In North Palm Beach County, a Home's Condition Now Matters More Than Its Address

Written by:

Alejandra Rodriguez

Date:

08 Jul 2026

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A year or two ago, almost anything listed in Jupiter or Palm Beach Gardens sold fast. Today, agents working those zip codes describe a market that has split cleanly in two: turnkey homes still move, while properties that need renovation sit. The dividing line is no longer just price or location; it is condition, and that has real consequences for both buyers and sellers.

Jack Zaborowski, a broker associate with eXp Realty who leads the Jack and Jill team in North Palm Beach County, says the pattern is unmistakable across the communities he covers, from Juno Beach to Tequesta to Palm Beach Gardens. Homes that are updated and move-in ready attract offers near asking price. Homes that need kitchens, roofs, or cosmetic refreshes linger, even in desirable locations.

The Numbers Tell the Story

The numbers support this. Zaborowski notes that inventory and days on market have both climbed, and the average sale price relative to list has dropped to about 93% – a meaningful slide from the 98–99% or over-asking deals that were routine during the pandemic surge. But that 93% figure is an average. Turnkey listings in strong communities still trade closer to list, which means dated properties are dragging the number down by selling at sharper discounts.

The split traces back to buyer psychology in a market where mortgage rates remain near 6.5%. After committing to a high purchase price and elevated carrying costs – property taxes in Palm Beach County reset to roughly 2% of the acquisition price, buyers have no appetite for a $150,000 renovation on top. They want to unpack boxes and start living. As Zaborowski puts it, “most people want the shiny object in one turnkey,” and “they’re willing to pay a premium for that.”

Sellers Face a Pricing Trap

This creates a pricing trap for sellers who have not updated. If a dated home is listed at the same per-square-foot price as the remodeled house two doors down, it will not get showings. If it is discounted enough to attract buyers willing to do work, the seller may net less than expected, especially because many of those value-seekers are savvy enough to factor renovation costs into their offer and push hard on price.

A counterforce is emerging, though. Zaborowski says some buyers, frustrated by builder markups on new and renovated homes, are choosing to buy dated properties and manage renovations themselves. They see the gap between what a fixer costs and what a turnkey commands, and they calculate that self-managed renovation can close that gap without paying a builder’s margin. This is not the majority of buyers, but it is a meaningful segment, particularly in the $1 million to $2 million range where every dollar of renovation cost compresses margins quickly.

Pre-Sale Updates Now Pay Off

For sellers, the implication is direct: in a market where properties that need work are the ones sitting longest, the return on pre-sale renovation has increased. A kitchen update or fresh landscaping that might have seemed optional in 2022 is now the difference between selling in 30 days and sitting for 120. That does not mean every seller should pour $200,000 into a gut renovation – over-improving relative to the neighborhood carries its own risk – but strategic updates to kitchens, bathrooms, and curb appeal are carrying more weight than they have in years.

New construction plays into this dynamic as well. While communities like Avenir are delivering new homes, Zaborowski notes their location is 25 to 30 minutes from the beach, a meaningful trade-off for buyers who moved to North Palm Beach County specifically for coastal access. That geographic gap means turnkey resales near Jupiter and Juno Beach face limited competition from new builds, reinforcing their premium. But it also sharpens the comparison for dated resales in those same coastal pockets: why buy a fixer near the beach when a brand-new home 25 minutes inland costs the same?

This Gap Will Persist

The tension will not resolve quickly. As long as rates stay elevated and buyers remain cost-sensitive after their down payment, the condition premium is likely to persist. Sellers sitting on homes that have not been updated since the mid-2000s face a choice: invest in the property before listing, or accept a discount that reflects the work the next owner will need to do. In this market, the address alone no longer carries the sale.

One segment appears insulated from this pressure. Zaborowski notes that luxury lifestyle communities, where membership fees alone can rival the price of a home in other markets, remain stable regardless of condition dynamics. The softening is concentrated in the broader resale market outside those gated enclaves, where buyers have more options and less urgency. That distinction suggests the condition premium matters most where competition among listings is highest, and buyers feel empowered to wait for the right property rather than settle.

About the Expert: Jack Zaborowski is a Broker Associate at eXp Realty, leading the Jack and Jill team across North Palm Beach County in South Florida and barrier island communities in South Jersey, with nearly two decades of experience in coastal luxury real estate.

This article is intended for informational purposes only and does not constitute legal, financial, or investment advice. The views and opinions expressed herein reflect those of the individuals quoted and do not represent an endorsement of any company, product, or service mentioned. Readers should conduct their own due diligence and consult qualified professionals before making any investment decisions.