Insights & Intelligence

A Palm Beach Gardens home bought in 2025 pays 17.86 mills, about 1.79 percent of the price in year one: $89,304 on a $5 million purchase. Where each dollar goes, three worked bills, the Jupiter comparison, and the homestead cap.

The county's new construction rises as towers, and Caretta takes the opposite shape: five stories, shops below the homes, the beach on foot at Donald Ross Road. A format comparison with the completed Nautilus 220 in Lake Park.

Sixty percent of the county's luxury sellers never touch the asking price and close in 34 median days. The rest reduce, wait 150 days, and still concede the same discount in negotiation. Twelve months of closings through August 2026 show what a price reduction actually buys.

Nearly every barrier island on Florida's coast was built out. Jupiter Island was kept whole. The story of the Reed family's foresight, a town incorporated to protect a vision, and the gifts that placed both ends of the island in conservation forever.

The resort's owner builds 75 homes on its own grounds while Glass House sells 28 downtown, and the reported budgets overlap from $5M to $8M. The two projects, side by side.

The median $3M+ house sells for about the same on both islands. The land does not: roughly $39.8M per acre in Palm Beach against $10.9M on Jupiter Island, measured through July 2026. The numbers, the way of life and the club question, side by side.

Eight homes closed in Gulf Stream for a combined $57.3M, more than double the volume of Q2 2025, led by two Polo Cove sales above $11 million, with the typical sale under contract in under six weeks. For the smallest luxury market in the county, it was one of the busiest quarters in years.

Twenty-eight homes against a county pipeline of towers. What boutique scale buys at Glass House, what it honestly costs, and how the building reads beside the 75 resort residences across town.

The median house on Jupiter Island sold for $551 a square foot in 2016 and $2,085 in 2026. The supply never grew: about 512 houses, a median parcel of an acre, and conservation land on every side. The decade the market understood the island.

Ten closings against five a year earlier, six of them condominiums led by the boutique towers, with Pine Point's $6.5M on top and a same-day harbor sale beneath it. The county's value oceanfront has started to reprice.

Across 3,765 closings from 2021 through 2025, 36 percent of the county's luxury sales closed between April and June, and the peak month doubles the October trough, through a frenzy, a rate shock, and a repricing. This study measures the pattern and shows both sides how to plan around it.

Caretta offers the shortest wait in the county pipeline, with deliveries beginning in 2026. The delivery stage buyer walks a finished residence, reads the documents in the fifteen day window, and settles title early. The sequence, from gallery to keys.