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Distinctive Communities Report · two communities side by side
East of Olive and Northwood
In-town West Palm Beach living: East of Olive along the Lake Worth Lagoon near the city’s arts and dining, and Northwood with its historic streets and Northwood Village shops and restaurants.
Over the 12 months through November 7, 2026, East of Olive recorded 90 closed sales, with a median sale price of $3.4M and a median of $1,226 per living square foot.
Over the same 12 months, Northwood recorded 23 closed sales, with a median sale price of $1.05M and a median of $570 per living square foot.
Each community offers its own setting and way of living; the tables below set their figures side by side from the same BeachesMLS data.
BeachesMLS closed sales and listings, with home counts from the Palm Beach County tax roll. Data as of November 7, 2026 for both communities.
How to read this report
Closed sales are shown at their sale price, and active and pending listings at their list price. "Median" is the middle sale: half sold for more, half for less.
"Limited sales" means fewer sales than 1% of the homes in that group, too few to show a reliable figure. The full rules are on the Methodology page.
Market report
Key findings
- Of these two, East of Olive shows the higher median price per living sq ft, $1,226, based on 90 sales.
- Homes at Northwood went under contract faster, with a median of 53 days to contract.
- East of Olive and Northwood show about the same inventory, 6.5 months of supply at the recent pace of sales.
- Cash buyers were more common at East of Olive, about 88% of sales where financing was reported.
- Median price per sq ft rose more at East of Olive: +26.7% compared with the 12 months before.
Market snapshot
Past 12 months: 11/08/25 – 11/07/26. Months of supply uses active listings and the pace of sales over the past 12 months.
Key figures
| Community | Closed sales | Median $ / sq ft | Change in $ / sq ft vs. 11/08/24 – 11/07/25 | Median days to contract | Sale-to-list price | Months of supply |
|---|---|---|---|---|---|---|
| East of Olive1,522 residential properties | 90 | $1,226 | +26.7% | 76 | 92.4% | 6.5 |
| Northwood404 residential properties | 23 | $570 | +10.5% | 53 | 96.4% | 6.5 |
Prices and listings
| Community | Median sale price | Median lot size | Active | Pending | Cancelled / expired past 12 months |
|---|---|---|---|---|---|
| East of Olive | $3.4M | 0.20 acres | 48 | 14 | 51 |
| Northwood | $1.05M | 0.14 acres | 12 | 3 | 16 |
Ten-year trend: median price per living sq ft
Closed sales by calendar year. 2026 runs through November 7, 2026. A year with fewer sales than the 1% minimum shows Limited sales and no point on the chart.
| Year | East of Olive: sales | East of Olive: median $ / sq ft | Northwood: sales | Northwood: median $ / sq ft |
|---|---|---|---|---|
| 2016 | 81 | $314 | 29 | $203 |
| 2017 | 94 | $330 | 29 | $203 |
| 2018 | 86 | $350 | 34 | $223 |
| 2019 | 106 | $369 | 32 | $221 |
| 2020 | 127 | $422 | 32 | $259 |
| 2021 | 159 | $611 | 44 | $322 |
| 2022 | 96 | $916 | 33 | $572 |
| 2023 | 53 | $896 | 20 | $636 |
| 2024 | 79 | $923 | 23 | $602 |
| 2025 | 98 | $985 | 28 | $515 |
| 2026 to date | 84 | $1,234 | 19 | $570 |
How buyers paid
Closed sales in the past 12 months by buyer financing, as reported in the MLS. "Not reported" means the listing agent left financing blank.
| Community | Cash | Conventional | Other financing | Not reported | Cash share of reported sales |
|---|---|---|---|---|---|
| East of Olive | 79 | 8 | 3 | 0 | 88% |
| Northwood | 7 | 16 | 0 | 0 | 30% |
By price range
How many homes sold in each range during the past 12 months, and how many are listed or under contract now.
| Range | East of Olive | Northwood |
|---|---|---|
| Under $2M | 17 sold5 active · 1 pending | 22 sold9 active · 3 pending |
| $2M–$3M | 20 sold4 active · 3 pending | 1 sold2 active · 0 pending |
| $3M–$5M | 27 sold8 active · 0 pending | 0 sold1 active · 0 pending |
| $5M–$10M | 17 sold23 active · 9 pending | 0 sold0 active · 0 pending |
| $10M–$20M | 9 sold6 active · 1 pending | 0 sold0 active · 0 pending |
| $20M and up | 0 sold2 active · 0 pending | 0 sold0 active · 0 pending |
By property type
Median price per living sq ft and number of closed sales in the past 12 months, with the homes in each group counted from the county tax roll.
| Property type | East of Olive | Northwood |
|---|---|---|
| Single family | $1,23480 sales · about 1,472 homes | $57023 sales · about 396 homes |
| Lot | $1,10410 sales · about 44 homes | No salesabout 8 homes |
By bedrooms
Median price per living sq ft and number of closed sales in the past 12 months, with the homes in each group counted from the county tax roll.
| Bedrooms | East of Olive | Northwood |
|---|---|---|
| 2 bedrooms | $1,8901 sale · about 94 homes | $8293 sales · about 64 homes |
| 3 bedrooms | $1,20524 sales · about 397 homes | $64013 sales · about 121 homes |
| 4 bedrooms | $1,14125 sales · about 363 homes | $5015 sales · about 51 homes |
| 5 bedrooms | $1,3928 sales · about 151 homes | No salesabout 7 homes |
| 6 or more | $2,3092 sales · about 34 homes | No salesabout 1 home |
By living square feet
Median price per living sq ft and number of closed sales in the past 12 months, with the homes in each group counted from the county tax roll.
| Living square feet | East of Olive | Northwood |
|---|---|---|
| Under 2,000 sq ft | $1,23424 sales · about 605 homes | $58519 sales · about 279 homes |
| 2,000–2,499 sq ft | $1,26416 sales · about 259 homes | $5023 sales · about 73 homes |
| 2,500–2,999 sq ft | $1,17812 sales · about 183 homes | No salesabout 25 homes |
| 3,000–3,499 sq ft | $1,0739 sales · about 109 homes | $5011 sale · about 10 homes |
| 3,500–3,999 sq ft | $1,1078 sales · about 110 homes | No salesabout 4 homes |
| 4,000–4,499 sq ft | $8951 sale · about 69 homes | No salesabout 3 homes |
| 4,500–4,999 sq ft | $2,1833 sales · about 49 homes | No salesabout 1 home |
| 5,000–5,499 sq ft | $2,1072 sales · about 30 homes | No salesabout 0 homes |
| 5,500–5,999 sq ft | $1,7692 sales · about 22 homes | No salesabout 0 homes |
| 6,000–6,499 sq ft | $1,5301 sale · about 6 homes | No salesabout 0 homes |
| 7,000–7,499 sq ft | $2,4891 sale · about 5 homes | No salesabout 0 homes |
By year built
Median price per living sq ft and number of closed sales in the past 12 months, with the homes in each group counted from the county tax roll.
| Year built | East of Olive | Northwood |
|---|---|---|
| Before 1980 | $1,21555 sales · about 1,151 homes | $57023 sales · about 380 homes |
| 1980s | $1,7902 sales · about 42 homes | No salesabout 2 homes |
| 2000s | $1,3632 sales · about 84 homes | No salesabout 2 homes |
| 2010s | $1,4977 sales · about 77 homes | No salesabout 6 homes |
| 2020 or newer | $1,12613 sales · about 87 homes | No salesabout 1 home |
East of Olive: by subdivision
The same figures for each subdivision with a sale in the past 12 months or a home listed now. Each figure needs sales equal to 1% of the homes in that subdivision.
| Subdivision | Closed sales | Median $ / sq ft | Median sale price | Median days to contract | Active | Pending |
|---|---|---|---|---|---|---|
| East Of Olive1,522 homes | 90 | $1,226 | $3.4M | 76 | 48 | 14 |
Northwood: by subdivision
The same figures for each subdivision with a sale in the past 12 months or a home listed now. Each figure needs sales equal to 1% of the homes in that subdivision.
| Subdivision | Closed sales | Median $ / sq ft | Median sale price | Median days to contract | Active | Pending |
|---|---|---|---|---|---|---|
| Northwood404 homes | 23 | $570 | $1.05M | 53 | 12 | 3 |
Recap
Market at a glance
The key figures from this report for the past 12 months (11/08/25 – 11/07/26). Back to the full report
East of Olive
1,522 residential properties
- Closed sales
- 90
- Median sale price
- $3.4M
- Median price per sq ft
- $1,226
- Price per sq ft change
- +26.7%
- Median days to contract
- 76
- Months of supply
- 6.5
- Median lot size
- 0.20 acres
- Paid in cash
- 88%
Northwood
404 residential properties
- Closed sales
- 23
- Median sale price
- $1.05M
- Median price per sq ft
- $570
- Price per sq ft change
- +10.5%
- Median days to contract
- 53
- Months of supply
- 6.5
- Median lot size
- 0.14 acres
- Paid in cash
- 30%
Lifestyle
How each community lives day to day: the homes, character, association, amenities and what is nearby. Details change, so confirm what matters most to you with the community or its association. Every community’s lifestyle
| East of Olive | Northwood | |
|---|---|---|
| Homes | ||
| Built | Confirm with the community | 1921 on (Old Northwood) |
| Homes | Homes from different eras; some in historic districts | Historic and older homes |
| Community | ||
| Character | Streets east of Olive Avenue, near the Lake Worth Lagoon | Historic districts, including Old Northwood and Northwood Hills |
| Association | City historic-preservation review for designated homes; South End Neighborhood Association (civic) | City historic-preservation review for designated homes; Old Northwood Neighborhood Association (civic) |
| Amenities and setting | ||
| Resident amenities | No shared resident clubhouse | No shared resident clubhouse |
| Horses, aircraft and acreage | Not part of this community | Not part of this community |
| Nearby | ||
| Parks and public recreation | Flagler Drive waterfront promenade; South Olive Park tennis, gymnasium and trails | Osprey Park on North Flagler Drive |
| Town center, dining and culture | Downtown West Palm Beach; Clematis by Night; Norton Museum of Art | Northwood Village shops and restaurants; Clematis by Night downtown |
| Checked | 10/28/26 | 10/28/26 |
Figures reflect residential closed sales and listings at East of Olive and Northwood as of November 7, 2026, with every choice in the report left open. Questions about what these numbers mean for your home or your search? Call or text David Abernathy at (561) 628-0128.
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