North Downtown West Palm Beach

With 6.5 months of inventory, this market is currently balanced to slightly buyer-leaning. Active median pricing of $2,149,450 sits above the recent closed median of $1,275,000, while active median LP/SF of $881 compares with a closed median SP/SF of $630. Median active DOM is 52.5 versus 52.0 for closed sales, and the 6 pending or contingent listings point to ongoing buyer engagement near a median pending price of $995,000.

Under $2M

Under $2M currently shows 11 active listings, 2 new listings, 5 pending sales, and 19 closed sales in the 6-month snapshot. Months of supply stands at 3.5, inventory is declining, and buyer-seller leverage is currently seller-leaning. Median closed price is $1,175,000, average closed price is $1,220,213, median sold $/SF is $619, average DOM is 88.6, median DOM is 53.0, and the median SP/LP ratio is 95.6%.

$2M - $5M

$2M - $5M currently shows 12 active listings, 1 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 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 $5,125,000, average closed price is $5,125,000, median sold $/SF is $996, average DOM is 44.0, median DOM is 44.0, and the median SP/LP ratio is 93.3%.

$9M+

$9M+ currently shows 1 active listings, 1 new listings, 1 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.

Under $2M is the strongest-performing segment, accounting for 19 of the 22 closed sales and maintaining approximately 3.5 months of supply. $2M - $5M is the weakest segment, with 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 is the strongest-performing segment, accounting for 19 of the 22 closed sales and maintaining approximately 3.5 months of supply. $2M - $5M is the weakest segment, with 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 52.0, with a highest sale price of $5,125,000 and a lowest sale price of $625,000. 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: 6 active listings.

• 31–90 days: 10 active listings.

• 90+ days: 8 active listings.

Market Positioning

At 6.5 months of supply, North Downtown West Palm Beach is broadly balanced to slightly buyer-leaning. The market remains highly segmented by price.

Strongest Price Segment

Under $2M is the most active segment, with 19 closed sales over the past 6 months, 11 active listings and approximately 3.5 months of supply. This tier continues to provide the market's deepest transaction activity.

Weakest Price Segment

The $2M - $5M segment is the softest, with 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 are balanced to buyer-leaning, with a median sale-to-list ratio of 92.9%. Sellers retain stronger leverage below $2M, while buyers have greater negotiating room in the $2M - $5M range.

Inventory and Days on Market

There are 24 active listings and 6 pending or contingent properties. Median active DOM is 52.5 days; 8 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 $2,149,450 remains above the 6-month closed median of $1,275,000. Closed sales are occurring at a median $630 per square foot, and the current pace of 3.7 sales per month is supporting 6.5 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, particularly when entering segments with elevated supply or extended days on market.