The Largest Closings
Seven August sales reached fifteen million dollars, and the island of Palm Beach held the top two. A 9,427 square foot house on Phipps Plaza led the month at $27.5M, and a waterfront sale on Ocean View Road followed at $26.5M. Boca Raton placed three of the seven. The seventh landed on the month's final day: $15M for a waterfront house at Anchorage Point in Jupiter, closed August 31.
One seller on Seabreeze Avenue in Palm Beach gave up nothing. The house was asking $17.1M and closed at $17.1M, with a single recorded day on market. Every other sale in the top six closed below its final asking price.
Source: BeachesMLS, closed residential sales, August 2026
Asked Against Closed
The gap between the final asking price and the recorded closing is where August shows its character. The Phipps Plaza buyer paid 81 percent of the asking price, and the Ocean View Road buyer paid 72 percent. St. Andrews Country Club sat at the other pole, a 97 percent closing ratio, beside the full-price sale on Seabreeze Avenue. Big discounts at the very top, thin ones just below it.
The county as a whole looked like the second group. Half of August's buyers paid 92.5 percent of the final asking price or better, about a point below July's median. Nine buyers paid the full asking price or more. Where sellers had already found their price, they held it, and the negotiating happened on the eight-figure listings.
Source: BeachesMLS, closed residential sales, August 2026
The Month by Price Band
The middle band held firmest. Homes between five and ten million dollars closed 31 sales, within four of July's 35. The band below thinned by about a third, 40 closings against 58, and the ten-million band lost ten sales, 12 against 22. Dollar volume above ten million fell from $350.8M to $196.8M.
That shape explains the rising median without any appreciation story. When the entry band thins faster than the middle, the midpoint of what sold climbs to $5.1M on mix alone. A stronger month for the middle of the market is still a real signal, just not a price signal.
Source: BeachesMLS, closed residential sales at $3M+, July and August 2026, one record per sale
Source: BeachesMLS, closed residential sales at $3M+
Boca Raton's Month
Boca Raton recorded 33 of the county's 83 closings, more than Palm Beach, Palm Beach Gardens, and Jupiter combined. Three of the seven fifteen-million-dollar sales closed there, led by the two inside Royal Palm Yacht and Country Club at $20M and $16.9M. The island of Palm Beach was second with 12 closings and carried the two largest.
Waterfront property accounted for 44 of the month's sales, just over half. July's share was nearly the same. Buyers at this level come for the water first, in August as in February.
Source: BeachesMLS, August 2026
Houses, Condominiums, and the Mix
Single family houses did nearly all of the work: 72 of the month's closings, a $5.2M median, and $1,101 per square foot. Condominiums recorded just 8 sales at a $4.3M median, with two townhouses and a villa completing the count. Eight condominium closings is a thin sample, so their $1,720 per foot says more about which buildings sold than about the market's level.
The premium itself held. Condominiums out-priced houses per square foot in July and did so again in August, even on the small count. What the month lacked was condominium supply changing hands at all, worth watching as the new tower generation moves toward its first closings.
The Slower Clock
The number that most separates August from July is time. The median August sale went under contract in 72 days, close to three weeks slower than July's 54. Pair that with firm closing ratios and the month explains itself: buyers took their time, then paid close to the asking price. Nothing in the record shows sellers capitulating to meet them.
September opens the run-up to the season, when the listings now on the market meet the winter's arriving buyers. The county enters that stretch with a thinner top tier than it had in early summer and a middle market that barely slowed. How that resolves is the question we track in our 2026 market outlook, and the early-fall closings will give the first answer.
Bottom Line
August was the quiet end of the summer in Palm Beach County: fewer closings, $552.1M in volume, and a slower path to contract. The prices that recorded held firm, the middle of the market stayed busiest, and Boca Raton had the strongest month of any market in the county. The pulse returns when September closes.
For buyers waiting on the season: The negotiating room in August sat almost entirely at the top of the market. The largest sales closed well under their final asking prices, while sellers below ten million gave up very little.
This pulse covers residential closings recorded in BeachesMLS at $3,000,000 or above in Palm Beach County for August 2026, with July 2026 as the comparison month. Each sale is counted once. When a closing appears under two MLS numbers because it was listed on a second board, the duplicate record is removed by matching address, close date, and close price. On this basis August recorded 83 closings and July 115. The July pulse as first published reported 122 closings from a dataset that retained seven cross-listed records, so July figures here run slightly below that report.
Medians are used throughout. Days on market and closing-to-list ratios are as recorded in the MLS, and community names are normalized from raw MLS subdivision records.
Sales data: BeachesMLS via the Spark API, pulled September 2, 2026.
This is market data, not investment advice.
