The analysis draws from 162 closed residential transactions in Old Palm Golf Club, sourced from BeachesMLS via Spark API, spanning January 2020 through March 2026. For each sale, we track closing price, price per square foot, days on market, list-to-sold ratio, financing method, home size, lot acreage, build year, and property type. All 162 transactions are single-family estates.
Membership Structure and Approval
Old Palm Golf Club requires an equity membership purchase on top of the home purchase price. The current equity membership is approximately $350,000. This is not a deposit or a fee; it is an equity stake that is refundable on a schedule defined by the club's governing documents. The membership is tied to the property: when you sell, you must transfer or resign the membership, and the new buyer must be approved by the club.
The approval process involves a formal application, member sponsorship, a club interview, and board review. Old Palm is selective, but the community is not as restrictive as some Jupiter corridor clubs where the wait can extend beyond a single buying season. Approvals typically track alongside closing timelines, meaning a buyer whose offer is accepted can generally complete the membership process before the transaction closes. For buyers who do not yet know existing members, an agent with club relationships can facilitate the necessary introductions and guide the application through each stage.
The $350K membership changes the entry math. A buyer at the $1.15M floor is committing $1.5M before closing costs and annual dues. At the 2025 median of $5.15M, the commitment is roughly $5.50M. In early 2026, with a $8.45M median across the first three closings, the entry point has moved higher still. This is a meaningful consideration for buyers comparing Old Palm to communities without an equity membership requirement.
How Many Estates and How Often They Trade
Old Palm has approximately 300 estate lots. All are single-family homes. There is zero condo or villa product in the community. This is a pure estate community in a way that Admirals Cove (which includes condos and villas) or Lost Tree (which has Old Port product) are not.
Over the six-year period from 2020 through early 2026, 162 sales closed for a combined volume of $854.5 million. That translates to roughly 27 sales per year, which represents solid liquidity for a private equity club of this size. In a community of 300 homes, 27 annual transactions means approximately 9% of the inventory turns over each year. Much of that turnover reflects generational transition: the housing stock is predominantly pre-2010, and a significant share of recent sales involve original or long-term owners selling to a newer cohort of buyers who renovate. This is not churn; it is a community reshaping itself around newer capital.
As of early 2026, active listings in Old Palm typically number in the single digits at any given time. At the current pace of 16 to 19 annual closings, that represents roughly three to five months of available supply, depending on the quarter. In private club communities of this size, not all inventory surfaces on the MLS. Some transactions begin as pocket listings or off-market introductions between agents with existing club relationships, which means the publicly visible inventory understates what is actually available to a buyer with the right representation.
The year-by-year pattern reveals the market cycle clearly. In 2020, 44 sales closed at a $2.48M median with $524/SF pricing. The following year was the most active in the dataset: 56 sales closed in 2021, nearly double the long-run average, as pent-up pandemic demand released into the market. By 2022, the market compressed sharply to 16 sales, but those 16 were extraordinary: 3.5-day median DOM and 98.9% list-to-sold ratio, with 94% closing in cash. Since 2023, the pace has normalized to 16 to 19 sales per year with price per square foot stabilizing above $1,000.
Source: BeachesMLS via Spark API. Bar height = median $/SF. Label above = closed sales.
Source: BeachesMLS via Spark API. Median values per calendar year. DOM = days on market. L/S = list-to-sold ratio.
Price Range: What Each Tier Gets You
Old Palm's price range runs from $1.15M to $22.5M. The distribution is relatively even across the three core tiers: 26% of sales close between $1M and $3M, 31% between $3M and $5M, and 34% between $5M and $10M. The $10M+ tier represents 9% of all transactions (15 sales). This is a community with a broad core market between $3M and $10M, which together accounts for 65% of transactions.
Older estate homes, predominantly built in the 2000s, typically 4,000 to 5,500 SF on standard lots. These are often acquisition-and-renovation candidates. At this tier, the $350K membership represents 12% to 35% of the home price, a significant adder that a buyer would not face at a non-equity community.
The heart of Old Palm. Larger estates in the 6,000 to 8,000 SF range, many updated or renovated, on 0.40 to 0.55 acre lots. This tier includes some newer builds from the 2010s. Buyers at this level are typically comparing Old Palm to Loxahatchee Club and mid-range Bears Club product.
The $5M to $10M range (34%) delivers 8,000 to 13,000 SF estates on premium lots with course or water views. The 15 sales above $10M (9%) are the largest homes in the community, often 12,000+ SF builds from 2007 to 2017 on the most private lots. The $22.5M ceiling confirms Old Palm can attract ultra-luxury capital.
The location question is worth addressing directly. Old Palm sits on PGA Boulevard in Palm Beach Gardens, not in Jupiter. For buyers comparing Old Palm to Bears Club or Loxahatchee Club, the PBG address raises a question: is this a discount or a different market? The data offers one perspective. Old Palm trades at $1,101/SF in recent sales (2024 to 2025). Bears Club trades at $1,484/SF over a comparable period. That is a 26% gap. Both communities offer estate-lot living on championship courses. The price difference reflects, in part, the Jupiter address premium, the exclusivity differential (46 estates at Bears Club versus 300 at Old Palm), and the design cachet of a Nicklaus course versus a Raymond Floyd course. Whether that gap represents a discount or a fair reflection of the product is a buyer-specific assessment.
What a Typical Old Palm Sale Looks Like
In the current market, Old Palm trades at $1,101/SF (2024 to 2025 combined), with a 2025 median closing price of $5.15M across 19 sales. Early 2026 is running hotter: three closings at a $8.45M median and $1,177/SF. The community's housing stock is large by corridor standards: the median home across all sales is 7,352 SF on 0.46 acres with four bedrooms. This is the largest median home size of any club in the Palm Beach Gardens corridor, larger than Frenchman's Creek (4,154 SF), and comparable in scale to Jupiter communities without the Jupiter price point.
2024-2025 combined (35 sales) with 2026 YTD update
The community's physical profile: 7,352 SF median home on 0.46 acres, four bedrooms, 100% single-family. Lot sizes are mid-corridor: smaller than Bears Club (1.19 acres) but substantially larger than Frenchman's Creek (0.22 acres) or Mirasol (0.20 acres). Old Palm delivers the estate-scale home without the ultra-premium lot acreage that drives Bears Club pricing above $1,400/SF.
The build era also shapes the buying opportunity. Of the 162 sales, 78 involved homes built between 2000 and 2009 (median $3.48M, $604/SF), and 82 involved homes built between 2010 and 2019 (median $5.45M, $790/SF). The 2010s cohort trades at a 31% premium on a per-square-foot basis. Only two sales involve homes built in 2020 or later, and those closed at a $12.22M median ($1,519/SF). The implication is clear: newer construction commands a significant premium, and the pre-2010 housing stock represents the community's primary value entry point for buyers willing to renovate.
The real cost of a "value entry" at Old Palm. A 2004-built estate at $3M is not a $3M commitment. A full renovation on a 6,000 to 7,500 SF home in this corridor typically runs $500,000 to $1.5M depending on scope: roof replacement, impact windows, kitchen and bath upgrades, pool resurfacing, HVAC and electrical systems. Add $350K for membership and the actual total project cost is $3.85M to $4.85M. That is still below the 2025 median of $5.15M for a move-in-ready home, which is why the renovation path exists as a strategy. But the buyer who budgets only the purchase price will be surprised by the scope of work required to bring a pre-2010 estate to current standards.
How Quickly Homes Sell and What Buyers Pay
In 2025, the median days on market at Old Palm was 94. In 2024, it was 148. Both figures are above the six-year historical median of 76 days and reflect a normalized market where buyers take longer to evaluate and negotiate at the $5M+ price point. For context, the 2022 market was a different world: 4-day median DOM, 98.9% list-to-sold, and 94% cash. That velocity has not returned. Early 2026 (three sales, 8-day median DOM) suggests tightening, but the sample is too small to call a trend. Across the corridor, Old Palm's current pace is comparable to Bears Club (103 days) and slower than Admirals Cove (44 days) or Old Marsh (34 days).
The 2025 list-to-sold ratio of 93.0% indicates slightly wider negotiation than the historical average (94.4%). Buyers are closing at roughly 7% below asking price. In 2024, the ratio was 91.1%, the loosest since the pre-pandemic market. The practical takeaway for today's buyer: there is room to negotiate, more than in 2021 or 2022, but aggressive low-ball offers remain inconsistent with the community's pricing pattern. Early 2026 closings at 96.4% L/S suggest sellers are pricing tighter and buyers are meeting them.
The cash rate at Old Palm is 87% across all 162 sales. In 2025, it reached 95%, the highest annual cash rate in the dataset. In early 2026, the rate is 67% across three closings, which may reflect a small-sample anomaly or a slight shift toward financing at the higher price points that are currently trading. For the financed buyer, Old Palm is overwhelmingly a cash market, and competing against all-cash offers is the default condition at every price tier.
HOA: What $25,104 per Year Covers
The Old Palm HOA runs approximately $2,092 per month, or $25,104 per year. This is the second-highest single-family HOA in the corridor, behind only Frenchman's Creek ($2,347/month, or $28,164/year). The HOA covers common-area maintenance, landscaping of common grounds, security, and access to the club's non-golf amenities including fitness and dining facilities.
The relevant question for the buyer is whether these bundled services offset costs that would be paid out of pocket at a lower-HOA community. At Old Marsh, for example, the HOA is $630/month, but the amenity package is narrower. At Loxahatchee Club, which operates as a member-owned club with a smaller community, the HOA and dues structure is different. The total carrying cost of an Old Palm estate extends well beyond HOA and property tax: annual club dues and food and beverage minimums, property insurance (which has repriced materially in South Florida since 2022), and estate maintenance on a 7,000+ SF home are all significant line items. The full picture is in the callout below.
Total annual carrying cost at current market. At the 2025 median purchase price of $5.15M, the five major annual line items are: HOA at $25,100, property taxes at roughly $50,500 (0.98% effective rate), club dues and food and beverage minimums (typically $15,000 to $25,000 annually, varying by membership category and club programming), property insurance at $25,000 to $60,000 (driven by build year, roof age, construction type, and flood zone; the Florida insurance market has repriced significantly since 2022), and ongoing maintenance on a 7,000+ SF estate. The realistic all-in annual carrying cost before any mortgage service is $130,000 to $180,000. Add the $350K membership to the upfront capital requirement. Buyers evaluating Old Palm against communities with lower HOAs should compare total carrying cost, not just the HOA line.
Bottom Line
Old Palm delivers estate-scale living on a Raymond Floyd course at a per-square-foot price that sits 26% below Bears Club, the closest comparable in the corridor. The community is liquid (27 sales per year on average, 19 in 2025), entirely single-family, and trading above $1,100/SF in the current market. The $350K equity membership raises the effective entry point to roughly $5.50M at the 2025 median, and the $25,104 annual HOA is the second-highest in the corridor. Early 2026 closings at $8.45M median and $1,177/SF suggest the market is tightening, not softening. For buyers who want the estate lot and the championship course without the Jupiter premium, the data supports Old Palm as a deliberate choice with a specific value proposition.
For buyers at $3M to $5M: This is the historical core market, but the current median has moved above $5M. Expect 6,000 to 8,000 SF estates on standard lots, many with renovation potential. Budget $350K for membership on top of the purchase price. At the 2025 L/S of 93.0%, offers within 5% to 8% of asking are the current norm. Pre-2010 homes below $3M represent the last value entry tier in this community.
For buyers at $5M to $10M: This is where the current market centers. You are competing with cash buyers (95% of 2025 sales). The 94-day 2025 DOM means competitive properties move within a quarter, but there is more discovery time than in 2021 or 2022. The build era premium is real: expect to pay roughly 31% more per square foot for 2010s construction versus 2000s.
The PBG address question: Old Palm at $1,101/SF versus Bears Club at $1,484/SF is not a discount for inferior product. It is a different equation: 300 lots versus 46, Raymond Floyd versus Nicklaus, Palm Beach Gardens versus Jupiter. The 26% price gap buys more house per dollar. Whether that matters depends on whether the address or the square footage is driving your decision.
This analysis is based on 162 closed residential transactions in Old Palm Golf Club from January 2020 through March 2026, sourced from BeachesMLS via Spark API. All 162 transactions are single-family estates. Metrics tracked per transaction include closing price, price per square foot, days on market (from list date to contract date), list-to-sold ratio (closing price divided by final list price), financing method (cash or financed), living area square footage, lot acreage, bedroom count, and year built.
Median values are used throughout as the primary central tendency measure. Median is preferred over mean in luxury real estate analysis because it is less sensitive to outlier transactions (the $22.5M sale, for example, would skew a mean upward without reflecting typical market activity).
Yearly cohort medians (2020 through 2026 YTD) represent the median value of all transactions closing within that calendar year. Build era cohorts group transactions by the year the home was originally constructed, not by the year of sale.
References to membership cost ($350,000 equity), HOA amounts, and approval process reflect publicly available information and practitioner knowledge as of early 2026. These figures may change. Prospective buyers should confirm current membership terms directly with the club.
Price-per-square-foot comparisons to other clubs (Bears Club, Loxahatchee, Old Marsh, Admirals Cove) use the same BeachesMLS dataset and methodology applied to each community's sales data over the same 2020 to 2026 period.
Transaction Data: BeachesMLS via Spark API. 162 closed residential sales in Old Palm Golf Club, January 2020 through March 2026. Accessed March 2026.
Comparative Market Data: BeachesMLS via Spark API. Closed sales data for Bears Club, Loxahatchee Club, Old Marsh Golf Club, Admirals Cove, and Frenchman's Creek over the same period. Used for corridor-level comparisons of price per square foot, days on market, and list-to-sold ratios.
Property Tax Data: Palm Beach County Property Appraiser records. Effective tax rate calculated from recent closed transactions with assessed value and tax amount available in MLS records.
Membership and HOA Data: Publicly available club information and practitioner knowledge. Confirmed through active transaction experience in the community.
