The Palm Beach remains remarkably resilient.
This quarter reaffirmed what experienced buyers already know: Palm Beach isn’t driven by hype or headlines—it’s grounded in long-term value, scarcity, and demand that transcends market cycles. While the national economy stabilizes—with inflation easing, job growth holding, and interest rate cuts potentially on the horizon—Palm Beach continues to move on its own terms, fueled by deep liquidity and selective strength.
Market Snapshot: Confidence at the Top
In the first half of 2025, nearly 70% of all single-family transactions closed over $10 million—a clear reflection of Palm Beach’s enduring appeal as both a lifestyle haven and a strategic investment. Even amid shifting macro conditions, the island remains a place where wealth seeks safety, stability, and long-term value.
We’re seeing momentum not just in headline sales, but in deal volume. Both single-family and Midtown condo sectors posted notable gains in Q2, fueled by cash-ready buyers, quality inventory, and a growing sense that now is the time to secure a foothold.
Transaction Trends
🏠 Single-Family Homes:
- · 43 sales in Q2, up 23% year-over-year
- · 80 total sales year-to-date, a 38% jump from 1H 2024
- · 65% of Q2 trades were over $10M
- · Q2 ended with $67M in pending MLS deals across 3 properties
- · Top Sale: An oceanfront estate near Mar-a-Lago sold for $56.5M—nearly double its 2020 price
Notably, many of these transactions were all-cash, continuing the trend we've seen over the past several quarters. Palm Beach remains a liquidity-driven market—where certainty, speed, and discretion often outweigh interest rate sensitivity.
🏙 Midtown Condos & Co-ops:
- · 42 trades in Q2, up 100% from Q2 2024
- · 20 sales over $5M year-to-date, surpassing all of 2024
- · Top Sale: A fully renovated oceanfront residence at Kirkland House sold for $15.75M—among the highest ever for the building
🌴 South End Condos & Co-ops:
- · 26 trades in Q2, down 40% year-over-year
- · Sales volume for 1H 2025 is down 21%, pointing to a slower pace in this segment
Inventory Overview
While inventory is up in some segments, it remains constrained overall—especially when compared to pre-pandemic levels.
🏠 Single-Family Homes: 97 active listings at the end of Q2, (~ 7 months of supply), up 14% YoY
🏙 Midtown Condos: 73 active listings, (~5 month of supply), down 5% YoY and still 18% below pre-COVID averages
🌴 South End Condos: 119 active listings, (~ 14-month supply), up 28% YoY but 20% below historical averages
We’re also seeing generational turnover quietly reshaping the landscape. Long-held estates are beginning to change hands, often off-market, unlocking rare inventory and drawing attention from well-positioned buyers.
Dollar Volume & Price Performance
🏠 Single-Family Homes:
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- · Q2 volume: $671M, down 33% YoY (notably due to last year’s record-setting outliers)
- · Median Q2 price: $12.1M, down just 2% YoY
- · 1H median price: $13M, up 5% YoY
- · Average Q2 price: $15.6M, down from 2024 highs but still well above pre-pandemic levels
🏙 Midtown Condos:
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- · Q2 volume: $160M, up 151% from Q2 2024
- · Median price: $2.8M (down slightly YoY)
- · Average price: $3.8M, up 25%, reflecting strong interest in turnkey, well-located units
🌴 South End Condos:
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- · Q2 volume: $46M, down 43% YoY, now tracking closer to pre-pandemic levels
- · Median price: $1.5M, up 14%
- · Average price: $1.8M, down 6%
While record-setting sales make headlines, much of the market’s momentum is occurring in the $5M–$15M range. Buyers in this band are focused on livability, convenience, and condition. Lifestyle-right properties—walkable, turnkey, and private—are performing exceptionally well.
What’s Driving Demand
Palm Beach’s performance is rooted in more than just market metrics. Several external forces continue to drive new wealth into the area:
- Political tailwinds: President Trump’s return has renewed Palm Beach’s visibility as a national power hub, attracting political and financial figures alike.
- Migration from NYC: In response to New York’s evolving political climate, several prominent developers have openly called Palm Beach and Miami “the biggest winners”—reflecting a broader investor migration. What’s different now is the depth of commitment. It’s not just relocation—it’s integration. Executives from private equity, tech, and finance aren’t just buying—they’re building homes, enrolling children in local schools, and anchoring new lives here.
- Manalapan Momentum: Neighboring markets are surging. Manalapan now boasts some of the country’s most expensive listings, signaling a spillover effect from the island’s core.
- Generational Moves: We’re also beginning to see generational turnover play a larger role, with long-held family estates coming to market for the first time in decades. These transfers are unlocking rare inventory—and often attracting interest before public listing.
These tailwinds are layered on top of Palm Beach’s timeless fundamentals: limited supply, world-class lifestyle, and unparalleled tax advantages.
The traditional seasonality of the market is also shifting. With many owners now spending 7 to 9 months a year on the island, summer is no longer a lull—it’s a strategic entry point. We continue to see well-timed purchases in July and August from buyers seeking to secure their place ahead of peak season.
Looking Ahead: A Market That Moves on Quality
As we enter the second half of 2025, the landscape remains nuanced. Buyers are moving more deliberately—and more strategically. Clean deal terms, flexible closings, and post-occupancy arrangements are increasingly common. It’s less about urgency and more about making the right move at the right time.
Sellers are recalibrating expectations. But well-positioned properties—those that deliver on location, quality, and lifestyle—are still commanding strong attention and premium pricing.
More than ever, Palm Beach is transcending its seasonal identity. With continued growth in luxury retail, fine dining, philanthropy, and cultural programming, it’s becoming a year-round hub of art, influence, and style. For those seeking both elegance and permanence, it’s hard to match.
Whether you're considering buying, selling, or simply re-evaluating your real estate strategy, the opportunity lies in acting with insight—not speed.
I’d be happy to guide you through it.
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Nadine Fite
Luxury Real Estate Broker | Palm Beach
📍 917.513.9592 | ✉️ [email protected]
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