North Downtown West Palm Beach

With 8.4 months of inventory, this market is currently buyer-leaning. Active median pricing of $1,712,000 sits above the recent closed median of $1,187,500, while active median LP/SF of $877 compares with a closed median SP/SF of $630. Median active DOM is 65.0 versus 51.0 for closed sales, and the 2 pending or contingent listings point to ongoing buyer engagement near a median pending price of $13,675,000.

Under $2M

Under $2M currently shows 16 active listings, 7 new listings, 1 pending sales, and 17 closed sales in the 6-month snapshot. Months of supply stands at 5.6, inventory is balanced, and buyer-seller leverage is currently balanced. Median closed price is $1,100,000, average closed price is $1,163,227, median sold $/SF is $619, average DOM is 78.6, median DOM is 51.0, and the median SP/LP ratio is 92.5%.

$2M - $5M

$2M - $5M currently shows 12 active listings, 2 new listings, 0 pending sales, and 2 closed sales in the 6-month snapshot. Months of supply stands at 36.0, inventory is increasing, and buyer-seller leverage is currently buyer-leaning. Median closed price is $2,062,500, average closed price is $2,062,500, median sold $/SF is $697, average DOM is 70.5, median DOM is 70.5, and the median SP/LP ratio is 88.6%.

$5M – $9M

$5M - $9M currently shows 0 active listings, 0 new listings, 0 pending sales, and no closed sales in the 6-month snapshot. With no recent closed sales, a conventional months-of-supply measure is not meaningful. Current supply is limited, and market leverage is best assessed property by property.

$9M+

$9M+ currently shows 0 active listings, 0 new listings, 1 pending sales, and 1 closed sales in the 6-month snapshot. Months of supply stands at 0.0, inventory is absorbed, and buyer-seller leverage is currently seller-leaning. Median closed price is $20,123,180, average closed price is $20,123,180, median sold $/SF is $2,113, average DOM is 367.0, median DOM is 367.0, and the median SP/LP ratio is 85.6%.

Under $2M accounts for 17 of the 20 closed sales and maintains approximately 5.6 months of supply. $2M - $5M carries 12 active listings against 2 closed sales in the past 6 months, producing 36.0 months of supply. The upper tiers remain thinly traded, so individual sales can materially influence market-wide pricing metrics.

Under $2M accounts for 17 of the 20 closed sales and maintains approximately 5.6 months of supply. $2M - $5M carries 12 active listings against 2 closed sales in the past 6 months, producing 36.0 months of supply. The upper tiers remain thinly traded, so individual sales can materially influence market-wide pricing metrics.

This section segments the market by lot size to show how land size is influencing both current asking prices and recent closed pricing. Larger lots continue to support higher asking-price ceilings, while smaller and medium lots account for most current inventory and transaction activity.

Additional Closed Metrics

Recent closed sales show a median DOM of 51.0, with a highest sale price of $20,123,180 and a lowest sale price of $550,000. Smaller and medium lots remain the center of transaction volume, while larger parcels continue to support higher pricing ceilings and more selective buyer pools.

Breaking the market by living area highlights where buyer demand is concentrating and how efficiently different home sizes are trading. Smaller and mid-sized homes continue to anchor transactional depth, while larger properties contribute more to top-end pricing and wider negotiation ranges.

Active DOM Tiers

• 0–30 days: 9 active listings.

• 31–90 days: 10 active listings.

• 90+ days: 9 active listings.

Market Positioning

At 8.4 months of supply, North Downtown West Palm Beach is buyer-leaning. The market remains highly segmented by price.

Strongest Price Segment

Under $2M is the most active segment, with 17 closed sales over the past 6 months, 16 active listings and approximately 5.6 months of supply. This tier continues to provide the market’s deepest transaction activity.

Weakest Price Segment

$2M - $5M has 12 active listings and 2 closed sales over the past 6 months. Approximately 36.0 months of supply gives buyers materially more leverage in this range.

Buyer vs. Seller Leverage

Overall negotiating conditions reflect a median sale-to-list ratio of 92.0%. Leverage varies substantially by price segment.

Inventory and Days on Market

There are 28 active listings and 2 pending or contingent properties. Median active DOM is 65.0 days; 9 listings have been on the market more than 90 days, underscoring the importance of pricing and condition.

Pricing Trends and Market Velocity

The active median asking price of $1,712,000 compares with the 6-month closed median of $1,187,500. Closed sales are occurring at a median $630 per square foot, and the current pace of 3.3 sales per month is supporting 8.4 months of inventory.

Practical Considerations for Buyers and Sellers

Buyers can find the greatest negotiating leverage among slower-moving higher-priced listings. Sellers should anchor pricing to recent closed sales and competing inventory.