Hobe Sound Detached Non-55+ (No HOPA) Housing Market — August 2026
The Hobe Sound detached non-55+ housing market continued to show considerable transaction activity through August 31, 2026. Settled sales increased during the current six months, while available inventory declined slightly. Months of housing supply also declined compared with the prior seven-to-twelve-month period.
Taken together, the indicators point to a stable market with increasing indicators.
Appraiser’s Perspective
Thomas J. Dunphy III, State-Certified Residential Real Estate Appraiser RD8755
Sales Activity Has Increased
The current six-month period produced 155 settled sales, consisting of 79 sales during the prior four-to-six months and 76 sales during the current three months.
That represents an increase of 20 sales compared with the 135 settled sales reported during the prior seven-to-twelve-month period.
The absorption rate increased from 22.50 sales per month during the prior seven-to-twelve months to 26.33 sales per month during the prior four-to-six months.
During the current three months, the absorption rate was 25.33 sales per month.
The relatively small difference between 26.33 and 25.33 sales per month indicates that absorption has generally stabilized during the current six-month period after increasing from the prior seven-to-twelve months.
Active Inventory Has Declined
Hobe Sound differs somewhat from several of the other markets I have recently analyzed because active inventory has not continued to increase.
There were 68 active listings during the prior seven-to-twelve months, 68 during the prior four-to-six months, and 65 during the current three months.
Months of housing supply declined from 3.02 months during the prior seven-to-twelve months to 2.58 months during the prior four-to-six months and 2.57 months during the current three months.
The current 2.57 months of housing supply is the smallest of the three periods analyzed.
This is an important combination. Sales increased during the current six months compared with the prior seven-to-twelve months, while the number of available listings declined slightly and housing supply contracted.
Sale Prices Remain Stable
Median comparable sale prices were:
- $640,000 — prior seven-to-twelve months
- $730,000 — prior four-to-six months
- $632,500 — current three months
Despite the movement between the individual periods, the overall median sale-price trend is considered stable.
These figures represent a broad segment of detached housing throughout Hobe Sound. The properties included in the data can differ considerably in living area, age, condition, quality, location, site characteristics, community characteristics, renovations, pools, garages and other amenities.
For that reason, changes in the overall median sale price should not automatically be applied to an individual property. Property-specific conclusions require analysis of the sales that actually compete with that property.
Marketing Time
Median days on market for settled sales measured 55 days during the prior seven-to-twelve months, 51 days during the prior four-to-six months and 68 days during the current three months.
Based on the current data, a 0-to-90-day exposure period remains reasonable.
Current active listings show a median marketing time of 111 days, compared with 121 days during the prior four-to-six-month period and 83 days during the prior seven-to-twelve months.
The difference between the 68-day median marketing time for recently settled properties and the 111-day median for current listings is worth noting. Properties are selling, but some of the homes remaining on the market have required additional exposure.
List Prices Have Increased
Median comparable list prices were:
- $712,500 — prior seven-to-twelve months
- $639,500 — prior four-to-six months
- $800,000 — current three months
The current median comparable list price is therefore the largest of the three periods analyzed.
However, the current $800,000 median list price and $632,500 median sale price represent different groups of properties. They should not be directly compared as though they represent the same homes.
The composition of currently available inventory may differ from the properties that recently sold, particularly in a market such as Hobe Sound where property characteristics and price points can vary considerably.
The median sale-to-list-price ratio remained 100% throughout all three periods analyzed.
Distressed Activity
Distressed sales are not a factor in the current analysis. The MLS reported no foreclosures or short sales between August 31, 2025 and August 31, 2026.
Market Conclusion
When all of the indicators are considered together, I would characterize the Hobe Sound detached non-55+ housing market as stable with increasing indicators.
Settled sales increased by 20 transactions during the current six months compared with the prior seven-to-twelve months. The absorption rate increased from the earlier period and has generally stabilized during the current six months.
At the same time, active inventory declined slightly, and months of housing supply decreased from 3.02 months during the prior seven-to-twelve months to 2.57 months during the current three months.
Median sale prices remain generally stable, while recently settled properties had a median marketing time of approximately 68 days.
The combination of increased six-month sales activity, generally stable recent absorption, slightly reduced inventory and reduced housing supply provides the increasing indicators within an otherwise stable market.
Tom the Realtor’s Perspective
Tom Dunphy Realtor (Fulton Grace Realty)
What This Means for Buyers
For buyers, the current numbers tell me that we need to be prepared.
There are currently 65 active listings within this broad market segment and approximately 2.57 months of housing supply. Recently settled properties had a median marketing time of approximately 68 days.
The first step would be getting the financing in order. I would recommend speaking with a lender and establishing borrowing power so we know the appropriate price range before seriously pursuing a property.
From there, I would establish a customized MLS search based on exactly what the buyer is looking for and monitor the market daily.
When something comes through the search that interests my buyer, we go see it.
If the buyer decides that they want to pursue the property, that's where my appraisal background becomes part of the service I provide.
The Appraiser’s Edge for My Buyers
I will use the appraisal skills I have developed since 1998 to help analyze the property before we determine how to structure an offer.
I will inspect and measure the property, select the competing sales that are most similar, analyze the differences between those sales and the property being considered, and place the sales into an adjusted comparable-sales grid.
From that analysis, I will develop a supported range of value and present the results to my buyer.
We can then review the market evidence together and determine how we want to approach the offer.
The objective is not simply to make an offer because we like the house. I want my buyer to understand the property, understand the competing sales, and have additional market information available before making that decision.
If the property goes under contract, I would also recommend an independent professional home inspection. The inspection can provide additional information regarding the property's physical condition and may identify items that need to be addressed during the inspection period.
If material issues are identified, that information may also become part of the buyer's negotiations, subject to the terms of the contract. If the inspection does not identify material concerns, the buyer moves forward with additional information about the condition of the property.
What This Means for Sellers
For sellers, the current Hobe Sound market comes down to pricing, preparation and marketing.
The current six months produced 155 settled sales, while active inventory declined slightly. Buyers are participating in the market, but the current median marketing time of approximately 68 days demonstrates why properly positioning a property remains important.
Establishing the Range Before Establishing the Price
If I am representing a seller, I will use the appraisal skills I have developed since 1998 to develop a supported range of value before we determine the listing price.
I will personally inspect and measure the property, select the competing sales that are most similar, analyze the differences between those properties and the subject, and place those sales into an adjusted comparable-sales grid.
From that analysis, I will develop a range of value and present the results to my seller.
We can then review the evidence together, discuss the seller's objectives, and determine where we want to position the property in the market.
This goes beyond simply looking at nearby sales and selecting a listing price. I want my seller to see the competing properties, understand the differences, and see how I arrived at the range before we make the pricing decision.
Monitoring the Market Response
Once the property is listed, I will closely monitor how the market responds.
Showing activity, buyer feedback, competing listings, new properties entering the market, properties going under contract, and changes in available inventory can all provide useful information about how the property is positioned.
If the market response indicates that our pricing or marketing strategy should be reconsidered, I will review the information with my seller and we will determine the appropriate next step together.
The objective is not to allow a listing to sit without responding to what buyers and competing properties are telling us. Pricing and marketing should remain responsive to the market throughout the listing period.
Know the Property Before We Put It on the Market
I would also recommend that my seller consider a pre-listing home inspection.
I would rather identify a potential issue before the property goes under contract than have it discovered afterward during the buyer's inspection.
Knowing about an issue beforehand gives the seller an opportunity to determine how it should be addressed before negotiations begin. It can also reduce the possibility of an unexpected inspection issue becoming a negotiating point after a contract has already been signed.
Marketing the Property
Once we understand the property, establish the range of value, and determine the pricing strategy, we can develop the marketing plan for that individual home.
Depending on the property and the strategy we establish together, that can include professional photography, video, MLS exposure, online marketing, and exposure through the Fulton Grace Realty network.
The analysis establishes where the property fits in the market. The marketing strategy is designed to put that property in front of the buyers who may be looking for it.
Tom Dunphy Sells Real Estate. Just Does More.
Market Data, Appraiser Certification & Professional Disclosure
The Appraiser’s Perspective reflects my independent analysis of the Hobe Sound detached No HOPA market data through August 31, 2026. This commentary is provided for general market information and is not an appraisal or opinion of value for any specific property. The MLS data source and effective date are identified in the underlying market analysis.
Market-wide statistics, median prices, absorption rates, inventory levels and marketing times should not be applied directly to an individual property. Individual properties can differ based on location, living area, site characteristics, age, condition, quality, design, renovations, amenities and other property-specific factors.
Real estate brokerage services and appraisal services are separate professional services. When acting as a Florida real estate sales associate, Tom Dunphy is acting in a brokerage capacity through Fulton Grace Realty and not as an appraiser. Appraisal assignments are performed separately through APPRAIS.
Tom Dunphy Realtor (Fulton Grace Realty)
Licensed Florida Real Estate Sales Associate
Thomas J. Dunphy III, State-Certified Residential Real Estate Appraiser RD8755
APPRAIS
THE APPRAISER’S EDGE. THE RELOCATOR’S INSIGHT.
Tom Dunphy Sells Real Estate. Just Does More.