DSCR (Investor Cash Flow) in Boca Raton, FL

Palm Beach County is performing more strongly than its headline inventory numbers suggest. Despite 12,890 active listings and an 87-day median days on market, prices have held — up 1.1% year-over-year to a median of $505,500 — and the 94.7% sale-to-list ratio reflects a bifurcated market where luxury properties transact at a discount while the sub-$600K segment remains competitive. The county has absorbed a significant wave of high-net-worth migration from the Northeast and Midwest, and that demographic anchor continues to support pricing floors.

West Palm Beach, Boca Raton, and Wellington are each operating as distinct sub-markets with different price dynamics. Luxury buyers above $2M are the most deliberate and rate-insensitive; the $600K-$1.2M move-up segment is where we see the most rate sensitivity and where seller-funded buydowns are most effective. The $806,500 conforming limit is a tool for the entry portion of the market; much of Palm Beach transactions require high-balance conventional or jumbo programs.

Palm Beach County has attracted a wave of private equity principals, hedge fund managers, and family office capital that relocated during and after the pandemic. These high-net-worth borrowers often have complex income structures — partnership distributions, carried interest, capital gains — that require jumbo underwriting with flexible income documentation. At the same time, the county's healthcare, education, and hospitality workforce creates steady conventional and FHA purchase volume at the lower end of the price spectrum.