You won’t believe this one chart – it goes against everything you’ve heard about our Delray Beach real estate market.
I’ll get to that later, but first…
I have three ideas to share regarding Delray Beach real estate:
- Active Listings continue to crash.
- Months of Supply is knocking on a new seller’s market door.
- The time it takes to sell a property continues to go up.
Look at the new Active Listings chart below. As you can see, active listings peaked in April of this year. Since then, it’s fallen five consecutive months from 2,200 to 1,804. That’s a 380 unit drop in just 5 months or 17 12%.
But here’s the thing, a lot of consumers still have a bias towards the 2022 market. Three years ago, things were different. It was changing from a seller’s market into a buyer’s market. With falling supply, we’re starting to knock on the door of another new seller’s market.
Now – Month of Supply. As you can see below, it peaked in April. And as Active Listing has fallen since then, so has months of supply. In fact, it’s down 25% over the last 5 – 6 months and is also knocking on the seller’s market door.
What does that mean? Anything under 6 months of supply is a seller’s market. As we continue to see supply falling, we could see seller confidence shift – get more bullish – as we get closer to 2026. This year Delray Beach real estate saw lots of price drops. But now, as supply is falling, sellers could start to firm up their pricing.
I’ve been talking to agents around Palm Beach County. As we start the fourth quarter, they’re saying the same thing – there’s an uptick in demand happening right now. Our websites are getting more inquiries than we’ve seen in the last 120 days. Our phones are ringing. Demand is up and we’re seeing a shift as we near the high selling season.
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Two Delray Beach Real Estate Charts You MUST See
Now, Days On Market (DOM). There’s a long-term trend you can see below.
In June 2023, it only took 23 days for properties to sell on average. That’s back when there were multiple offers and it was a different market. Since then, it’s been an uphill slog for the last almost 2.5 years. It went from 23 DOM to 70 days, today.
So, it’s taking 2.5 months to sell property where just a few years ago it was taking a third of that time.
So, Days on Market is at the highest it’s been in years – good for buyers. Months of Supply and Active Listings are falling – good for sellers. Right now, neither side of the Delray Beach real estate market is taking control. It’s going to take more time to sort through the data.
Next is median price sold data in the Greater Delray Beach real estate market. This is the second month where monthly figures are in negative territory. For September this year versus September last year, you can see median prices down 2.2%. And on a year-over-year basis, it’s the first time in 2025 we’ve seen negative comparison as well. It’s down 2.8%.
To begin this essay I told you I had a chart that is going to shock you. Let’s look at it.
This is the last 3 years median sold price for Greater Delray Beach real estate. As you can see in this chart, prices have hovered between $300k – $400k.
In November 2022, it was $394k. Today, it’s $399k. In essence, Delray Beach real estate prices have not moved for three years. They’ve flatlined. Tell that to your friends at the next cocktail party and watch their eyes roll as if you’re nuts.
So, if you’re thinking about selling, you need to look at the data closely. Look at the specific market information for your neighborhood. If you think you’re just going to sell it higher today than it was three years ago, I just showed you why that’s not a good idea. Prices haven’t moved in that period.
If you’re a buyer, don’t be the person that’s going to call to me in December saying, “John, I wish you would have told me the best time to buy was in July when there was less demand, when mortgage rates were coming down, and when supply was still in orbit.”
This data is to help you make good buying and selling decisions. Use it to you benefit.
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Is Delray Beach Real Estate Once Again a Seller’s Paradise? For the last 20 months its been a buyer’s market. But one metric at a time the Delray Beach real estate market is showing signs it’s leaning toward sellers. It’s not conclusive, but change is in the air. I delve into what I consider are the most important data points and tell you a about this unfolding Delray Beach real estate story…
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