MOMENTUM MARKET PULSE™Palm Beaches · September 2026
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Momentum Realty
MOMENTUM MARKET PULSE™INDEPENDENT HOUSING RESEARCH
Palm Beaches · Monthly Report

September 2026 Market Pulse

Jon Brooks
Jon Brooks
Co-Founder, Momentum Realty · Housing Market Analyst · jon@movewithmomentum.com
BeachesMLS · September 2026
Computed from closed records through 2026-10-07
Median sold · SF
$615,000+5.1%
monthly median
Same-home appreciation
n/a
2,184,230 records - repeat-sales pass skipped for size
Days on market
39-17.0%
list → close, median
New contracts (September)
3,049-20.3%
pipeline thinning
Months of supply
3.9SF
seller-leaning
Sold over list
10%+40.3%
buyer competition
49out of 100MARKET SCORE▮ August*: 50 ▼ 1

Balanced, soft · Cooling

A single 0-100 read of seller vs. buyer advantage, blending months of supply, days on market, the share selling over list, and the share of active listings cutting price. September: up 5.1% prices year over year, leading indicators softening. Down 1 points from August (50, Balanced, firm). *August is estimated from that month's closed sales with supply and price-cut inputs held at current readings; from next month, prior scores are the published ones.

Supply 62Speed 68Over-list 33Price cuts 34
Jon Brooks
Co-Founder, Momentum Realty · Housing Market Analyst
jon@movewithmomentum.com
Published October 7, 2026
by Momentum Housing Research
BeachesMLS data · closings through 2026-10-07
MOMENTUM MARKET PULSE™Palm Beaches · September 2026
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Executive summary

The signature finding

Fewer sales, prices up 5.1% — September in one line.

The median was $615,000 (+5.1% YoY) and $/sq ft +5.4%; Closings down 7.7% YoY; new contracts down 20.3%.

$615,000
Median price — up 5.1% YoY
-20%
New contracts vs a year ago — the pipeline is thinning
45%
Of current active listings have cut their price (point-in-time, as of 2026-10-07)

Five biggest surprises

MOMENTUM MARKET PULSE™Palm Beaches · September 2026
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The market in eight charts

Median price · 25 years

Median price 25 years$90K$286K$483K$679K$615K01-0106-0211-0316-0421-0526-06
$615,000 — up 5.1% vs September 2025.

New contracts per month · leading indicator

New contracts per month2492,7535,2577,7613,04901-0106-0211-0316-0421-0526-06
3,049 in September, -20% YoY — demand cooling before prices show it.

Appreciation — four measures

+5.1%Median (headline)+5.4%Median $/sq ft+1.4%Constant-mix
Constant-mix reweights this month by the prior year price tiers.

Median price change by county · YoY

+11.5%Martin+8.3%Palm Beach+5.3%Indian River+5.2%Miami-Dade+3.2%Broward+1.0%Okeechobee
Palm Beach leads on volume; Martin leads on growth.

Days on market · 12 months

Days on market 12 months33d40d47d53d39d25-0925-1126-0126-0326-0526-0726-09
39 days — faster 17.0% than a year ago.

Share of sales by price tier · 25 years

2001200520092013201820222026<$200K$200-400K$400-600K$600K+
$600K+ is 52% of sales — the upmarket shift that moves the median.

Affordability · monthly payment for the median home

Monthly payment$3,045$3,151$3,257$3,363$3,25725-0925-1126-0126-0326-0526-0726-09
$3,257/mo at 6.95% (20% down, 30-yr), +5.1% YoY.

Share of closings over list price · 25 years

Sold over list, 25 years0%17%35%52%10%01-0106-0211-0316-0421-0526-06
10% of September closings sold over the original asking price.
MOMENTUM MARKET PULSE™Palm Beaches · September 2026
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Neighborhood heat map (by ZIP)

33069 - 56 days33023 - 22 days33009 - 60 days34974 - 38 days33972 - 94 days33469 - 15 days33014 - 60 days33016 - 15 days33175 - 30 days33177 - 40 days33133 - 38 days33145 - 23 days33161 - 29 days33165 - 29 days33160 - 163 days33139 - 80 days33418 - 54 days33432 - 56 days33436 - 35 days33445 - 12 days33417 - 44 days33428 - 24 days33441 - 30 days33331 - 32 days33308 - 30 days33311 - 49 days33025 - 32 days33027 - 30 days33478 - 46 days33033 - 44 days33187 - 71 days33186 - 36 days33155 - 35 days33135 - 39 days33166 - 54 days33498 - 22 days33401 - 32 days33406 - 40 days33484 - 14 days33483 - 72 days33403 - 34 days33408 - 20 days34986 - 56 days34952 - 38 days34982 - 51 days34947 - 43 days33314 - 32 days33327 - 70 days33076 - 23 days33073 - 16 days33442 - 22 days33332 - 40 days33316 - 65 days33021 - 33 days33065 - 21 days33030 - 35 days33035 - 34 days33184 - 13 days33178 - 37 days33174 - 15 days33127 - 43 days33189 - 50 days33037 - 124 days33446 - 30 days33415 - 31 days33405 - 41 days33412 - 48 days33433 - 14 days33413 - 36 days34987 - 64 days34984 - 38 days33324 - 18 days33062 - 74 days33060 - 47 days33315 - 44 days33028 - 26 days32968 - 45 days32960 - 35 days33974 - 55 days34956 - 37 days33018 - 39 days33185 - 35 days33158 - 20 days33170 - 38 days33150 - 36 days33137 - 77 days33054 - 37 days33169 - 43 days33141 - 140 days33496 - 20 days33426 - 27 days33463 - 25 days33472 - 33 days33461 - 32 days33477 - 47 days33312 - 27 days33304 - 67 days33020 - 40 days33323 - 19 days33351 - 33 days34994 - 10 days33458 - 22 days33142 - 44 days33167 - 28 days33179 - 54 days33056 - 30 days33140 - 38 days33190 - 32 days33407 - 46 days33434 - 37 days33486 - 17 days33437 - 42 days33404 - 44 days34946 - 30 days32909 - 61 days33328 - 30 days33330 - 66 days33319 - 27 days33071 - 21 days33063 - 26 days33029 - 40 days32963 - 61 days34997 - 39 days34996 - 64 days34957 - 22 days33181 - 104 days33487 - 24 days33435 - 30 days33444 - 40 days33460 - 32 days33409 - 32 days34983 - 40 days34953 - 35 days33326 - 38 days33325 - 28 days33309 - 34 days33334 - 48 days33067 - 20 days33026 - 20 days33024 - 39 days33317 - 23 days33301 - 68 days33313 - 34 days33305 - 58 days33066 - 44 days33019 - 70 days33004 - 70 days32967 - 52 days32966 - 36 days33976 - 60 days33455 - 31 days33010 - 20 days33012 - 36 days33196 - 35 days33013 - 42 days33176 - 46 days33146 - 34 days33138 - 48 days33134 - 36 days33055 - 26 days33032 - 34 days34972 - 30 days33470 - 38 days33449 - 24 days33431 - 12 days33462 - 36 days33467 - 27 days33410 - 38 days34951 - 62 days33064 - 39 days33068 - 27 days33322 - 30 days33321 - 50 days34142 - 72 days32958 - 32 days32962 - 29 days33993 - 65 days34990 - 49 days33015 - 33 days33031 - 55 days33034 - 54 days33157 - 43 days33193 - 28 days33183 - 68 days33156 - 42 days33173 - 42 days33143 - 42 days33147 - 36 days33144 - 25 days33168 - 34 days33162 - 30 days33411 - 39 days33414 - 34 days33480 - 115 days33473 - 24 days330693302333009349743397233469330143301633175331773313333145331613316533160331393341833432334363344533417334283344133331333083331133025330273347833033331873318633155331353316633498334013340633484334833340333408349863495234982349473331433327330763307333442333323331633021330653303033035331843317833174331273318933037334463341533405334123343333413349873498433324330623306033315330283296832960339743495633018331853315833170331503313733054331693314133496334263346333472334613347733312333043302033323333513499433458331423316733179330563314033190334073343433486334373340434946329093332833330333193307133063330293296334997349963495733181334873343533444334603340934983349533332633325333093333433067330263302433317333013331333305330663301933004329673296633976334553301033012331963301333176331463313833134330553303234972334703344933431334623346733410349513306433068333223332134142329583296233993349903301533031330343315733193331833315633173331433314733144331683316233411334143348033473Faster ← slower to sell (days on market)10d163d+

Where homes sell fastest · Single-family, July 2026–September 2026

Every ZIP in the BeachesMLS footprint with 15+ single-family closings in the last three months, shaded by days on market — deep teal is fastest, amber slowest. Stuart ZIPs run hot; Golden Beach is the slow end.

Hottest — fastest & most competitive

ZIP · citySalesDOMOverMedian
34994 · Stuart19105%$695,000
33445 · Delray Beach391210%$635,000
33431 · Boca Raton401212%$747,500
33184 · Miami171324%$720,000
33433 · Boca Raton761411%$845,000
33484 · Delray Beach28144%$482,000
33174 · Miami15157%$698,000

Coolest — slowest to sell

ZIP · citySalesDOMOverMedian
33160 · Golden Beach161630%$5,037,500
33141 · Miami Beach181400%$3,125,000
33037 · Key Largo201240%$772,500
33480 · Palm Beach211155%$12,000,000
33181 · North Miami181040%$3,270,000
33972 · Lehigh Acres189412%$331,995
33139 · Miami Beach23809%$6,500,000
ZIP boundaries: U.S. Census ZCTA. Tables cover ZIPs with ≥15 single-family closings in the trailing three months.
MOMENTUM MARKET PULSE™Palm Beaches · September 2026
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Demand & the contract pipeline

Active-under-contract and pending are tracked separately — AUC deals are contingent and can fall through; pending have cleared contingencies. The leading signal, new contracts, is down 20.3% YoY. And 45% of active listings have already cut price, a softening signal beneath the price headline.

Single-family pipeline, September 2026

StageCountWhat it means
Active (available)11,043Listed, not under contract
Active under contract3,590Contingent — still taking backups
Pending3,498Contingencies cleared — headed to closing
New under contract in September3,049By contract date — down 20.3% YoY
Months of supply3.9Active ÷ monthly closings — seller-leaning

Listings failing to sell — over time

Pull rate — % of listings expired or withdrawn · by year

Share of listings leaving the market without closing.

In September, 3,851 listings expired, were withdrawn or canceled against 4,661 closings — roughly a 45% pull rate. Rising failed listings pair with new contracts down 20.3% and the 45% price-cut share: the market is asking sellers to price right the first time or sit.

Median vs. "sold twice" — what's the difference?

The median just averages whatever happened to sell that month: if a wave of larger, higher-end homes closes, it jumps even if no single house gained. Sold twice finds the identical house that sold 1-3 years ago and again in the last 12 months and compares the two prices — since it is the same home both times, and the hold is short, that gap is comparable with the 12-month median change.

MOMENTUM MARKET PULSE™Palm Beaches · September 2026
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Rates & affordability

The 30-year fixed is about 6.95% (latest rate carried on our county pages), which puts the payment on the median single-family home at $3,257/month with 20% down, +5.1% from a year ago. Cash buyers were 32% of September closings, 66% of condos.

Rate: the figure our county scorecards carry (Freddie Mac PMMS via the national data lane). Payment: principal and interest only, 20% down, 30-year fixed.

What this means — for buyers & sellers

If you're buying

  • Negotiate. 45% of listings have cut price and contracts are down 20.3% — more leverage than the median suggests.
  • Compare $/sq ft, not just price. Mix moves the median month to month.
  • Don't wait for a crash. Same-home prices are up 5.1%; a softening, not a collapse.

If you're selling

  • Price correctly the first time. Homes that cut price sit; well-priced homes still go under contract in ~39 days.
  • Expect negotiation. 10% still sell over list, but the rest don't.
  • Condition matters more now. With more choice, buyers pass on homes that need work.

By property type — and why condos lag

Closed sales by property type, September 2026

TypeClosedMedianYoY$/sq ftDOMCash
Single-family3,692$615,000+5.1%$3403932%
Townhouse889$397,900+1.4%$2674327%
Condominium2,059$265,000-1.9%$2576866%
Condos are softest (-1.9% YoY, 68 days) and most cash-reliant (66%). New construction was 7% of single-family closings.
MOMENTUM MARKET PULSE™Palm Beaches · September 2026
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New construction

New construction · share of single-family sales (12-mo rolling)

New construction share0%36%73%109%7%05-0109-0513-0918-0122-0526-09
Now ~7% of single-family sales.

About one in 14 single-family sales is a brand-new home. The engine is the rate-lock: owners holding low-rate mortgages won't sell, so resale supply stays choked and builders fill the vacuum — buying the demand with incentives. It is the mix-shift from another angle: the market is increasingly selling newer homes, not just bigger ones.

County breakdown

Single-family by county — "YoY" = year-over-year change in median price

CountyClosedMedianYoYvs 2022 peakDOMCash
Palm Beach1,001$715,000+8.3%+7.5%3444%
Broward955$645,000+3.2%+8.4%3525%
Miami-Dade820$696,500+5.2%+21.1%4127%
St. Lucie445$400,000-3.0%+0.0%4726%
Martin164$638,750+11.5%-8.1%3634%
Indian River120$405,500+5.3%-6.6%4442%
Lee62$335,000-1.0%-22.1%4515%
Monroe20$1,002,500-10.9%-42.7%12840%
Okeechobee16$296,995+1.0%-5.7%5044%
Brevard15$365,000-16.7%-12.8%1833%
Other8$426,000-23.9%-9.2%10138%
Marion8$282,500-2.6%—590%
Median-price YoY swings on low volume in small counties. "vs 2022 peak" compares this month's median to each county's highest 2022 month.
MOMENTUM MARKET PULSE™Palm Beaches · September 2026
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Price-band breakdown — sold, pending, active & new

All residential (single-family, condo & townhouse), BeachesMLS region, computed from individual records. Sold is bucketed by closed price; pending counts listings still under contract by the month they went under contract (by list price); active and new listings are the current snapshot by list price.

Sold listings — this month & year-to-date

Price band20262025%chgYTDYTD-1%chg
Under 100,000205210-2.4%20171479+36.4%
100,000-119,99992100-8.0%934909+2.8%
120,000-139,999113124-8.9%11841117+6.0%
140,000-159,999145152-4.6%12481184+5.4%
160,000-179,999152132+15.2%12991308-0.7%
180,000-199,999157148+6.1%14151271+11.3%
200,000-249,999424394+7.6%39763656+8.8%
250,000-299,999373498-25.1%42234272-1.1%
300,000-399,9999801134-13.6%97109859-1.5%
400,000-499,9999161098-16.6%93679396-0.3%
500,000-749,99915641662-5.9%1542715091+2.2%
750,000-999,999588618-4.9%60045683+5.6%
1,000,000+10811007+7.3%115389624+19.9%
Totals67907277-6.7%6834264849+5.4%

Pending — contracts written in September still open

Price bandSeptemberShare
Under 100,00040.2%
100,000-119,99910.1%
120,000-139,99900.0%
140,000-159,99930.2%
160,000-179,99950.3%
180,000-199,99960.3%
200,000-249,999231.2%
250,000-299,999552.8%
300,000-399,99923812.2%
400,000-499,99932616.7%
500,000-749,99958530.0%
750,000-999,99928014.3%
1,000,000+42621.8%

Active listings — current for-sale inventory

Price bandCountShare
Under 100,00014615.0%
100,000-119,9997752.6%
120,000-139,99910513.6%
140,000-159,9999933.4%
160,000-179,99910643.6%
180,000-199,99911123.8%
200,000-249,99921567.4%
250,000-299,99920306.9%
300,000-399,999368512.6%
400,000-499,999324111.1%
500,000-749,999457815.6%
750,000-999,99921477.3%
1,000,000+499817.1%
Snapshot as of 2026-10-07 — 29,291 active residential listings.

New listings — came on market in September (still listed)

Price bandCountShare
Under 100,0003044.2%
100,000-119,9991592.2%
120,000-139,9992183.0%
140,000-159,9992022.8%
160,000-179,9992363.3%
180,000-199,9992393.3%
200,000-249,9994696.5%
250,000-299,9994796.6%
300,000-399,99997713.5%
400,000-499,99992812.8%
500,000-749,999129317.8%
750,000-999,9995667.8%
1,000,000+118816.4%
7,258 listings with a September on-market date still active at the snapshot.
MOMENTUM MARKET PULSE™Palm Beaches · September 2026
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The numbers — single-family reference

September 2026 (BeachesMLS region)

MetricSeptember 2026vs. September 2025vs. August 2026
Median sale price$615,000+5.1%+0.0%
Average sale price$1,079,023+21.1%+5.6%
Closed sales3,692-7.7%-5.2%
New contracts written3,049-20.3%-21.2%
Median days on market39-17.0%+8.3%
Median $/sq ft$340+5.4%-0.0%
Received vs. original list95.3%+1.0%-0.2%
Received vs. final list97.5%+0.5%+0.1%
Closed over list price9.8%+40.3%+3.4%
Cash share32.0%+8.2%+9.3%
Single-family, BeachesMLS region. Computed from 3,692 closed records, cleaned for entry errors. "New contracts" = closings by purchase-contract month plus contracts still pending. "Received vs. original list" vs the first asking price; the gap to final list is the pre-sale price cut.

Does the Score work? A 20-year back-test

We computed a closed-sales version of the Momentum Market Score every month back to 2005 (pace, over-list share and price-cut discipline), then measured what the median price actually did over the next six months. It bottomed at 4 in November 2007 and peaked at 83 in April 2022; today it reads 34.

Momentum Market Score · 2005–2026

Market score 2005-03061913405-0109-0513-0918-0122-0526-09
0 = deep buyer's market, 100 = frenzy.

What happened next · avg 6-mo price change by Score tier

-1.7%Buyer's market+4.0%Balanced-soft+6.7%Balanced-firm+5.2%Seller's market
Higher Score → stronger forward price growth, tier by tier. Correlation +0.46 across 256 monthly readings since 2005.
In seller-market months (Score 67+), the median rose +5.2% over the next six months on average; in buyer-market months (0-33) it moved -1.7%. The live cover Score also blends months of supply and the active price-cut share, so the two differ slightly. Past performance is not a guarantee of future results.
MOMENTUM MARKET PULSE™Palm Beaches · September 2026
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Momentum Forecast · next six months

Probability-weighted directional readings from this edition's leading indicators — new contracts (-20.3% YoY), active price cuts (45%), days on market (down 17.0% YoY) and months of supply (3.9). The weights follow a fixed rule: an indicator moving strongly in one direction (10%+ YoY) is given 65/25/10; a moderate move 55/30/15; a weak or absent move 45/35/20. Each row sums to 100%.

Median priceheadline, YoY
● 65% Flat to slightly lower    ● 25% Down 2-4%    ● 10% Up 2%+
Days on marketmarket pace
● 65% Shortening    ● 25% Flat    ● 10% Reverses
New contractsdemand, YoY
● 65% Still falling    ● 25% Stabilizing    ● 10% Reverses
Active price cutsshare of listings
● 60% Stays elevated    ● 30% Holds flat    ● 10% Falls back
● Most likely   ● Alternative   ● Tail risk    Directional model for discussion — not investment advice.

Methodology & the Momentum Market Pulse™

The Momentum Market Pulse™ is an independent monthly research product. All market figures are computed by Momentum Realty directly from individual BeachesMLS closed records (not a third-party dashboard), for single-family homes in the Palm Beach, Broward, St. Lucie and Martin counties region unless noted, cleaned for data-entry errors and de-duplicated by listing ID. Medians throughout. "Same-home appreciation" matches repeat sales of the same parcel across the 25-year archive: second sale in the trailing 12 months, first sale 1-3 years earlier so the figure is comparable with a 12-month median change (median annualized change); owners who bought 5+ years ago are reported separately. "Constant-mix" reweights this month's price-tier medians by last year's tier shares. "New contracts" count closings by purchase-contract month (estimated from on-market date plus days on market where the feed omits the contract date) plus contracts still pending at the snapshot; inventory stages are point-in-time as of the pull. "Failed to sell" counts listings that left the market expired, withdrawn or canceled against those that closed. The Market Score (0-100) equally weights months of supply, days on market, the share selling over list, and the share of active listings cutting price. Late-reported closings keep arriving for several weeks; the edition is refreshed in place. Aggregates only; no individual listing is identified. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Momentum Realty is a licensed Florida and Georgia brokerage; this report is market information, not an appraisal or investment advice. © 2026 Move With Momentum LLC · movewithmomentum.com · (904) 351-6461.

Every market, every month

Momentum publishes this same report for every MLS market we cover in Florida and Georgia. September 2026 editions: Northeast Florida · Central Florida · South Florida · Daytona Beach · Space Coast · Pensacola · Emerald Coast · Panama City · Southwest Florida · Florida Keys · Golden Isles · Georgia. Find any city, county or ZIP at movewithmomentum.com/reports.