Episode 3 · Transaction Data, Bidding Wars & ValuationsUpdated 2026
Hillsboro Beach Housing Market: Prices, Days on Market
Hillsboro Beach trades slowly, because nearly every unit in town is held and only a thin slice comes to market in a given year. This page shows what the recent sales say: most homes closed well under their first asking price, sellers who cut waited far longer, cash paid for most of it, and live supply is shrinking through listings pulled rather than sold.
Median sale price
$525,000
+1.6% vs the prior 52 weeks
All homes, 52 weeks to 15 September 2026, n = 81
Median days to contract
74 days
-5 days vs the prior 52 weeks
All homes, from listing to contract, not to closing, 52 weeks to 15 September 2026, n = 81
Sale vs. original ask
87.5% of the original ask
-1.4 pts vs the prior 52 weeks
Median of each sale price as a share of its original asking price, all homes, 52 weeks to 15 September 2026, n = 81
Homes for sale now
59
70 a year earlier
All homes for sale, weekly count for the week of 13 September 2026
💡 Key Insights & Takeaways
- In the year to 15 September 2026 there were 82 closings at a median closing price of $525,000, or $500,000 on the condo and co-op stock alone.
- 79.3% of trailing-year closings were paid in cash, and 86.2% of 2026 closings so far, while the cash share on the co-op side runs 97.6%.
- The median trailing-year closing took 73 days from listing to going under contract, but for relisted sales the median run from the first listing to contract was 458 days.
- Across all the closings this page covers, listings that cut the price took 133.5 days to reach a contract, against 25.5 days for those that never cut.
- At the weekly count on 13 September 2026, 59 homes were for sale and 4 were under contract, which is 47.9 weeks of supply at the pace of the last quarter.
The share of Hillsboro Beach sales closing below the original ask reached 95.1% in the year to 15 September 2026, and the median seller gave up 12.0% of that ask against 10.1% across the two years before. Prices did not collapse. The asking price stopped being information.
At a glance
Five figures that decide what you write on an offer, for the year to 15 September 2026.
| What it is | Value | How it is measured |
|---|---|---|
| Closings in the trailing year | 82 | Close date, not list date, decides the window. n=82 |
| Median closing price | $525,000 | All property types, n=82. Condominium and cooperative alone: $500,000 |
| Share closing below the original ask | 95.1% | n=82. Measured against the original ask, not the last one |
| Median days from listing to going under contract | 73 days | List-to-pending, n=82 |
| Homes on the market at the latest count | 59 homes | Latest weekly stock count, 13 September 2026 |
What sells in Hillsboro Beach, and how much of the town trades?
Very little of it, and that is the first thing to understand. 3.7% of the town's 2,213 residential parcels changed hands in the trailing year — 82 closings — against 146 across the twenty-four months before. Across the whole scope period, turnover runs 26.4%, or about 4.0% a year. The market you can see at any moment is a thin slice of a town where nearly everything is held.
Volume itself is steady rather than falling. Closings ran at 6.8 a month across the trailing year against 6.1 a month across the baseline. What moved was not how many sold, but on what terms.
Count the right thing. The sales data behind this page holds 895 listing sequences across 734 distinct properties, and one sequence is one marketing attempt, not one home. Repeat sales are never removed. Turnover above runs against parcels: 2,213 residential parcels, which carry 2,215 recorded dwelling units, with 2,512 units across every parcel in the assessment data. Any "how many homes" statement names which of the three it counts, and this page counts parcels for turnover and sequences for listings.
Of every listing attempt in scope, 75.9% ended in a sale. The other quarter came off the market without one.
What do Hillsboro Beach homes actually sell for?
The median closing price across the trailing year was $525,000, against $537,946 across the twenty-four-month baseline. On the condominium and cooperative stock alone — which is what almost everybody here is buying — the median was $500,000.
Price per square foot is where the story changes. The median was $399 across the trailing year against $460 across the baseline. That rate is computed on 60.6% of closings, 409 of 675, because living area is not recorded on the rest, so the observation count behind it is smaller than the closing count beside it.
The long-run direction is a pair of numbers, and they disagree. Across the trailing fifty-two weeks the median close ran $525,000 against $516,750 in the fifty-two weeks before — up 1.6% — while the median price per square foot ran $404.80 against $467.40, down 13.4%. On the condominium and cooperative cohort alone the same pair reads −0.6% on the median close against −7.6% on the rate. That is a change in what sold, not a change in prices. The median home that traded got bigger, so the headline price held up on size rather than on value. Both halves of that pair travel together and neither is reported alone. It is backward-looking over two completed years and it is not a forecast of anything.
Do Hillsboro Beach homes sell above or below the asking price?
Below, almost without exception. In the trailing year 95.1% of closings came in under the original ask and 2.4% came in above it. The median seller gave up 12.0% of what they first asked, against 10.1% across the baseline — the concession widened by nearly two points.
Pricing, trailing year against the twenty-four-month baseline, at 15 September 2026. Every figure below is a median, and the rate rests on the 60.6% of closings that carry a living-area figure.
| Measure | Baseline | Trailing year |
|---|---|---|
| Median closing price | $537,946 | $525,000 |
| Median price per square foot | $460 | $399 |
| Median discount to the original ask | 10.1% | 12.0% |
Cutting the price is not the way out of that. Across every in-scope closing, 38.8% cut the ask before going under contract and the median cut among those was 7.1%. The ones that cut took 133.5 days to reach a contract against 25.5 days for the ones that never did. The weekly market data reads the same pattern from its own angle on the trailing year: listings that cut closed at 83.8% of the original ask after 192 days from listing to closing, against 92.5% and 78 days for listings that never cut. A cut is a signal that the first number was wrong, and the clock had already started.
Three closings from the trailing year, described by their attributes because no web page here carries a property identifier:
- An ocean-to-Intracoastal estate, one of the newest houses in the town, closed at $42,000,000 — 112.0% of its ask — having last changed hands at $20,000,000 in 2021. Its first listing attempt was cancelled before the second one sold. It sits in a cohort of ten recent closings, so it is directional and it drives no headline on this page.
- A large stacked unit in a 1980s oceanfront building ran through six listing attempts across 1,774 days before it closed at $815,000.
- A large unit in one of the newer buildings closed at $1,300,000, a 34.8% discount to its first ask — the widest gap between asking and getting anywhere in town across the year.
- A large stacked unit in a 1980s oceanfront building ran through six listing attempts across 1,774 days before it closed at $815,000.
- A large unit in one of the newer buildings closed at $1,300,000, a 34.8% discount to its first ask — the widest gap between asking and getting anywhere in town across the year.
How long does a Hillsboro Beach home take to sell?
Seventy-three days from listing to going under contract, at the median, across the trailing year — against 69 days across the baseline and 63 days across every in-scope closing. That figure is list-to-pending, from the day a home is listed to the day it goes under contract, not to the day it closes.
The clock a buyer can see is not the clock the property has been running. Almost half the trailing year's closings — 48.8% — had been listed before, against 35.6% across the baseline. For those relisted sales the median run from the first listing to contract was 458 days. The seventy-three days on the listing that finally sold is the last chapter of a much longer book, and the total give-up from that first-ever ask runs to a median 15.1%.
There is a cohort that never got there at all: 84 sequences have been relisted at least once and have still not closed, with a median 868 days since their first listing. Relisted properties are pre-selected for difficulty — a sequence reaches a second attempt because the first one did not work — so every comparison here is descriptive and none of it is causal.
The fast lane still exists but it is narrow: 14.6% of the trailing year's closings went under contract inside fourteen days. And the record shows one clean split — closings on a property carrying a recorded renovation reached a contract in 41 days against 67 days for those without.
Cash is how this stock is bought. 79.3% of the trailing year's closings were paid in cash, 86.2% of 2026 closings to date, and 68.0% across every in-scope closing. On the cooperative side it runs 97.6%. Cash here is not a negotiating lever so much as the ordinary way a sixty-year-old stacked unit changes hands. On the seller side, 31.7% of in-scope closings were on a parcel carrying a homestead exemption, so most of what sells was not somebody's primary home.
What is on the market in Hillsboro Beach right now?
Fifty-nine homes, and four under contract, at the latest weekly count on 13 September 2026. At the pace of the last quarter that is 47.9 weeks of supply — close to a year of other people ahead of you — and a pending ratio of 0.068.
What is live, and what it is asking, at 13 September 2026. Stock counts are parcels; the ask and cut figures are listing rows, and three parcels carry two live listings each.
| What it is | Value | How it is measured |
|---|---|---|
| Homes on the market | 59 homes | Stock count at week 0 |
| Homes under contract | 4 homes | Stock count at week 0 |
| Weeks of supply | 47.9 weeks | At the recent quarter's pace |
| Median asking price of live listings | $798,500 | n=62 listing rows. Quartiles $520,000 to $1,198,749 |
| Live listings already cut from the original ask | 37.1% | 23 of 62 listing rows |
| Median days active among live listings | 102.5 days | Days active, not days on market |
Supply is turning, not falling. Active stock stands at 59 homes against 69 thirteen weeks ago, down 14.5%, but it is up by one home against four weeks ago. The season alone expected a rise of 3.4% over those thirteen weeks, so the trend sits about 17.9 points below the seasonal path. Read that as a market losing listings faster than the calendar predicted, not as a market being cleared out.
And it is being cleared out by withdrawal rather than by sale. Against the same thirteen weeks a year earlier: active stock 59 homes against 70, pending 4 against 10, new listings identical at 32 against 32, contracts 7 against 18 — a 61.1% fall — closings 16 against 15, and listings leaving the market unsold 31 against 30. Of every exit from the market in that quarter, only 34.0% was a sale: 16 closings against 31 listings that gave up. Sellers are withdrawing more often than buyers are signing.
Supply piles up above a million dollars. The $1–2M band holds 21.0% of the actives against 12.2% of the closings, and the $5M-and-over band holds 12.9% against 6.8%. Together that is roughly a third of what is for sale against a fifth of what sold. The $2–3M band holds no live listing at all. Under a million, the gap between hope and outcome is direct: the median ask is $562,450 against a median recent close of $450,000, 25.0% above.
Two live listings show the ends of it, described by attributes only: the longest-sitting one has been on the market 504 days and now asks $584,900 against an original $689,000, and the most expensive asks $46,000,000 after 110 days active. Neither is a recommendation, and no property on this page is identified.
When should you list or buy in Hillsboro Beach?
The seller's window and the buyer's window sit at opposite ends of the same winter, and they overlap in one month only.
Seasonal read across six complete calendar years, 2020 through 2025.
| Question | Answer | What it rests on |
|---|---|---|
| Best months to list | February through April | Cohort outcomes and contract share across six complete years |
| Best single month to list | March | Median 95.3% of the original ask, 10.7% above ask, 27.5 days to the off-market date, pending ratio 0.362, across 56 sales from 96 pooled listings |
| Months to avoid listing in | October, then July, with December tying July | October is the slowest cohort in the calendar at 92 days to the off-market date; July is the worst on sale-to-list at 90.1% |
| Best months to buy | December through February | Least competition; the pending ratio is at its lowest across those months |
| Months where contracts outrun new listings | January, February, March, June, August and December | Widest in January at +2.02 points and March at +1.86 |
February sits in both ranges, for opposite reasons. And the quietest listing month is the one that clears best: August takes 5.1% of the year's new listings, fewer than any other month, and its cohort has the highest sold share of the calendar at 68.0% across 50 listings.
The season is directional, not a rule. These ranges rest on six complete calendar years, so they are not a single-year read, but the monthly stock index behind them is not stable from year to year, and the ranges lean on the cohort and contract measures as much as on that index.
If you are selling, the calendar is a cheaper advantage than a price cut — the cut costs nine points of ask and a hundred and fourteen extra days, and the month costs nothing. If you are buying, the quiet end of the year puts more in front of you and fewer people beside you.
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