This Boca Raton and Delray Beach luxury market report for January 2026 reveals two very different stories unfolding across South Florida’s most coveted communities — and understanding the nuance between them could be the difference between a well-timed move and a missed opportunity.
According to the latest data from the Institute for Luxury Home Marketing, the single-family luxury market held steady in balanced territory during January, while the attached home (condominium and townhome) market shifted further into buyer-favorable conditions. For anyone considering a purchase or sale in South Florida’s most coveted communities, the data offers both reassurance and a call to act strategically.
Single-Family Luxury Homes: Balanced Market with Strengthening Demand
The luxury single-family market—defined by the Institute’s benchmark price of $1.2 million and above—entered 2026 on firm footing. With 606 active listings and 111 closed sales in January, the market registered an 18% sales ratio, placing it squarely in balanced market territory.
What makes this especially noteworthy is the year-over-year trajectory. Sales volume jumped 19% compared to January 2025, even as overall inventory dipped by 4%. That combination—rising demand against a gently contracting supply—suggests that well-priced, well-presented luxury homes are finding buyers with increasing efficiency.
Key Single-Family Metrics at a Glance
The median luxury sales price for single-family homes came in at $2,027,972, essentially flat compared to last January’s $2.05 million—a modest 1% variance that signals pricing stability rather than decline. Homes sold at a median of 94.56% of their asking price, nearly identical to the prior year’s 94.83%, confirming that realistic pricing remains the key to closing. The median time on market was 54 days, just one day longer than January 2025.
One metric that deserves particular attention: the sale price per square foot rose 5% year over year, climbing from $584 to $612. Even as headline prices held relatively steady, the value per square foot of luxury living in Boca Raton and Delray Beach continued to appreciate.
Where Is the Strongest Demand?
The most active price band in January was $1.5 million to $1.7 million, where the sales ratio hit an impressive 45%—firmly in seller’s market territory. This price range represents the entry point to Boca and Delray’s most desirable single-family luxury neighborhoods, and it’s where competition among buyers remains fiercest.
At the other end of the spectrum, the ultra-luxury tier above $8.7 million showed more measured activity, with ample inventory and selective buyers—a dynamic that presents unique opportunities for those with patience and vision.
Attached Homes: A Buyer’s Market with Genuine Opportunity
The luxury attached-home market—condominiums and townhomes priced at $500,000 and above—is telling a fundamentally different story. With 591 active listings and just 47 sales in January, the sales ratio stood at 8%, placing this segment firmly in buyer’s market territory.
Year over year, inventory contracted by 13% while sales declined 18%. These numbers reflect a market in transition—buyers have substantial choice and negotiating leverage, but they’re also exercising caution, taking more time to evaluate their options.
Key Attached-Home Metrics at a Glance
The median luxury sales price for attached homes rose to $1,060,000, a 5% increase over January 2025’s $1.01 million. Despite softer demand, the properties that did close commanded stronger prices—a sign that quality and location continue to be rewarded, even in a slower market.
The most striking year-over-year shift was in days on market, which jumped from 30 days last January to 70 days this January—a 133% increase. Buyers in this segment are being deliberate, and sellers must be prepared for a longer timeline. Homes sold at 94.64% of list price, virtually unchanged from last year, indicating that while the market has slowed, it hasn’t experienced significant price erosion at the point of sale.
What This Means for Buyers and Sellers in 2026
If You’re Considering Selling a Luxury Home
For single-family homeowners, January’s data is encouraging. The market is absorbing inventory at a healthy pace, and the 19% year-over-year increase in sales volume suggests that buyer confidence is strengthening as we enter the heart of season. The key to maximizing your outcome? Pricing with precision. Homes priced within the market’s sweet spot are moving; those priced aspirationally are languishing. Working with an agent who understands the micro-market dynamics of your specific community—not just broad regional trends—is more important than ever.
For attached-home sellers, the landscape requires more patience and strategy. A 70-day median time on market means that your first impression—staging, photography, marketing narrative—must be compelling enough to sustain interest over weeks, not just days. The good news: the properties that do sell are achieving strong prices relative to list.
If You’re Considering Buying
For buyers eyeing single-family luxury homes, the balanced market offers a window of opportunity—but not an unlimited one. The $1.5M–$1.7M range is particularly competitive, and well-positioned properties in this band are drawing multiple interested parties. If you’ve been watching and waiting, the data suggests that the early months of 2026 may offer your best chance to act before the market tips further toward sellers.
For buyers in the attached-home market, January’s 8% sales ratio is a clear signal: the leverage is yours. With nearly 600 luxury condominiums and townhomes on the market, there’s room to negotiate, to be selective, and to find the property that truly fits your lifestyle—whether that’s an oceanfront residence, an Intracoastal retreat, or a walkable downtown address.
Looking Ahead: What to Watch This Season
As we move deeper into South Florida’s peak real estate season, several factors bear watching. Interest rate decisions, insurance market developments, and the continued influx of out-of-state buyers—particularly from the Northeast and Midwest—will all shape the months ahead. The 13-month trend data shows inventory levels stabilizing after last year’s mid-year dip, and the rebound in single-family sales is an encouraging sign of market vitality.
Whether you’re drawn to the timeless appeal of a waterfront estate in Royal Palm Yacht Club, the refined coastal living of Highland Beach, or the vibrant energy of a downtown Delray Beach condominium, this market rewards those who move with both confidence and informed strategy.
Ready to explore what’s possible?
I’d welcome the opportunity to share a personalized market analysis for your property or help you navigate the opportunities this market has to offer. Contact me at 561-288-0170 or visit MaureenHarmonayHomes.com to start the conversation.