If you're watching the Palm Beach County market right now, you're seeing two very different stories depending on whether you're looking at houses or condos. I've been fielding a lot of the same question from both buyers and sellers lately: "is this a good time?" The honest answer, based on the fresh August 2026 numbers, is that it depends entirely on what you're buying or selling.

What August's Single-Family Numbers Tell Us

According to the county's August 2026 MLS data, 993 single-family houses closed in Palm Beach County last month at a median price of $699,900. That's up 5.2% from August 2025. Houses are also moving fast: the median time on market for a closed single-family sale was just 32 days, and sellers are netting a median of 97% of their final list price.

I'm telling my single-family sellers this is still very much their market. With only about 3.8 months of supply for houses, we're sitting in seller's-market territory (anything under 6 months typically favors sellers). If your house is priced correctly and shows well, you should expect real competition and a fast timeline, not a summer lull.

Condos and Townhouses Tell a Different Story

Flip over to condos and townhouses and the picture changes. 890 units closed in August at a median $302,000, up 4.7% year over year, but they took a median 51 days to sell and closed at 96% of list, both weaker numbers than houses. More importantly, condo and townhouse inventory sits at roughly 7 months of supply, which is generally read as buyer's-market territory.

I'm advising my condo sellers to price with that reality in mind. Buyers have more choices right now, especially in buildings dealing with rising insurance premiums or upcoming reserve assessments under Florida's condo safety laws. A condo that's priced sharply and has its financials and reserve study in order will still sell. One that's priced for last year's market will sit.

Inventory Is the Number to Watch

Right now there are 9,970 active listings across the county: about 3,764 houses and 6,206 condos and townhouses. That split matters more than the county-wide total. If someone tells you Palm Beach County is "a buyer's market" or "a seller's market" without specifying property type, they're leaving out the most important part of the story. I always break it out by product type before I give a client pricing advice, and you should ask your agent to do the same.

Where Mortgage Rates Stand This Week

On the financing side, Freddie Mac's Primary Mortgage Market Survey for the week of September 17, 2026 put the 30-year fixed rate at 6.95% and the 15-year fixed at 6.26%, both up from the prior week. Rates have been choppy this fall, and I don't put too much weight on any single week's number since it can move again before you close. What I tell my buyers is this: don't try to time the rate, time the house. If you find the right home in the right neighborhood, you can always refinance later if rates ease. Waiting on the sidelines for a "perfect" rate has cost more than one buyer their dream house this year.

What This Means If You're Selling

• Single-family homeowners: you have leverage right now. 32 days median on market and 97% of list price is a strong position. Don't leave money on the table by underpricing out of nervousness about rate headlines.
• Condo and townhouse owners: pricing precision matters more than ever. Get ahead of buyer questions on reserves, milestone inspections, and insurance costs before you list, not after an offer falls through.
• Both: a home that's staged and priced right in the first two weeks almost always outperforms one that sits and gets a series of price cuts.

What This Means If You're Buying

If you're shopping for a house, expect competition and be ready to move quickly once you find the right one; the low supply of single-family homes isn't loosening up soon. If you're shopping for a condo or townhouse, you're in a better negotiating position than you might think. Ask about price reductions, request seller concessions toward closing costs or rate buydowns, and don't be afraid to make an offer below list on something that's been sitting for 60-plus days.

The Bottom Line

August's numbers confirm what I've been seeing on the ground all summer: Palm Beach County isn't one market, it's at least two. Houses are tight and competitive. Condos and townhouses have more room to negotiate. Whichever side of that you're on, the strategy that works is the same: know your specific numbers, not the county-wide headline, before you price or make an offer.

If you're thinking about selling in Palm Beach County, or anywhere in South Florida, I'd love to give you a free, no-obligation home valuation so you know exactly where you stand in today's market. You can get one instantly at homes.discoversouthfl.com, or email me directly at eduardosellsfl@gmail.com and I'll put together a personalized market analysis for your home.