A County-Wide Market That’s Cooling, With Pockets Still Heating Up
If you only looked at the headline numbers for Palm Beach County this year you would assume that bidding wars were a thing of the past. Countywide data through May and June 2026 shows that the average price ratio sits around 96 percent with 80 percent of sales closing below the original asking price and only 7 percent closing above it. Active inventory has risen to, then 14,000 homes and a typical listing takes about seven weeks to become pending. On paper that looks like a buyer’s market. I think the reality may be a bit more complex.
But that countywide average mixes everything together entry-level condos, waterfront estates, old homes that have been on the market for months and it hides a different story going on in certain parts of the market. Look at single-family homes July 2026 numbers from Miami Realtor and the Southeast Florida MLS show a very different picture: sales up 15% compared to the same time last year for the eleventh month in a row single-family homes inventory down more, than 23% and sellers still getting about 95% of their original list price. Homes priced at $1 million and above had sales increase 36.5% compared to the time last year. That is not a market where competition has gone away. That is a market where competition has become more selective.
Where the Real Competition Is Concentrated
Well-Priced Single-Family Homes Are Still Moving Fast
Single‑family homes and condos are acting like two markets right now. The latest local snapshot shows that single‑family homes have a supply of than five months and that supply has been falling compared to the previous year a level that still favors sellers with positioned listings. Condos on the hand have a supply close to seven months and a longer time to contract, which puts Condos squarely in buyer‑market territory. That split is a part of why a single‑family home, down the street can receive multiple offers in a week while a similar‑looking condo a mile away stays on the market for months: single‑family homes and condos are not actually competing in the same market.
The Luxury and Cash-Buyer Segment Is Its Own Story
Palm Beach County’s upper end continues to defy the cooling trend. Palm Beach County sales of homes priced at $5 million and above have climbed than 77 percent year-over-year. This rise is driven by wealth migration and all-cash buyers who do not wait for financing approvals or worry about rate locks. In a segment where buyers can close in days, then weeks well-marketed luxury listings routinely draw competing offers. This happens even while the broader market shows signs of softening.
What Actually Triggers a Multiple-Offer Situation
Pricing Strategy Matters More Than the Market Does
In every multiple-offer situation we come across the key factor isn’t luck. It’s pricing strategy. A home listed a little below recent comparable sales tends to create urgency. Buyers who might otherwise push hard on price often step in when they see a listing that’s priced fairly. In a market where 80% of sales are closing below asking price, a seller who prices realistically or a bit more conservatively immediately stands out. That kind of pricing often turns one showing into a bidding war.
Move-In-Ready Condition Beats “Potential”
With more homes available than a year ago, buyers finally have the chance to look at different houses before deciding and they are doing just that. Kitchens that have been updated systems that’re modern and homes that are ready to move into are becoming more attractive than homes that need work even if those homes are cheaper, per square foot. Buyers who used to accept houses with ” bones” are now waiting for the perfect home that is ready to move into which means more people are looking at a smaller number of special homes.
Location Microclimates Still Drive Demand
Palm Beach County is not one market. Instead Palm Beach County is small markets. A golf‑course home in Palm Beach Gardens, a waterfront property in Jupiter and a condo in West Palm Beach can each be experiencing different levels of buyer demand at the same time. School zones, walk-ability, flood‑zone status and closeness, to the coast keep creating local pockets of competition no matter what Palm Beach County averages might say.
The Multiple-Offer Checklist: Five Signs a Listing Is About to Get Competitive
Instead of trying to guess if a home will get one offer or ten it’s better to look at the signals that show which listings are getting bid up and which are just sitting on the market. From what we’ve seen homes that meet most of these five points are the ones that truly attract competition in today’s Palm Beach County market.
● 1. It is a single-family home that costs about $700,000. This is the price range where there are not homes available for sale and where sellers are still getting almost all of the original price they asked for.
● 2. It is really ready to move into, not one that needs work. Buyers are not choosing homes that need changes when there are homes that are already fixed up. A home that has been updated recently takes away the reason buyers might not want to buy.
● 3. It is priced at the same as the recent sales of similar homes or a little bit less. In a market where most homes sell for less than the asking price, a home that is priced fairly seems like an opportunity and special opportunities bring more people.
● 4. It is located in an area that people want to live in. A good school district, being close to the downtown area or a lot that is not in a flood zone can be more important to buyers than the overall numbers for the whole county.
● 5. It is a high-end home that is meant for buyers who have cash. Homes that are for the $1 million and up all-cash group are working on a schedule and facing different competition than most other homes, in the market.
What to do now ?
I see that a listing that checks three or more of these boxes is a candidate, for multiple offers no matter what county headlines say. I also see that a listing that checks one or none may need a price adjustment, a few updates or more patience.
That is information no matter which side of the table you are on. Buyers can use that information to decide when to make a first offer and when there is real room for negotiation. Sellers can use that information to understand which levers—price, condition or timing will actually move the outcome on their listing. Investors can use that information to spot the gap, between segments: a condo that checks none of these boxes but a nearby single‑family home that checks four of them tells you where the opportunity and the competition really are.
About the Author
Alan Siegel is the Founder and Principal of ET-OP Realty Group. He helps people buy, sell and invest in homes, across Palm Beach County. Alan believes that navigating today’s market requires a plan, real market knowledge and a partner you can trust. He doesn’t measure luxury by price tag alone; he measures it by the quality of service a client receives from start to finish.
Whether you are buying your home selling a high-end property growing an investment portfolio or simply looking for a place to stay for a season Alan is there to help. He uses his deep market knowledge and up-to-date data to help clients understand the value of a home. He also helps them negotiate with confidence. Alan is well known for marketing homes, in a way that brings attention to the property. His methods make sure each home gets the spotlight it deserves.
Alan wants his clients to make decisions with confidence, not anxiety. Alan talks clearly gives advice and stays attentive to the details from the first conversation, through closing day. I see that Alan’s commitment is the foundation of ET-OP Realty Group, whose motto’s Optimistic About Every Move.