The worst question to ask a Realtor is ‘How’s the Market?!” WHY?
In today’s update I will show data on 3 separate Delray Beach real estate markets to help you understand why asking general questions isn’t helpful to you and why thinking hyperLocal is key to figuring out how a market is doing.
- First is Delray Beach real estate market
- Then the downtown Delray market
- Then the luxury beachside market
- The Greater Delray Beach Real Estate Market Stats – Regular viewers know my Big Idea for our 2026 Delray Beach real estate market is about the rising # of sales I expected this year. So far, this idea is playing out well.
- First look at the overall Delray Market. YTD Sales are up almost 5% YOY – from 1404 in 2025 to 1466 this year.As you can see on the Big Board, the median price is up 2.5%, while DOM is down over 12.5%. The big data point is the crash in absorption rate – down almost 22% YTD. That means supply is crashing.Look at the Active Listing chart. Yup, supply is down over 26% in the last year
The Downtown Delray Beach Real Estate Market Stats
- Sales are up 6% from 149 unit sold YTP last year to 158 units sold this year.
- Look at its Big Board – the median price is up almost 20% YOY from $673k to $806k! That’s impressive. And downtown’s Absorption rate is also down 24%
- Here’s the Active Listings. You can see supply is down 22.5% over the last year.
- Now the STL Ratio. It’s like greater Delray I showed earlier but even better for sellers. Look, it was 89 a year ago, and today 94! So buyers are only getting a 6% discount compared to 11% a year ago.
- The Delray Beach Real Estate Luxury Market – beachside 33483
- Now here are two charts you should focus on:
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- The first one shows Sales in the Luxury market. Look at the total sales up 23%. Now look at the # sales over $5M – up 137%The 2nd chart shows luxury sales in greater Delray Beach. Look at this – total luxury sales are only up 4%, but over $5M sales are up 147%. But let’s look at more data here.
- Sales between $1.7 – $1.8M are up 266%Sales between $1.9 – $2M are up 75%Sales between $3.2 and $3.5M are up 86%Sales between $3.75 and $4M are up 150%Have a look at the other categories that are up impressive %’s
- And look at the Median LIST price for the luxury market – last month is soared to over $2M compared to the low $1M range all last year.
- The first one shows Sales in the Luxury market. Look at the total sales up 23%. Now look at the # sales over $5M – up 137%The 2nd chart shows luxury sales in greater Delray Beach. Look at this – total luxury sales are only up 4%, but over $5M sales are up 147%. But let’s look at more data here.
So, as you can see, it’s nearly impossible to answer the question, “How’s the real estate market doing?” If I knew the overall Delray Beach real estate market, I’d say one thing, but for the beachside luxury market the answer and tone would be a lot different.
That’s why you will find me asking you “What Market?” Luxury? East Delray? West of I95? Downtown? IT MATTERS!
BONUS #1
In my weekly newsletter I follow South Florida’s real estate supply like a bald eagle – super close. And as you can see, supply is now down 44 of the last 57 weeks. This is a gigantic trend you won’t hear or read about in mainstream media. As a matter of fact, today’s supply is 52,158. One year ago it was 56,210. That’s a 7% drop. Not huge, but the psychologic effect of supply falling week after week after week is helping seller confidence in today’s market.
Bonus #2 – we are now officially in hurricane season! Knowing this, the best Delray Beach real estate advice I give every year is this, this is the best time of the year for home buyers! (But not enuf people take advantage of this proven advice) Between NOW and October, this is when the least amount of people come to Florida. This is the least competitive time of the year. People stay away from our hot, nasty, muggy, mosquitos-ridden, rainy storms. They watch it from their TV’s up north. This is when sellers get nervous about the lack of demand… and tend to drop their price to match the small number of buyers.
So don’t let our weather fool you. Don’t let rain keep you away. Get yourself down here while others won’t. The next 4.5 months is prime buying season!
Get the latest Delray Beach real estate market update for June 2026. See why current supply and sales data change how you value homes. This update breaks down the current state of the Delray Beach real estate market by analyzing recent sales activity and inventory levels.
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