The current issue · No. 1
Staying Power: What West Palm Beach Needs Next
West Palm can permit a tower in a matter of months. It cannot permit a sixty year oak. A case for measuring who stays, not who arrives.
By Greg Forest
SERHANT. | Palm Beach Brokerage · September 4, 2026 · 11 min read
Updated September 9, 2026. A section on measuring retention was added.
A new piece every month
Let me start with my bias, because it belongs on the table before the argument. I sell real estate. More towers mean more transactions, and I am genuinely pro development. When Related Ross announces another $10 billion, I am typically not the man firing off letters to the zoning board.
But I think we are measuring this boom by the wrong things, and I want to make the case for what actually determines whether it works.
Also worth your time
Updated daily
- Historic Palm Beach house linked to billionaire Peterffy brings $21.5MPalm Beach Daily News
Our buyer bought this house in 2021 for $8.25M, then 16 months later we sold it for them at $16M in 2022. Another jump!
- The Daily Focaccia opens in downtown West Palm Beach, see photosThe Palm Beach Post
New dining options can enhance neighborhood desirability and influence property values downtown.
- Trash pickup change sparks complaints in Palm Beach County | ExclusiveThe Palm Beach Post
Changes in trash service can affect neighborhood appeal and resident satisfaction in property areas.
- Top 5 Things to Do this weekend (Oct. 16-18) in Palm Beach CountyThe Palm Beach Post
Local events can boost community engagement and lifestyle attractiveness impacting buyer interest.
- South Florida homes tied to ex-CIA officer’s $193M scam are for saleThe Real Deal
Properties linked to high-profile legal issues may affect market perceptions and resale potential.
- Palm Beach hotel exec invests in Venezuela private jet | ExclusiveThe Palm Beach Post
Investment in luxury travel by local executives may signal trends in affluent client activities.
Where the markets are heading
Updated every Monday at 9am
Palm Beach33480Every price
Single family
$19.9M · High
$13.8M · Low
Median list price
| Now | Last quarter | A year ago | |
|---|---|---|---|
| Median list price | $17,122,500up 22.3% on the quarterdown 11.9% on the year | $14M | $19.4M |
| Per square foot | $4,011up 3.4% on the quarterup 4.6% on the year | $3,880 | $3,834 |
| Days on market | 147 | 154 | 189 |
| Active listings, whole ZIP | 64 | 63 | 64 |
What is currently listed · Palm Beach, $5M to $25MThe island, from a first address to Estate Section scale. Everything currently available under $25M.Altos Research, week ending 2026-10-09. Full report
West Palm (East)33405Mid-Upper Tier
50%–75% by price
$4.80M · High
$2.85M · Low
Median list price
| Now | Last quarter | A year ago | |
|---|---|---|---|
| Median list price | $3,870,000up 3.2% on the quarterup 20.9% on the year | $3,750,000 | $3,200,000 |
| Per square foot | $1,312up 3.9% on the quarterup 19.7% on the year | $1,263 | $1,097 |
| Days on market | 60 | 105 | 168 |
| Active listings, whole ZIP | 103 | 108 | 124 |
What is currently listed · West Palm (East), $2M to $5MPremium condos, Flamingo Park, and the entry into El Cid. Walk to CityPlace and the Flagler waterfront.Altos Research, week ending 2026-10-09. Full report
West Palm (East)33405Upper Tier
top 25% by price
$9.65M · High
$7.00M · Low
Median list price
| Now | Last quarter | A year ago | |
|---|---|---|---|
| Median list price | $7,775,000down 2.8% on the quarterup 7.2% on the year | $7,995,000 | $7,250,000 |
| Per square foot | $1,748up 2.0% on the quarterup 10.9% on the year | $1,714 | $1,576 |
| Days on market | 172 | 112 | 231 |
| Active listings, whole ZIP | 103 | 108 | 124 |
What is currently listed · West Palm (East), $5M and aboveLarger estates, closer to or on the water. West Palm Beach's luxury market and new construction.Altos Research, week ending 2026-10-09. Full report
Downtown West Palm33401Mid-Upper Tier
50%–75% by price
$2.48M · High
$1.47M · Low
Median list price
| Now | Last quarter | A year ago | |
|---|---|---|---|
| Median list price | $1,472,500down 24.5% on the quarterdown 10.5% on the year | $1,949,500 | $1,645,000 |
| Per square foot | $1,014up 1.4% on the quarterup 32.1% on the year | $1,000 | $768 |
| Days on market | 151 | 109 | 88 |
| Active listings, whole ZIP | 39 | 47 | 55 |
What is currently listed · Downtown West Palm, $2M to $5MCondos on the higher floors, Flamingo Park, and the entry into El Cid. Walking distance to CityPlace and the waterfront.Altos Research, week ending 2026-10-09. Full report
Downtown West Palm33401Upper Tier
top 25% by price
$5.04M · High
$3.50M · Low
Median list price
| Now | Last quarter | A year ago | |
|---|---|---|---|
| Median list price | $4,620,000up 12.7% on the quarterup 9.7% on the year | $4,099,950 | $4,212,500 |
| Per square foot | $963down 3.9% on the quarterdown 12.2% on the year | $1,002 | $1,097 |
| Days on market | 151 | 144 | 123 |
| Active listings, whole ZIP | 39 | 47 | 55 |
What is currently listed · Downtown West Palm, $5M and abovePremium and new-construction condos, the core of El Cid, and the waterfront along Flagler.Altos Research, week ending 2026-10-09. Full report
Northwood & N Flagler33407Upper Tier
top 25% by price
$3.88M · High
$1.53M · Low
Median list price
| Now | Last quarter | A year ago | |
|---|---|---|---|
| Median list price | $1,675,000down 27.1% on the quarterdown 1.5% on the year | $2,297,000 | $1,700,000 |
| Per square foot | $910down 7.5% on the quarterup 1.9% on the year | $984 | $894 |
| Days on market | 133 | 158 | 189 |
| Active listings, whole ZIP | 67 | 61 | 83 |
What is currently listed · Northwood & N Flagler, $2M and aboveThe historic streets north of downtown, and the waterfront along North Flagler.Altos Research, week ending 2026-10-09. Full report
One sale can move a number in a market this size. The year-ago column is the one that tells you something.
Property
Put the reading in context.
What is currently listed in each of the markets above.
In the Know
One piece on the Palm Beaches, the figures behind it, and a few things worth reading. Available properties within our markets are also here. On and off market.
Already receiving these and would rather not? Take yourself off the list.