Two counties. Two very different stories. With a full year of 2025 data now in the books, Palm Beach County and Broward County are no longer moving in lockstep. Palm Beach is stabilizing with pockets of genuine strength. Broward is cooling off faster than many expected. If you own property, plan to buy, or want to invest in South Florida real estate, understanding where each market stands right now could shape your next move.
Key Takeaways
- Palm Beach County average sale prices rose 7% year-over-year while Broward saw only a 3% increase, with both counties showing just 1% median price growth.
- Days on market jumped 26-27% in both counties, but Palm Beach's absorption rate improved to 6.96 months while Broward's worsened to 9.01 months.
- Palm Beach sold 1% more homes in 2025 compared to 2024. Broward sold 7% fewer homes during the same period.
Data sourced from MLS records for Palm Beach and Broward counties, comparing January–December 2024 to January–December 2025.
How long are homes sitting on the market in Palm Beach and Broward?
This is the stat that tells you exactly how much the market has shifted over the past year. In Palm Beach County, the average days on market increased from 70 to 88 days year-to-date. That is a 26% jump. Broward followed a similar trajectory, climbing from 73 to 93 days on average, a 27% increase.
The median numbers tell an even sharper story. Palm Beach went from 43 to 56 days (a 30% increase). Broward jumped from 43 to 60 days (a 40% increase). Homes are clearly taking longer to sell across both counties.
Before anyone sounds the alarm, context matters here. An average of 88 to 93 days on market is not unusual by historical standards. Between 2015 and 2019, these numbers were common. We are simply returning to a more balanced pace after the frenetic pandemic years.
Palm Beach outpaced Broward on price appreciation
This is where the two markets start telling very different stories.
Palm Beach County saw the average sale price climb 7% year-to-date, going from $843,500 to just over $900,000. Broward managed only a 3% gain, moving from $587,600 to $604,700.
When you cross-check with median prices (which filters out the distortion caused by luxury outliers), both counties show just a 1% increase. Palm Beach moved from $495,000 to $500,000. Broward went from $445,000 to $450,000.
The takeaway? Palm Beach is showing stronger price appreciation, particularly in the mid-to-upper price ranges. Broward is essentially flat when you focus on the median data. Palm Beach maintained more than double Broward's average appreciation even as homes sat on the market 26% longer.
Inventory is climbing despite fewer new listings
Both counties saw inventory increases year-to-date. Palm Beach County inventory went up 6%, from roughly 55,600 homes to 58,700. Broward County saw a 7% increase, from 63,900 to 68,400 homes.
Here is the critical context: both counties now have about 40% more inventory compared to December 2019. That is a significant jump from pre-pandemic levels.
Interestingly, new listings actually declined in both counties. Palm Beach saw 1% fewer new listings year-to-date. Broward was down 2%. So why is inventory climbing if fewer homes are coming to market? Simple math. Homes are sitting longer because they take more time to sell.
This is not panic selling or a wave of distressed inventory. Existing supply is accumulating because the pace has slowed.
Sales volume reveals the real divergence
Here is where the two markets really separate.
Palm Beach County actually saw a 1% increase in sold homes year-to-date, from 24,454 to 24,702. Not a huge gain, but positive growth in a cooling market.
Broward County experienced a 7% decrease in sold homes, dropping from 26,118 to 24,296. Under-contract activity reinforces the same pattern: Palm Beach is up 3% year-to-date while Broward is down 5%.
Sales volume is the lifeblood of any housing market. Palm Beach is holding steady. Broward is contracting. If you are selling in Broward, this matters. If you are buying in Palm Beach, this also matters. Back in our July 2025 market report, we noted the early signs of this divergence. The full-year data confirms it.
Palm Beach absorption rate improved while Broward weakened
The absorption rate measures how long current inventory would last at the current pace of sales. A 5 to 6 month absorption rate typically signals a balanced market. Below 5 months favors sellers. Above 6 months favors buyers.
Palm Beach County's overall absorption rate actually improved, falling from 7.18 months down to 6.96 months. The market is moving closer to equilibrium.
Broward County moved in the opposite direction. The absorption rate climbed from 8.28 months to 9.01 months, pushing deeper into buyer's market territory.
Here is the standout finding: in Palm Beach County, the $500,000 to $750,000 price range now has a 4.41 month absorption rate. That is a seller's market. Every price segment in Palm Beach improved compared to last year, including luxury properties above $1.5 million (which dropped from 13.99 to 10.81 months).
Broward tells a different story. The mid-range did improve slightly, but the overall market at 9.01 months is firmly buyer-friendly territory. The luxury segment above $1.5 million actually got worse, climbing from 14.28 to 14.54 months. That means more than a year to sell a high-end property in Broward.
If you have been following along since our market update at the start of 2025, the trajectory makes sense. The softening we flagged back then has continued, but Palm Beach has shown more resilience than Broward at nearly every price point.
Keep in mind that conditions vary by city. Buyers shopping in Boca Raton or Delray Beach will find different dynamics than those looking in Fort Lauderdale or Coral Springs. The county-level data provides direction, but your specific neighborhood and price range will determine what you actually experience.
FAQs about Palm Beach County and Broward County Real Estate
Should I wait to buy a home in South Florida?
It depends on your target area and price range. Broward buyers have leverage and time to negotiate. Palm Beach buyers, especially in the $500K to $750K range, face more competition. Prices are unlikely to drop dramatically, but sitting on the sidelines in a competitive segment could cost you the right property.
Are home prices dropping in South Florida?
Not exactly. Average prices rose 7% in Palm Beach and 3% in Broward year-over-year. Median prices increased only 1% in both counties. The market is cooling, but prices are stabilizing rather than crashing.
What price range is selling fastest in South Florida?
In Palm Beach County, the $500,000 to $750,000 segment is selling fastest with a 4.41 month absorption rate. In Broward, the same price range is near-balanced at 6.19 months. Luxury properties ($1.5M+) are sitting the longest in both counties.
Is Palm Beach County a buyer's or seller's market right now?
Palm Beach County is approaching a balanced market overall with an absorption rate of 6.96 months. However, the $500,000 to $750,000 price range is currently a seller's market at 4.41 months of supply. Conditions vary by price point.
Why is Broward County real estate cooling faster than Palm Beach?
Broward saw 7% fewer home sales in 2025 compared to 2024, while Palm Beach held steady with a 1% increase. Combined with a worsening absorption rate (9.01 months vs 6.96 months in Palm Beach), Broward is experiencing reduced buyer demand and slower price appreciation.
Local help for buyers and investors in South Florida
If you are buying, selling, or investing in South Florida, it helps to work with someone who understands how market conditions differ between Palm Beach and Broward counties and how those differences affect your strategy. If you have questions about what this data means for your situation, reach out to The Mastropieri Group, Realtors®.
For practical, hands-on support across South Florida, call (561) 544-7000.
Posted by Larry Mastropieri
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