Neighborhood Report
South Downtown West Palm Beach currently has 41 active single-family listings with a median asking price of $1,875,000. Over the past 6 months, 73 homes have closed at a median sale price of $1,720,000. At the current absorption rate of 12.2 sales per month, existing inventory represents approximately 3.4 months of supply. The median sale-to-list price ratio is 93.4%.
With 3.4 months of inventory, this market currently leans slightly toward sellers. A balanced market typically sits between 4 and 6 months. The 16 pending and contingent listings indicate ongoing transaction activity, with a median pending/contingent list price of $2,300,000.
Active Listings | Closed Sales (6 Mo) | Spread | |
|---|---|---|---|
Median Price | $1,875,000 | $1,720,000 | 9.0% |
Median $/SF | $1,159 | $877 | 32.1% |
Median DOM | 118.0 | 64.0 | N/A |
This segment has 21 active listings, 5 new listings, 8 pending sales, and 44 closed sales in the current 6-month snapshot. Months of inventory stands at 2.9, inventory trend is Rising, and the market is seller-leaning. Average DOM is 65.5, median DOM is 31.0, median sale price is $1,170,000, average sale price is $1,183,168, and median sold $/SF is $715. Recent closed sales activity includes 3 sale(s) in roughly the last 45 days.
This segment has 9 active listings, 1 new listings, 5 pending sales, and 26 closed sales in the current 6-month snapshot. Months of inventory stands at 2.1, inventory trend is Rising, and the market is seller-leaning. Average DOM is 151.6, median DOM is 110.0, median sale price is $2,637,500, average sale price is $2,830,962, and median sold $/SF is $1,101. Recent closed sales activity includes 4 sale(s) in roughly the last 45 days.
This segment has 8 active listings, 0 new listings, 3 pending sales, and 3 closed sales in the current 6-month snapshot. Months of inventory stands at 16.0, inventory trend is Stable, and the market is buyer-leaning. Average DOM is 84.0, median DOM is 59.0, median sale price is $5,845,000, average sale price is $5,631,667, and median sold $/SF is $1,385. Recent closed sales activity includes 0 sale(s) in roughly the last 45 days.
This segment has 3 active listings, 0 new listings, 0 pending sales, and 0 closed sales in the current 6-month snapshot. Months of inventory stands at 99.0, inventory trend is Stable, and the market is buyer-leaning. Average DOM is N/A, median DOM is N/A, median sale price is N/A, average sale price is N/A, and median sold $/SF is N/A. Recent closed sales activity includes 0 sale(s) in roughly the last 45 days.
Price Band | Active | New | Pend. | Closed | Inv. (Mo) | Market Trend | Avg DOM | Med DOM | Med. SP | Avg. SP | Med.$/SF | SP/LP |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
Under $2M | 21 | 5 | 8 | 44 | 2.9 | Rising | 65.5 | 31.0 | $1,170,000 | $1,183,168 | $715 | 93.7% |
$2M – $5M | 9 | 1 | 5 | 26 | 2.1 | Rising | 151.6 | 110.0 | $2,637,500 | $2,830,962 | $1,101 | 93.4% |
$5M – $9M | 8 | 0 | 3 | 3 | 16.0 | Stable | 84.0 | 59.0 | $5,845,000 | $5,631,667 | $1,385 | 90.0% |
$9M+ | 3 | 0 | 0 | 0 | 99.0 | Stable | N/A | N/A | $10,510,000 | N/A | N/A | N/A |
The strongest-performing segment is $2M-$5M because it has the lowest months of inventory at 2.1. The weakest-performing segment is $9M+ at 99.0 months of inventory; transaction volume in that tier is also relatively thin, so individual sales can materially affect the statistics.
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 generally command higher absolute pricing, while smaller and medium lots account for most transaction activity.
Lot Size | Active | Closed | Median LP | Median SP | Closed SP/SF |
|---|---|---|---|---|---|
0–6,000 sf | 7 | 12 | $1,300,000 | $1,032,500 | $800 |
6,001–10,000 sq ft | 26 | 55 | $1,762,500 | $1,860,000 | $896 |
10,000+ sq ft | 8 | 6 | $6,447,500 | $1,900,000 | $797 |
Recent closed sales show a median DOM of 64.0, with a highest sale price of $6,000,000 and a lowest sale price of $435,000. SP$/SF was recalculated directly from sale price divided by living area for each closed property before taking medians within each category.
Breaking the market by living area highlights where buyer demand is concentrating and how efficiently different home sizes are trading.
Home Size | Active | Closed | Median LP | Median SP | Median SP/SF |
|---|---|---|---|---|---|
0–2,000 sq ft | 19 | 34 | $1,399,000 | $1,032,500 | $770 |
2,001–3,500 sq ft | 13 | 34 | $3,475,000 | $2,237,500 | $888 |
3,501–5,000 sq ft | 7 | 5 | $5,950,000 | $5,050,000 | $1,327 |
5,000+ sq ft | 2 | 0 | $27,700,000 | N/A | N/A |
• 0–30 days: 6 active listings.
• 31–90 days: 11 active listings.
• 90+ days: 24 active listings.
Band | Closed Sales |
|---|---|
Under $600 | 15 (21%) |
$600 - $799 | 14 (19%) |
$800 - $949 | 19 (26%) |
$950 - $1,224 | 13 (18%) |
$1,225+ | 12 (16%) |
The $800 - $949 range is the most common price tier in the current closed-sale distribution.
With 3.4 months of inventory, South Downtown West Palm Beach remains below the classic 4 to 6 month balanced range.
$2M-$5M is the strongest-performing segment based on the lowest current months of supply.
$9M+ currently has the highest months of supply, although the small number of closed sales makes this tier more volatile.
Leverage is most seller-favorable in lower-inventory tiers and shifts toward buyers as months of supply rises.
Current supply remains relatively contained overall, but conditions diverge meaningfully by price band.
Pricing power and market velocity are strongest in the more active price bands, while upper-tier product requires more patience and precise positioning.
Buyers may find greater negotiating leverage in higher-supply inventory, while sellers are best served by precise pricing in slower tiers.