Every owner asks the same question before listing: when is the right time? In Boca Raton and Delray Beach the answer is shaped by the season, when buyers from the Northeast, the Midwest and Canada are here in person, touring homes and making decisions. We looked at every closed sale in the communities we track to see when homes actually sold over the last twelve months.
What the numbers show
These are 1,067 closed sales from November 2025 through October 23, 2026 across the communities on this site in Boca Raton, Delray Beach and Highland Beach: East Boca waterfront neighborhoods, the country clubs, the luxury condo buildings and the newer GL Homes communities. Figures come from the MLS closed-sale feeds that power each community page.
| Month closed | Closed sales | Share of the year | Median sale-to-list |
|---|---|---|---|
| November 2025 | 54 | 5.1% | 93.4% |
| December 2025 | 68 | 6.4% | 93.7% |
| January 2026 | 80 | 7.5% | 94.3% |
| February 2026 | 81 | 7.6% | 93.3% |
| March 2026 | 110 | 10.3% | 94.5% |
| April 2026 | 114 | 10.7% | 94.5% |
| May 2026 | 126 | 11.8% | 96.2% |
| June 2026 | 140 | 13.1% | 94.2% |
| July 2026 | 92 | 8.6% | 95.3% |
| August 2026 | 75 | 7.0% | 95.0% |
| September 2026 | 92 | 8.6% | 95.0% |
| October 2026 (through Oct 23) | 35 | 3.3% | 94.5% |
Sale-to-list is the final sale price divided by the last list price. October is a partial month.
Why closings peak in spring
March through June accounted for 490 of the 1,067 closings, about 46% of the year. A typical luxury purchase closes 30 to 60 days after the contract is signed, and longer when there is a club approval, a condo association approval or a renovation to plan. So a June closing usually started as a showing in March or April, when seasonal residents are still here and out-of-state buyers fly in to see homes before summer.
The quietest stretch is November through February, when 283 homes closed, about 27% of the year. That is not a sign of weak demand. It is when buyers are arriving, touring and comparing. The homes that are already on the market, finished and properly presented in January are the ones they compare.
Price held steady all year
The median sale closed between 93% and 96% of the last list price in every month. In other words, sellers who priced well did about as well in August as in April. What changes with the season is the number of buyers who see a home in person, and that is what shortens the time on the market and gives a seller more than one offer to choose from.
A practical calendar for sellers
| When | What to do |
|---|---|
| September to October | Walk the home with Ricky, decide on repairs, paint and landscaping, and book contractors before the season fills their calendars. |
| November | Order a pre-listing inspection, gather permits, the survey, the elevation certificate and insurance information. Club and association documents too. |
| December | Professional photography, drone and video while the light is clear and the landscaping is full. Set the price from the most recent closed sales. |
| Late December to January | Go live on the MLS, Zillow, Realtor.com and our own sites, and in front of agents who bring seasonal buyers. |
| February to May | Peak showing season. Most contracts for spring and summer closings are signed here. |
| June to August | Closings. Good timing for owners heading north for the summer. |
Is summer or fall a bad time to sell?
No. 259 homes closed from July through September, with sale-to-list prices as strong as any other month. Summer buyers are often more serious: families relocating before the school year, buyers who saw the home in spring and came back, and owners trading within Boca Raton and Delray Beach. With fewer homes on the market, a well-priced listing can stand out more in summer than in March.
Timing your own sale
For many of our sellers the right time is not set by the calendar at all. It is a move closer to family, a club they no longer use, a downsize, or settling an estate. When the decision is personal, the goal is to prepare well and present the home properly whenever it comes to market. The season simply rewards owners who are ready a few weeks earlier.
