THE EVIDENCE BEHIND THE EXPERIENCE
Sources, definitions
& the limits of a number.
David Abernathy’s Community Guide compares source-defined communities using residential MLS records. The purpose is to reveal differences in price, competition and selling pace—not to value an individual home.
Published source snapshot: 2026-09-08. Closed sales cover 2025-09-09 through 2026-09-08 (365 days). The sitewide source date is the maximum authoritative MLS file modification date used by the established refresh workflow; individual source files may have earlier timestamps. Each market’s source filename and modification timestamp appear in the downloadable data.
1. Property types and geography
Country clubs and distinctive communities include all Residential property subtypes, including single-family homes, condos, townhouses and villas where present in the source. Residential leases, commercial property and land are excluded. Waterfront requires PropertySubType = Single Family Residence and WaterfrontYN = true. The MLS classification does not independently verify that a structure is detached or establish boat access.
Only parcel identifiers actually returned by Palm Beach County’s official GIS are included. Leading zeros are preserved; spaces and hyphens are removed. Both PARID and the unit-aware PARCEL_NUMBER are checked so condominium units are represented. Missing, malformed, retired or unmatched identifiers are excluded; reduced coverage does not prove a property is outside the county. Jupiter Island is labeled as the Palm Beach County portion.
County PCN definition ↗ · Official county parcel source ↗
2. Counts, medians and supply
- Latest listing: latest ModificationTimestamp for a ListingKey (or ListingId).
- Closed sale: Closed status, valid closing date in the period, and price of at least $10,000 to exclude nominal records. A repeated normalized parcel + close date + close price is counted once within each market.
- Active listings: distinct latest listing records with Active status in the source snapshot. Listing counts are not a guaranteed count of unique homes.
- Median sold: the middle eligible closing price. This figure is a community-wide summary, not the price of an individual home.
- Sold price per living square foot: calculate closing price divided by positive living area for each sale, then take the median. The sample can differ from total closed sales.
- Market time: median PurchaseContractDate minus OnMarketDate (or ListingContractDate), retaining 0–3,650 days. Missing dates are excluded and sample counts disclosed.
- Months of supply: active listings ÷ (eligible trailing sales ÷ 12). Zero sales produces an unavailable result. The measure assumes the recent sales pace; it is not a forecast.
3. Reading the community guide
Start with a collection and a community. Country clubs and distinctive communities include all residential types; waterfront includes single-family waterfront residences. The optional community comparison shows the middle sale price, active listings, and middle time from listing to contract. Every community is available; no price or minimum-sales filter hides smaller markets.
The optional comparison shows one measure at a time for up to three named communities. Horizontal bars start at zero, use the same linear scale, and show their exact values. Missing values remain unavailable. Samples under ten sales are flagged. The primary seller explorer retains all seven original measures, with plain-language answers and optional tables and charts. It follows the published report groups, which can be broader than the county-verified comparison dataset described here.
Markets may overlap. Do not add counts or average their medians. Property mix, membership costs, condition, lot size, renovation and water access can differ. Broader community reports may cover a different source group.
4. Historical and monthly reports
The historical explorer displays 2017–2026, with the current year marked YTD. Appreciation compares annual median sold price per living square foot. It is neither a repeat-sales index nor an individual home’s gain. Monthly reports retain their separately reviewed periods and source dates.
Published market snapshot
61 source-defined markets. 3,344 distinct candidate parcel identifiers matched; 4 did not match. Geographic exclusions count relevant listing rows removed, including invalid PCNs. Overlapping markets may contain the same records.
| Market & scope | Median sold | Active | 12-month sales | Months supply | Geographic exclusions |
|---|---|---|---|---|---|
| Addison ReserveCountry clubs · All residential property types | $2,000,000 | 6 | 40 | 1.8 | 0 |
| Admirals CoveCountry clubs · All residential property types | $5,525,000 | 31 | 41 | 9.1 | 0 |
| BallenIslesCountry clubs · All residential property types | $1,687,500 | 2 | 74 | 0.3 | 0 |
| Bears ClubCountry clubs · All residential property types | $16,250,000 | 5 | 8 | 7.5 | 0 |
| Boca PointeCountry clubs · All residential property types | $397,000 | 22 | 98 | 2.7 | 0 |
| Boca West Country ClubCountry clubs · All residential property types | $530,000 | 20 | 221 | 1.1 | 0 |
| Boca Woods Country ClubCountry clubs · All residential property types | $801,250 | 12 | 54 | 2.7 | 0 |
| Broken SoundCountry clubs · All residential property types | $1,050,000 | 9 | 77 | 1.4 | 0 |
| Delaire Country ClubCountry clubs · All residential property types | $2,700,000 | 2 | 8 | 3 | 0 |
| Eastpointe Country ClubCountry clubs · All residential property types | $750,000 | 18 | 49 | 4.4 | 0 |
| Frenchmans CreekCountry clubs · All residential property types | $3,616,800 | 8 | 29 | 3.3 | 0 |
| Frenchmans ReserveCountry clubs · All residential property types | $3,325,000 | 4 | 20 | 2.4 | 0 |
| Gleneagles Country ClubCountry clubs · All residential property types | $340,000 | 13 | 57 | 2.7 | 0 |
| Ibis Golf & Country ClubCountry clubs · All residential property types | $987,500 | 42 | 100 | 5 | 0 |
| IronhorseCountry clubs · All residential property types | $845,000 | 5 | 25 | 2.4 | 0 |
| Jupiter Country ClubCountry clubs · All residential property types | $1,875,000 | 9 | 29 | 3.7 | 0 |
| Loxahatchee ClubCountry clubs · All residential property types | $2,650,000 | 5 | 20 | 3 | 0 |
| MirasolCountry clubs · All residential property types | $1,902,500 | 7 | 46 | 1.8 | 0 |
| Mizner Country ClubCountry clubs · All residential property types | $1,560,000 | 5 | 23 | 2.6 | 0 |
| Old MarshCountry clubs · All residential property types | $4,575,000 | 3 | 13 | 2.8 | 0 |
| Old PalmCountry clubs · All residential property types | $5,600,000 | 3 | 19 | 1.9 | 0 |
| PGA NationalCountry clubs · All residential property types | $575,000 | 80 | 289 | 3.3 | 0 |
| Royal Palm Yacht & Country ClubCountry clubs · All residential property types | $9,750,000 | 21 | 46 | 5.5 | 0 |
| St Andrews Country ClubCountry clubs · All residential property types | $4,400,000 | 6 | 25 | 2.9 | 0 |
| StonebridgeCountry clubs · All residential property types | $955,000 | 5 | 33 | 1.8 | 0 |
| Tequesta Country ClubCountry clubs · All residential property types | $1,112,250 | 6 | 22 | 3.3 | 0 |
| The Polo ClubCountry clubs · All residential property types | $1,090,000 | 5 | 76 | 0.8 | 0 |
| Trump NationalCountry clubs · All residential property types | $6,625,000 | 1 | 1 | 12 | 0 |
| Woodfield Country ClubCountry clubs · All residential property types | $1,877,500 | 20 | 68 | 3.5 | 0 |
| Boca East of US-1 SFHWaterfront · Single-family residences · waterfront flag required | $4,375,000 | 32 | 78 | 4.9 | 0 |
| Boca Raton Mainland - West of ICWWaterfront · Single-family residences · waterfront flag required | $14,500,000 | 5 | 7 | 8.6 | 0 |
| Boca Raton Oceanfront - East of ICWWaterfront · Single-family residences · waterfront flag required | $11,137,500 | 5 | 4 | 15 | 0 |
| Juno Beach Fresh WaterWaterfront · Single-family residences · waterfront flag required | $925,000 | 0 | 1 | 0 | 0 |
| Juno Beach OceanfrontWaterfront · Single-family residences · waterfront flag required | Unavailable | 0 | 0 | Unavailable | 0 |
| Jupiter Island · Palm Beach County portionWaterfront · Single-family residences · waterfront flag required | $15,250,000 | 0 | 3 | 0 | 11 |
| Jupiter WaterfrontWaterfront · Single-family residences · waterfront flag required | $2,986,250 | 4 | 18 | 2.7 | 0 |
| Jupiter Wide WaterfrontWaterfront · Single-family residences · waterfront flag required | $8,277,625 | 3 | 12 | 3 | 7 |
| North Palm Beach OceanfrontWaterfront · Single-family residences · waterfront flag required | Unavailable | 1 | 0 | Unavailable | 0 |
| North Palm Beach Wide WaterfrontWaterfront · Single-family residences · waterfront flag required | $7,650,000 | 10 | 13 | 9.2 | 0 |
| Palm Beach Gardens WaterfrontWaterfront · Single-family residences · waterfront flag required | $3,925,000 | 13 | 20 | 7.8 | 0 |
| Palm Beach Gardens Wide WaterfrontWaterfront · Single-family residences · waterfront flag required | $6,675,000 | 4 | 8 | 6 | 0 |
| Palm Beach Island ICWWaterfront · Single-family residences · waterfront flag required | $26,500,000 | 9 | 21 | 5.1 | 0 |
| Palm Beach Island OceanfrontWaterfront · Single-family residences · waterfront flag required | $44,383,589.7 | 12 | 10 | 14.4 | 0 |
| Loxahatchee RiverWaterfront · Single-family residences · waterfront flag required | $6,500,000 | 11 | 19 | 6.9 | 5 |
| Saltwater Canal & ICWWaterfront · Single-family residences · waterfront flag required | $6,500,000 | 1 | 3 | 4 | 0 |
| Singer Island WaterfrontWaterfront · Single-family residences · waterfront flag required | $4,650,000 | 7 | 14 | 6 | 0 |
| Singer Island Wide WaterfrontWaterfront · Single-family residences · waterfront flag required | $5,387,500 | 1 | 6 | 2 | 0 |
| West Palm Beach WaterfrontWaterfront · Single-family residences · waterfront flag required | $10,110,000 | 4 | 5 | 9.6 | 0 |
| AbacoaDistinctive communities · All residential property types | $714,900 | 21 | 237 | 1.1 | 0 |
| AltonDistinctive communities · All residential property types | $1,300,000 | 10 | 71 | 1.7 | 0 |
| ArtistryDistinctive communities · All residential property types | $1,922,142.5 | 15 | 48 | 3.8 | 2 |
| AvenirDistinctive communities · All residential property types | $1,217,500 | 57 | 132 | 5.2 | 0 |
| Boca BridgesDistinctive communities · All residential property types | $3,400,000 | 8 | 31 | 3.1 | 0 |
| Boca VillasDistinctive communities · All residential property types | $4,650,000 | 7 | 23 | 3.7 | 1 |
| CaloosaDistinctive communities · All residential property types | $1,525,000 | 7 | 18 | 4.7 | 0 |
| East of OliveDistinctive communities · All residential property types | $3,200,000 | 36 | 93 | 4.6 | 1 |
| Jupiter FarmsDistinctive communities · All residential property types | $854,500 | 39 | 168 | 2.8 | 0 |
| NorthwoodDistinctive communities · All residential property types | $1,017,500 | 9 | 22 | 4.9 | 0 |
| Paddock ParkDistinctive communities · All residential property types | $2,674,500 | 20 | 20 | 12 | 0 |
| Palm Beach Country EstatesDistinctive communities · All residential property types | $1,145,000 | 18 | 44 | 4.9 | 0 |
| Wellington Aero ClubDistinctive communities · All residential property types | $3,347,500 | 10 | 12 | 10 | 0 |
Download the full snapshot (JSON) · Build a comparison and export CSV
Research presentation by David Abernathy. Sources: published Beaches MLS exports and Palm Beach County GIS. Verify property-specific facts and current club terms with the appropriate source.