Source: Beaches MLS via ShowingTime MarketStats, Local Market Updates, August 2026.

Delray Beach single-family prices rose faster than Boca Raton's in the past year — 22.4% versus 17.4% — but Boca's market tightened harder, and its price per home is still well above Delray's.

The numbers side by side

Delray's single-family median climbed from $725,000 to $887,500. Boca's climbed from $860,000 to $1,010,000, crossing the $1 million mark for the first time. Boca started higher and is still priced higher, even though its percentage gain was smaller.

Supply tells the sharper story

Months of supply fell from 5.1 to 2.8 in Boca, compared with 5.2 to 3.4 in Delray. Boca Raton tightened more this year, which is part of why sellers there have had more room to hold firm on price even with a smaller headline percentage gain.

What it means for buyers

If budget is the constraint, Delray's faster percentage growth doesn't change that it's still the more accessible of the two coastal markets in absolute dollars. If competition and speed matter most, Boca is the tighter market right now.

Frequently asked

Which city is more expensive, Delray Beach or Boca Raton? Boca Raton, by a wide margin — its single-family median crossed $1,010,000 in August 2026 versus Delray's $887,500.

Which market is harder to buy into right now? Boca Raton, based on months of supply (2.8 versus Delray's 3.4) — less inventory relative to the pace of sales.

Curious which market fits your search? Browse the coastal luxury home search or call Damara Cohn, Broker, at (561) 637-4559.

Source: Beaches MLS via ShowingTime MarketStats, Local Market Updates, August 2026.

Highland Beach condo sales are running well ahead of last year, but the town sells so few units a month that year-to-date is the number worth trusting — not any single month. Through August, YTD condo sales rose from 96 to 139, with the YTD median price up from $957,500 to $972,000, and months of supply cut roughly in half, from 13.3 to 6.7.

Why one month can be misleading here

August alone showed only 7 condo sales, down from 12 a year earlier, with the median price jumping to $930,000. That looks like a slowdown and a price spike at the same time — which is really just what happens when a small sample swings on a handful of closings. The YTD trend (more sales, tighter supply, steady price growth) is the real story.

What it means for buyers and sellers

Supply cut in half means less negotiating room than a year ago, but 6.7 months is still more breathing room than Delray or Boca's single-family markets. Sellers are in a stronger position than last year; buyers still have some selection, just less of it.

Frequently asked

Why does Highland Beach data look so different month to month? The town has very few closings in any given month, so one or two unusual sales can swing the median significantly. Year-to-date figures smooth that out.

Is Highland Beach a buyer's or seller's market right now? With supply down to 6.7 months and sales pace up, it's trending toward sellers, though it's not as tight as Delray or Boca's single-family markets.

Want to see what's currently available? Browse the coastal luxury home search or call Damara Cohn, Broker, at (561) 637-4559.

Source: Beaches MLS via ShowingTime MarketStats, Local Market Updates, August 2026.

"East of Federal" shows up in Delray Beach listings like it names a single neighborhood. It doesn't. It's shorthand for everything between US-1 and the ocean — a stretch that includes at least four distinct pockets with different home ages, price points, and water access, and buyers who treat them as interchangeable often end up house-hunting in the wrong one for months.

The historic core

Near Old School Square and the Marina Historic District, homes run a century old in places, on small lots, walkable to Atlantic Avenue. Exterior changes here typically go through historic-district design review, which surprises buyers moving from newer construction elsewhere.

The waterfront enclaves

Seagate, Bermuda High, Tropic Isle, and Rio Del Rey Shores sit directly on the Intracoastal, with private docks and deepwater access in many cases. These trade at a different tier than the historic core, largely because of the water, not the square footage.

The barrier island

Cross the Intracoastal and it's a different market again — condo towers and a handful of single-family lots directly on the beach, priced and taxed differently than anything on the mainland side.

What it means for buyers

Saying "I want to be east of Federal" tells an agent almost nothing about budget, lot size, or whether a boat matters to you. Naming the specific pocket — or the features that matter, like dock access or walkability — gets you a shorter, more accurate list.

Frequently asked

Is everything east of Federal Highway walking distance to the beach? No. The historic core and waterfront enclaves are a 10–20 minute walk or a short drive from the sand; only the barrier island itself is beachfront.

Which east-of-Federal pocket has the most new construction? New builds and major renovations show up most in the waterfront enclaves, where older homes are increasingly torn down for larger construction on the same dock-access lots.

Want help figuring out which pocket actually fits how you live? Browse the coastal luxury home search or call Damara Cohn, Broker, at (561) 637-4559.

The number of single-family homes for sale along the coast has dropped sharply. In August 2026, Beaches MLS data showed inventory down 30% in Delray Beach, 40% in Boca Raton, and 37% in Boynton Beach compared with a year earlier.

Single-family inventory, August 2025 ? August 2026

What "months of supply" means

Months of supply estimates how long it would take to sell every home currently listed at the current pace of sales. Lower numbers favor sellers; higher numbers favor buyers. A year ago, most coastal cities sat around five months. Today most are under three and a half.

For sellers

Less competition means your home stands out more, but pricing still matters. Homes are selling for about 93–94% of original list price, so buyers are still negotiating.

For buyers

Fewer choices means acting faster when the right home appears. Get pre-approved, line up insurance quotes early, and consider condos, which still have more supply in most coastal cities.

Want to see what's available right now? Browse the coastal luxury home search or call Damara Cohn at (561) 637-4559.

Source: Beaches MLS via ShowingTime MarketStats, Local Market Updates, August 2026.

The median Boca Raton single-family sale price crossed $1 million in August 2026, reaching $1,010,000, up 17.4% from $860,000 a year earlier. At the same time, inventory fell 40%. Here's the full picture.

Single-family homes, August 2026 vs. August 2025

• Median sale price: $1,010,000, up 17.4% from $860,000.
• Closed sales: 168, down from 187.
• Median days to contract: 55, down from 56.
• Sellers received: 93.1% of original list price, up from 91.4%.
• Inventory: 520 homes for sale, down 40% from 866.
• Months of supply: 2.8, down from 5.1.

Condos and townhouses

• Median sale price: $375,000, up 15.4% from $325,000.
• Median days to contract: 66, down from 92.
• Sellers received: 92.5% of original list price, up from 86.3%.
• Months of supply: 5.5, down from 8.4.

What it means

With under three months of single-family supply, Boca Raton is the tightest market of the large coastal cities in Beaches MLS data this month. Sellers of well-priced homes have leverage; buyers should expect less room to negotiate than a year ago. Condo buyers saw the biggest shift: condos are selling faster and much closer to asking.

Year to date

From January through August, 1,563 single-family homes sold in Boca Raton, up from 1,417, at a median price of $1,038,750.

FAQ

What is the median home price in Boca Raton? In August 2026, the median single-family sale price was $1,010,000, and the median condo price was $375,000.

How long does it take to sell a home in Boca Raton? Single-family homes went under contract in a median of 55 days in August 2026.

Exploring East Boca? Read the Boca Raton Guide: 33432, or browse the coastal luxury home search. Call Damara Cohn at (561) 637-4559.

Source: Beaches MLS via ShowingTime MarketStats, Local Market Update, August 2026.

Delray Beach single-family prices jumped in August 2026. The median sale price reached $887,500, up 22.4% from $725,000 a year earlier, according to Beaches MLS data. Here's what that means if you're buying or selling.

Single-family homes, August 2026 vs. August 2025

• Median sale price: $887,500, up 22.4% from $725,000.
• Average sale price: $1,272,007, up from $1,092,656.
• Closed sales: 72, down from 85.
• Median days to contract: 49, down from 56.
• Sellers received: 93.7% of original list price, up from 91.2%.
• Inventory: 344 homes for sale, down 30.1% from 492.
• Months of supply: 3.4, down from 5.2.

Condos and townhouses

• Median sale price: $240,000, up 9.1% from $220,000.
• Closed sales: 132, down from 175.
• Months of supply: 5.6, down from 8.0.

What it means for sellers

Fewer homes are competing for buyers. With single-family supply down to 3.4 months and homes going under contract in about seven weeks, well-priced homes are moving faster and closer to asking than a year ago.

What it means for buyers

Choices are tighter, especially for single-family homes. If you see a home that fits, be ready with a lender pre-approval and insurance quotes. Condos still offer more selection, with 5.6 months of supply.

Year to date

From January through August, 829 single-family homes sold in Delray Beach, up from 803, at a median price of $880,000, up 10.1%.

FAQ

What is the median home price in Delray Beach? In August 2026, the median single-family sale price was $887,500, and the median condo price was $240,000.

Is Delray Beach a seller's market? For single-family homes, conditions are leaning toward sellers: supply fell to 3.4 months and homes sold for 93.7% of original list price.

Curious what your home is worth? Get a free home valuation, or call Damara Cohn, Broker, Mangrove Realty, at (561) 637-4559.

Source: Beaches MLS via ShowingTime MarketStats, Local Market Update, August 2026.