Delray Beach Non-HOPA Condominium Market Update – July 2026

If you are considering buying or selling a condominium in Delray Beach, understanding current market conditions is an important step toward making an informed real estate decision. Condominium buyers and sellers must evaluate not only the individual unit, but also the financial position, physical condition, governing documents, and future plans of the condominium association.

I’m Tom Dunphy Realtor, a licensed Florida real estate sales associate with Fulton Grace Realty. I am also Thomas J. Dunphy III, State-Certified Residential Real Estate Appraiser RD8755, owner of APPRAIS.

Through TomDunphySellsRealEstate.com, I publish local market updates combining current MLS statistics with professional insight developed through more than 28 years as a Certified Residential Appraiser and approximately 19,000 completed residential appraisals.

This report analyzes Delray Beach condominiums that were not marketed as Housing for Older Persons Act, or HOPA, communities. Properties marketed with HOPA or 55-plus restrictions were excluded from the analysis.

What Does Non-HOPA Mean?

HOPA stands for the Housing for Older Persons Act. Certain Florida condominium communities operate under HOPA requirements and are marketed for occupancy by persons 55 years of age or older.

This market update focuses on condominium communities that were not marketed with a HOPA or 55-plus restriction. Buyers should still review the governing documents, application requirements, occupancy rules, rental restrictions, and other association requirements for each individual condominium project.

Delray Beach Non-HOPA Condominium Market Overview

The Delray Beach non-HOPA condominium market remained generally stable as of July 2026, with mixed indicators.

The total number of settled sales increased during the current six months when compared with the prior seven-to-twelve-month period.

There were 266 settled sales during the current six months, consisting of 139 sales during the prior four-to-six-month period and 127 sales during the current three-month period. This represents an increase of 86 sales compared with the 180 sales reported during the prior seven-to-twelve-month period.

Although the six-month total increased, settled sales declined from 139 during the prior four-to-six-month period to 127 during the current three-month period.

The absorption rate followed a similar pattern. It measured:

  • 30.00 sales per month during the prior seven-to-twelve-month period

  • 46.33 sales per month during the prior four-to-six-month period

  • 42.33 sales per month during the current three-month period

The current absorption rate remains above the pace reported during the earlier seven-to-twelve-month period, although it declined when the current three months is compared with the preceding three months.

Active condominium inventory remained relatively stable overall. The number of active listings measured:

  • 176 during the prior seven-to-twelve-month period

  • 150 during the prior four-to-six-month period

  • 172 during the current three-month period

Unlike many Florida condominium markets that experienced substantial inventory growth, Delray Beach non-HOPA condominium inventory remained within a relatively consistent range during the periods analyzed.

Months of housing supply measured:

  • 5.87 months during the prior seven-to-twelve-month period

  • 3.24 months during the prior four-to-six-month period

  • 4.06 months during the current three-month period

The current 4.06-month supply remains under the 5.87 months reported during the prior seven-to-twelve-month period. However, supply increased from the 3.24 months reported during the preceding three-month period.

Delray Beach Non-HOPA Condominium Prices

Median sale prices fluctuated throughout the reporting periods. The median condominium sale price measured:

  • $303,500 during the prior seven-to-twelve-month period

  • $475,000 during the prior four-to-six-month period

  • $329,000 during the current three-month period

These figures include condominiums with different living areas, room counts, locations, views, building ages, amenities, conditions, and association characteristics. Changes in the composition of units sold during each period can produce substantial movement in the overall median.

For that reason, the citywide median should not be applied directly to an individual condominium. A project-specific and unit-specific analysis is necessary when evaluating an individual property.

Median listing prices also fluctuated, measuring:

  • $485,000 during the prior seven-to-twelve-month period

  • $384,950 during the prior four-to-six-month period

  • $399,000 during the current three-month period

Although the current median listing price increased from the preceding three-month period, it remained under the median reported during the prior seven-to-twelve-month period.

Condominium units continued to sell at approximately 100% of their reported list prices during each reporting period.

Marketing Time and Exposure Period

Median marketing time for settled condominium sales measured:

  • 81 days during the prior seven-to-twelve-month period

  • 67 days during the prior four-to-six-month period

  • 76 days during the current three-month period

These figures support a typical marketing period of approximately zero to 90 days for settled units, depending on asking price, condition, location, project characteristics, association finances, and competing inventory.

The median marketing time for active listings declined from 148 days during the prior seven-to-twelve-month period to 138 days during the prior four-to-six-month period and 97 days during the current three-month period.

Overall exposure periods are generally estimated at three to six months, depending on the individual unit and condominium project.

Distressed Sales Had Minimal Market Impact

Foreclosure and short-sale activity did not materially influence the Delray Beach non-HOPA condominium market during the twelve months ending July 31, 2026.

Of the 446 settled sales reported during the past twelve months, none were identified as foreclosures or short sales.

As of July 31, 2026, one of the 172 active listings was reported as a foreclosure or short sale, representing approximately 0.58% of active inventory.

Appraiser’s Perspective – Thomas J. Dunphy III, State-Certified Residential Real Estate Appraiser RD8755, APPRAIS

From an appraiser’s perspective, the Delray Beach non-HOPA condominium market is best described as stable overall with mixed indicators.

Settled sales increased by 86 during the current six months when compared with the prior seven-to-twelve-month period. The monthly absorption rate also remained above the pace reported during the earlier period.

Active inventory remained relatively stable overall, while the current 4.06 months of housing supply remained under the 5.87 months reported during the prior seven-to-twelve-month period.

However, settled sales and the absorption rate declined during the current three months when compared with the prior four-to-six-month period. Months of housing supply also increased from 3.24 to 4.06 months during the same comparison.

Median sale and listing prices fluctuated because the data includes a broad range of condominium units and projects. Delray Beach contains units with different living areas, room counts, conditions, views, locations, building ages, amenities, association fees, and project characteristics.

When analyzing an individual condominium, I would place greater emphasis on sales from the same project and competing projects that offer similar unit sizes, room counts, conditions, views, amenities, locations, and association characteristics.

Adjustments may be necessary for differences such as:

  • Living area

  • Room count

  • Unit condition

  • Renovations

  • Floor level

  • View

  • Parking

  • Storage

  • Outdoor areas

  • Project amenities

  • Association fees

  • Special assessments

  • Location within the project

  • Building age and condition

Citywide statistics provide useful context, but they do not replace a project-specific and unit-specific analysis.

Tom the Realtor’s Perspective – Tom Dunphy Realtor (Fulton Grace Realty)

The current Delray Beach non-HOPA condominium market provides buyers with meaningful choices while continuing to produce a substantial number of settled sales.

With a median marketing time of 76 days during the current three-month period, buyers may have time to compare available units and complete the necessary due diligence. However, an individual unit may sell more quickly depending on its asking price, condition, location, project, view, renovations, and competing inventory.

For sellers, the market remains active, but buyers are comparing units carefully. Accurate pricing, professional presentation, complete condominium information, and a comprehensive marketing strategy remain central to attracting qualified buyers.

Whether I am representing a buyer or seller, my approach begins with the market evidence and then focuses on the individual unit and condominium project.

What This Means for Delray Beach Condominium Buyers

The first step for a condominium buyer is confirming financing and purchasing capacity.

Condominium financing involves both borrower approval and project eligibility. A buyer may qualify financially while the selected condominium project does not meet the requirements of the lender or loan program.

Before concentrating on individual units, we would determine:

  • Your anticipated purchase range

  • Available cash for the down payment and closing costs

  • The type of financing you intend to use

  • Whether your lender finances condominiums

  • Whether the selected project meets the lender’s requirements

  • The effect of association fees, insurance, and assessments on your purchasing capacity

Once we identify the condominium communities and units that fit your needs, we would evaluate both the unit and the association.

The review may include:

  • Recent comparable sales within the project

  • Competing units currently offered for sale

  • Monthly condominium fees and what those fees include

  • Current special assessments

  • Planned or discussed special assessments

  • Whether an existing assessment has been paid

  • Whether any remaining assessment obligation may transfer with the sale

  • Association budgets and financial statements

  • Reserve funding

  • Building insurance and applicable deductibles

  • Pending repairs and capital improvement projects

  • Milestone inspection information, when applicable

  • Structural Integrity Reserve Study information, when applicable

  • Pending litigation

  • Rental and occupancy restrictions

  • Application and approval requirements

  • Pet restrictions

  • Parking and storage arrangements

  • Renovation restrictions

  • Recent board and association meeting minutes

  • Unit condition, renovations, permits, and needed repairs

Florida condominium buyers should understand that a milestone inspection and a Structural Integrity Reserve Study are separate forms of review. When applicable, these records may provide important information concerning the building’s physical condition, anticipated repairs, and reserve planning.

The Florida Department of Business and Professional Regulation provides additional information concerning milestone inspections and Structural Integrity Reserve Studies.

Buyers should also consult appropriate legal, lending, insurance, inspection, engineering, tax, and financial professionals when reviewing condominium documents and obligations.

Developing a Market-Based Offer

Once we identify a unit you want to purchase and complete the necessary research, I would prepare a property-specific comparative market analysis.

That analysis would consider:

  • Recent sales within the same project

  • Competing active listings

  • Pending sales when reliable information is available

  • Unit living area and room count

  • Unit condition and renovations

  • Floor level

  • View

  • Parking and storage

  • Outdoor areas

  • Association fees

  • Special assessment obligations

  • Project amenities

  • Current market activity

  • The seller’s asking price

  • The terms of the proposed transaction

Depending on the property and available records, I may also measure the unit or review available plans and condominium documents to understand the reported living area and physical layout.

After completing the analysis, we can develop a market-supported offer and negotiation strategy. The initial offer may be under the asking price when supported by the market evidence, unit condition, association information, competing inventory, or transaction terms.

The objective is to make an informed offer based on the property and project—not simply the citywide median price.

What This Means for Delray Beach Condominium Sellers

For Delray Beach condominium sellers, pricing must begin with the individual unit and project.

Before recommending an asking price, I would personally inspect the unit and analyze:

  • Recent sales within the same project

  • Competing active listings

  • Unit living area and room count

  • Unit condition

  • Renovations and updates

  • Floor level

  • View

  • Parking and storage

  • Outdoor areas

  • Location within the project

  • Monthly association fees

  • Community amenities

  • Building age and condition

  • Assessment obligations

  • Current market activity

When appropriate, I may measure the unit or review available plans and condominium documents so that the analysis uses consistent property information.

The citywide median sale price of $329,000 provides general context, but it does not establish the value or appropriate asking price of an individual condominium.

Preparing the Association Information

Before placing the unit on the market, I would also want to understand:

  • Whether a special assessment is currently due

  • Whether the seller has paid the assessment

  • Whether any remaining obligation may transfer with the sale

  • Whether additional assessments or capital projects are being discussed

  • The status of the association’s reserves

  • Whether applicable milestone inspection documentation is available

  • Whether applicable Structural Integrity Reserve Study documentation is available

  • Whether the association has pending litigation

  • Whether there are insurance matters that may affect financing

  • Which condominium documents must be provided to prospective buyers

  • Whether the association has an application or approval process

  • Whether the association restricts open houses, signs, photography, access, or other marketing activities

Addressing these matters before the unit enters the market can reduce delays after an offer is received. It can also help prospective buyers, lenders, inspectors, attorneys, insurance professionals, and title representatives evaluate the transaction.

Marketing a Delray Beach Condominium

My marketing strategy would be tailored to the individual unit, condominium project, likely buyer profile, association rules, and competing inventory.

The marketing plan may include:

  • A property-specific pricing analysis

  • Review of recent sales and competing listings

  • Preparation and staging recommendations

  • Professional photography

  • Detailed property descriptions emphasizing the unit, project, amenities, and location

  • Placement in the Multiple Listing Service

  • Exposure through TomDunphySellsRealEstate.com

  • Distribution through Fulton Grace Realty

  • Social media promotion

  • Direct communication with cooperating real estate professionals

  • Outreach to local and relocating buyers

  • Open houses when permitted by the condominium association

  • Continued monitoring of competing listings and market activity

  • Review of showing activity and buyer response

  • Pricing and marketing adjustments when supported by market evidence

The objective is not simply to place the unit online. The objective is to position it accurately, present it professionally, provide relevant condominium information, and reach buyers whose needs match the property and community.

Why Buyers Consider Delray Beach

Delray Beach offers access to Atlantic Ocean beaches, downtown dining and entertainment, shopping, parks, marinas, golf, cultural activities, and major transportation routes.

Atlantic Avenue serves as a central destination for restaurants, shops, galleries, and events. Delray Beach also provides access to Boca Raton, West Palm Beach, Fort Lauderdale, and Palm Beach International Airport.

For buyers relocating to South Florida, Delray Beach offers a different residential experience from communities such as Jupiter, Tequesta, Stuart, Palm City, Jensen Beach, and Hobe Sound.

Selecting the right Florida location is just as important as selecting the individual property. Buyers should compare traffic, building type, association structure, proximity to employment and services, recreational opportunities, and the pace of each community before making a final decision.

Search Delray Beach Condominiums

Visit TomDunphySellsRealEstate.com to search current condominium listings throughout Delray Beach and surrounding Palm Beach County communities.

By creating a free account, you can:

  • Search current MLS listings

  • Save properties

  • Create custom searches

  • Receive email alerts when new listings matching your criteria become available

  • Monitor price changes and property status updates

If you need assistance establishing a search or identifying condominium communities that fit your requirements, I would be pleased to help.

Why Professional Market Analysis Matters

Every Delray Beach condominium project is different. Two units with similar living areas may experience different market reactions because of:

  • Building age

  • Unit condition

  • Renovations

  • View

  • Floor level

  • Parking

  • Storage

  • Association fees

  • Reserve funding

  • Community amenities

  • Special assessments

  • Insurance considerations

  • Financing availability

  • Project-specific sales activity

As Thomas J. Dunphy III, State-Certified Residential Real Estate Appraiser RD8755, owner of APPRAIS, I analyze these factors while completing residential appraisal assignments throughout Palm Beach, Martin, and St. Lucie Counties.

As Tom Dunphy Realtor with Fulton Grace Realty, I bring that valuation background to buyers and sellers while providing real estate representation.

This combination helps my clients understand both the individual property and the broader market evidence affecting their real estate decisions.

Explore More Palm Beach County and Treasure Coast Market Updates

If you are researching communities throughout Palm Beach County and the Treasure Coast, you may also find these market reports helpful:

Palm Beach County

  • Delray Beach Detached Home Market Update

  • Boca Raton Detached Home Market Update

  • Boca Raton Condo Market Update

  • Lake Worth Detached Home Market Update

  • Lake Worth Condo Market Update

  • Lantana Detached Home Market Update

  • Lantana Condo Market Update

  • Greenacres Detached Home Market Update

  • Greenacres Condo Market Update

  • Wellington Detached Home Market Update

  • Wellington Condo Market Update

  • West Palm Beach Detached Home Market Update

  • West Palm Beach Condo Market Update

  • Palm Beach Gardens Detached Home Market Update

  • Palm Beach Gardens Condo Market Update

  • North Palm Beach Detached Home Market Update

  • North Palm Beach Condo Market Update

  • Juno Beach Detached Home Market Update

  • Juno Beach Condo Market Update

  • Jupiter Detached Home Market Update

  • Tequesta Detached Home Market Update

Treasure Coast

  • Hobe Sound Detached Home Market Update

  • Stuart Detached Home Market Update

  • Stuart Condo Market Update

  • Palm City Detached Home Market Update

  • Jensen Beach Detached Home Market Update

  • Hutchinson Island Detached Home Market Update

  • Hutchinson Island Condo Market Update

  • Port St. Lucie Detached Home Market Update

  • Port St. Lucie Condo Market Update

  • Fort Pierce Detached Home Market Update

  • Fort Pierce Condo Market Update

Each report combines current MLS market statistics with professional valuation insight from Thomas J. Dunphy III, State-Certified Residential Real Estate Appraiser RD8755, and real estate guidance from Tom Dunphy Realtor with Fulton Grace Realty.

Together, these reports help buyers, sellers, homeowners, and investors understand changing real estate conditions throughout Palm Beach County, the Treasure Coast, and other Florida markets.

Contact Tom Dunphy Realtor

If you are considering buying or selling a non-HOPA condominium in Delray Beach, I would be pleased to discuss current market conditions, condominium due diligence, pricing, and marketing strategy with you.

Tom Dunphy Realtor
Licensed Florida Real Estate Sales Associate
Fulton Grace Realty

THE APPRAISER’S EDGE. THE RELOCATOR’S INSIGHT.

Visit TomDunphySellsRealEstate.com for additional market updates and current property listings throughout Palm Beach County, the Treasure Coast, and other Florida communities.

Disclaimer

This market update is provided for general informational purposes only and is based on MLS data available as of July 31, 2026. Market conditions, property availability, association finances, insurance requirements, lending standards, condominium documents, assessments, and applicable laws may change.

The information presented is not a real estate appraisal, legal opinion, tax opinion, insurance opinion, engineering report, home inspection, financial advice, or guarantee of future market activity or property value. Buyers and sellers should independently verify information concerning an individual property or condominium association and consult qualified legal, lending, insurance, inspection, engineering, tax, and financial professionals when appropriate.

Real estate brokerage services provided by Tom Dunphy Realtor with Fulton Grace Realty are separate from appraisal services provided by Thomas J. Dunphy III, State-Certified Residential Real Estate Appraiser RD8755, APPRAIS. Any appraisal service would require a separate engagement and defined scope of work.