What Is Listed Right Now
Start with the count. The shelf at one million dollars and up holds 1,626 homes between one and three million and 381 between three and five. Another 310 ask between five and ten million, and 237 ask ten million or more. The ladder narrows hard. For every home asking ten million or more, nearly seven ask between one and three million.
The product mix narrows with it. In the entry tier, 1,078 of the listings are houses and 465 are condominiums or co-ops, roughly a seventy-thirty split once townhomes are counted. At ten million and up, 211 of the 237 are houses. The top of this market is a house market. Almost every condominium that crosses that line is new construction on the West Palm Beach waterfront or oceanfront in Palm Beach. Per the segmentation law this desk follows, the two products are counted separately and never averaged together.
Our archive of the regional MLS feed, counted October 6, 2026. Footprint runs Boca Raton to Jupiter Island. One cabana record is counted with the townhomes and villas
Our archive of the regional MLS feed, Boca Raton to Jupiter Island, cross-listings removed. Asking prices, not values. Town rows count by listing city, so island homes filed under mainland addresses sit with their filing town rather than the island.
Where the Inventory Sits
Boca Raton carries the deepest shelf in the county at every rung up the ladder, with 527 listings at one million and up and 207 at three million and up. West Palm Beach sits second at three million and up with 130, a count the new downtown towers keep refilling. The island of Palm Beach holds 55 of the county's 237 ten-million-and-up listings, the largest single concentration at the top.
The famous enclaves barely register in a raw count, and that is the point of them. Manalapan shows nine listings at one million and up, Gulf Stream ten, and Jupiter Island ten, eight of which ask ten million or more. In the gated club communities, the listed shelf is thinner still, because so much trade happens before a listing exists. Our private club hub tracks those markets club by club.
Our archive of the regional MLS feed. The island of Palm Beach understates its true shelf because part of its market lists only on the town's own board, which this feed does not carry
How Much Is Already Under Contract
A shelf count says nothing about demand until you set the pipeline beside it. Across the footprint, 825 homes at one million dollars and up sit under contract today, either pending or accepting backups. The ratio falls as the price climbs. In the entry tier, one home is under contract for roughly every three listed. At ten million and up, the ratio is one for every seven, with 32 homes in the pipeline against the 237 on the shelf.
That falling ratio is the market's metabolism in one line. Entry-tier homes face real competition from buyers, while the top of the ladder holds patient sellers waiting on a thin pool. The under-contract column in the supply table below carries the full ladder.
What Never Reaches the MLS
Every number above counts listings, and at the top of this market listings are not the whole market. Behind the gate at Lost Tree Village, the county deed record shows 110 qualified sales of a million dollars and up over five years while the MLS shows 61. The difference, 49 sales carrying $342M, closed with no listing at all, per the Palm Beach Luxury Private-Sale Index. Those quiet closings are 45 percent of that community's sales and 39 percent of its dollars. Our study of the off-market county measures the same gap community by community.
New communities can run even quieter. Per the Palm Beach Luxury Deed Census, Atlantic Fields in Hobe Sound recorded 144 qualified closings for just over $1.01 billion through the September 2026 county files. Not one of them has an MLS closing behind it. In the Town of Palm Beach, about 21 percent of the dollars since 2021 closed privately, and above fifty million nearly every sale closes on no board at all. The island also trades on two boards, and reading the regional feed alone misses about 22 percent of its open-market sales. The shelf this report counts is the visible market, and the visible market understates the real one.
County deed records read against MLS closings, per our Lost Tree Village market report and the hidden market study.
How Long Would the Shelf Take to Sell?
Months of supply turns the count into leverage. Divide the listed homes by the pace at which the market closes them, and the result is how long the shelf would last if nothing new arrived. Over the twelve months through September 2026, the footprint closed 5,225 recorded sales at one million dollars and up. Against today's shelf, the entry tier carries 5.0 months of supply. The figure climbs to 6.9 months from three to five million, 8.9 from five to ten, and 13.0 months at ten million and up. Our months-of-supply explainer covers how to read the number in a negotiation.
Two honest cautions ride with the arithmetic. Every shelf figure here is an asking price, and asking prices are claims rather than values. And the shelf is seasonal. Listings build from late September into the winter social season, when the county does most of its business. An October count is the early shelf rather than the full one. Our companion study of when Palm Beach County actually sells maps that calendar month by month.
Our archive of the regional MLS feed, October 6, 2026. Closings deduplicated on address, close date and price. Under contract counts Pending plus Active Under Contract
- $1M to $3M, 5.0 months
- Textbook balance, 6 months
- $3M to $5M, 6.9 months
- $5M to $10M, 8.9 months
- $10M and up, 13.0 months
Our archive of the regional MLS feed, counted October 6, 2026. Closings deduplicated on address, close date and price.
What This Means If You Are Buying or Selling
For a buyer, the ladder reads two ways at once. Below three million dollars, five months of supply and a heavy pipeline mean good homes draw competition, so speed and clean terms win. Above ten million, thirteen months of standing supply hands you time and negotiating room on the listed shelf, but the listed shelf is not the full selection. The quietest inventory never lists at all, which is why the first call we make on a search is to the off-market ledger, not the portal.
For a seller, the same table is a pricing discipline. A tier carrying a year of supply punishes a stretch number, because your buyer can compare you against two hundred alternatives and wait. How to set the number itself is its own craft, covered in our pricing strategy study and in the seller's almanac. Timing matters nearly as much as price, and our study of how long the ten-million-dollar sale takes follows that clock from list to close. The tier table, not the neighbor's asking price, is where a serious listing conversation starts.
Bottom Line
The county's for-sale market is wide at the entry and narrow at the top, and the narrowing is steeper than most shoppers expect. Supply climbs from five months in the entry tier to roughly a year at the top, which hands patience to top-end buyers and a pricing discipline to top-end sellers. The visible shelf still understates the real market, because behind the gates a large share of sales closes with no listing at all. Read the tier table before you read a single listing.
For buyers and sellers weighing the shelf: Check the supply in your tier first, then ask what is trading quietly beside it. Tell us which line you want pulled, and the desk will run it against the record.
Counts: active, pending and under-contract residential listings and recorded closings from our archive of the regional MLS feed. The archive was read October 6, 2026 and synced through October 5, 2026. Actives are deduplicated on address and asking price, closings on address, close date and price, so a cross-listed property counts once. Active means available for sale. Under contract counts Pending plus Active Under Contract statuses.
Footprint: the Palm Beach County markets from Boca Raton to Jupiter, plus Jupiter Island and the Atlantic Fields PUD in southern Martin County. This matches the footprint our desk covers.
Pace: recorded closings at one million dollars and up, October 2025 through September 2026, the last twelve complete months. The archive's coverage of that window was re-pulled whole from the feed on October 6, 2026 and every month in it holds between 276 and 587 recorded closings. Months of supply divides the active count by one twelfth of the window's closings. The window blends a strong season and a slow summer, which is the point of using a full year.
The $1M to $3M tier is counted with the product split shown. No median or price figure is computed from the archive below three million dollars, per the segmentation law this desk follows. Tier counts use asking prices for actives and recorded prices for closings.
Understatement: the island of Palm Beach lists part of its market only on the town's own board, which our feed does not carry, so its counts here are floors. Off-market shares cited in the quiet-market section come from the Palm Beach Luxury Private-Sale Index and Deed Census, which read county deed records against MLS closings. Every claim there links its study.
This is market data and public record analysis, not investment advice. The shelf moves daily, and this page is updated in place rather than republished.
Our archive of the regional MLS feed (Beaches MLS records via direct feed access), counted October 6, 2026.
The Palm Beach Luxury Private-Sale Index and the Palm Beach Luxury Deed Census: county deed records read against MLS closings, per the linked studies.
Palm Beach Luxury: the hidden market study, the Lost Tree Village market report, the Atlantic Fields deed census, and the two-boards study of the Town of Palm Beach.
