How Do I Sell a Condo in Palm Beach County in 2026?

Selling a condo in Palm Beach County today is a document sale as much as a property sale. Buyers, lenders, and insurers now ask about the building's milestone inspection, its structural integrity reserve study (SIRS), reserve funding, and special assessments before they get to your kitchen finishes. The condo market is also materially softer than the single-family market: the county's median condo/townhouse sale price was $325,000 in June 2026 with 7.2 months of supply, compared with 3.9 months for single-family homes. Price to the current month, gather the building's paperwork before you list, and disclose assessments early - that combination is what separates condos that close from condos that sit.

The current Palm Beach County condo market

The numbers you are selling into, from BeachesMLS / Florida Realtors monthly statistics for June 2026 (the data behind our Palm Beach County market report):

• Median condo/townhouse sale price: $325,000, down 5.8% from May, up 3.2% year over year.
• Condo closings: 974, down 2.9% from May.
• Months of supply: 7.2 - a balanced-to-buyer market. Single-family sits at 3.9 months, firmly a seller's market.
• Time on market: 68 days to contract, 107 days median total time to sale.
• All-cash share countywide: 49.5% of purchases. In the condo segment specifically, cash matters even more, because financing is the choke point.

Read those together and the strategy writes itself. Condo medians in this county have swung between roughly $285,000 and $345,000 over the past year, driven by which buildings trade. Your building's story - its inspection status, reserves, and assessment history - is a bigger price factor right now than a granite-versus-quartz decision.

The paperwork buyers and lenders now demand

Florida's post-Surfside framework created two separate requirements that sellers get asked about constantly. They are companion rules, not the same thing.

Milestone inspection (Section 553.899, Florida Statutes)

• Applies to condominium and cooperative buildings three or more habitable stories in height. Under HB 913 (Chapter 2025-175, effective July 1, 2025), floors used exclusively for parking, storage, or mechanical equipment generally do not count toward the three-story threshold.
• The first inspection is generally due by December 31 of the year the building turns 30, based on the certificate of occupancy date, and every 10 years after.
• Local enforcement agencies may require the first inspection at 25 years where environmental conditions - notably proximity to salt water - justify it. That discretion is directly relevant along the Intracoastal and the ocean here. Confirm the timeline with the local building department rather than assuming 30 years.
• A phase two inspection is required if substantial structural deterioration is identified, and required repairs must begin within 365 days after the local enforcement agency receives the phase two report.
• The association must distribute the inspector's summary to every unit owner within 45 days of receiving the report.

Structural integrity reserve study (SIRS)

• Also applies to condominium and cooperative buildings of three or more habitable stories.
• HB 913 moved the first SIRS deadline from December 31, 2024 to December 31, 2025, raised the component cost threshold for inclusion from $10,000 to $25,000, and created limited options for associations to pause or reduce reserve contributions for no more than two consecutive annual budgets in specific circumstances - including after a milestone inspection identifies necessary repairs, with an affirmative vote of a majority of the total voting interests.
• An association that has completed its milestone inspection may delay the SIRS for up to two consecutive budget years to address repairs identified by that inspection.

As a seller, you do not administer any of this - your association does. What you control is whether you have the documents in hand before a buyer asks. Requesting the milestone report summary, the SIRS, the last two years of budgets and financials, reserve balances, and board minutes covering assessments should be step one of your listing prep, not a scramble during the inspection period.

What actually moves a condo in this market

Price to the month. Condo medians here move 5% or more month to month. Pricing off a comp from last spring is how a listing burns its first 30 days. Our post on the cost of overpricing a home applies with double force in a 7.2-month-supply segment.

Disclose assessments up front. A known or approved special assessment is a material fact. Buyers price a disclosed $18,000 assessment; they walk from one discovered in week five. Same for pending litigation and insurance shortfalls.

Know your building's lender status. Financing availability - including whether the building appears on any lender's ineligible list, its investor concentration, and its reserve funding - determines whether your buyer pool includes financed buyers or is cash-only. That single fact can be worth tens of thousands of dollars in price.

Target the buyer who is actually there. With nearly half of county purchases in cash, the practical audience for many condos is second-home buyers, downsizers, and snowbird buyers who close without financing contingencies. August through October is when snowbird-season shoppers begin looking; listing before the season rather than during it puts you ahead of the inventory wave.

Be realistic about condition versus contribution. In a buyer-leaning segment, the return on a full kitchen remodel is rarely there. Paint, flooring, lighting, decluttering, and a clean, well-lit photo set are where the money works.

Association approval and closing mechanics

Most Palm Beach County condo associations have an approval process for buyers, and some have a right of first refusal. Approval interviews, application fees, and processing windows of two to four weeks are normal, and they need to be built into the contract timeline rather than discovered at the end. Estoppel certificates carry statutory fee caps under Section 718.116, but many management companies charge the maximum, and rush fees are real.

For the full closing-cost picture on the seller side, see our breakdown of Florida seller closing costs, including the Palm Beach County custom of the seller paying the owner's title insurance policy (the custom flips to the buyer in Broward County).

Selling a condo you inherited

If the unit came to you through an estate, the process runs on two tracks: the probate track and the sale track, and they overlap more than most heirs expect. Gia Freer specializes in probate and inherited property sales - start with how long probate takes in Palm Beach County and our probate resource hub. Inherited condos carry the added wrinkle of dues and assessments accruing while the estate is open.

Talk to a broker who reads the building, not just the unit

Gia Freer is a licensed Florida broker (license CQ1064615) with more than 20 years in South Florida real estate. Our team has closed 739 homes and $197,641,802 in volume. On a condo listing we start with the building: inspection status, reserves, assessment history, and financing eligibility, then price and market from there.

Ready for a number you can trust? Call 561-395-8418 or request a free condo valuation.

This article covers the real estate process only and is not legal advice. Association documents and Florida condominium statutes are fact-specific; consult a Florida attorney for legal questions and a CPA for tax questions.

Condo Selling Questions and Answers

Which Florida condos need a milestone inspection?

Condominium and cooperative buildings three or more habitable stories in height, under Section 553.899, Florida Statutes. The first inspection is generally due by December 31 of the year the building reaches 30 years of age based on its certificate of occupancy, then every 10 years. Local enforcement agencies may require the first inspection at 25 years where environmental conditions such as salt-water proximity justify it.

What did HB 913 change about SIRS requirements?

HB 913 (effective July 1, 2025) pushed the first structural integrity reserve study deadline to December 31, 2025, raised the component cost threshold for inclusion from $10,000 to $25,000, clarified that only buildings with three or more habitable stories are covered, and allowed associations - by a majority vote of total voting interests and in limited circumstances - to pause or reduce SIRS reserve contributions for no more than two consecutive annual budgets.

Do I have to disclose a special assessment when selling my condo?

Yes. A known or approved special assessment materially affects value and is not readily observable by a buyer, so it falls squarely within a Florida seller's disclosure duty. Disclose it in writing with the supporting association documentation.

How long does it take to sell a condo in Palm Beach County?

In June 2026 the median condo took 68 days to go under contract and 107 days from listing to closing, according to BeachesMLS / Florida Realtors statistics. Association approval adds two to four weeks in many buildings and should be built into the contract timeline.

Is now a good time to sell a Palm Beach County condo?

The condo segment is balanced to buyer-leaning at 7.2 months of supply, so it rewards accurate pricing and complete building documentation rather than aspirational list prices. Sellers who need to move should list ahead of season with the paperwork ready; sellers with flexibility should get a current valuation before deciding.

What documents should I gather before listing my condo?

The milestone inspection report summary (if applicable), the SIRS, the last two years of budgets and financial statements, current reserve balances, board minutes covering assessments and litigation, the declaration and rules, the association's insurance certificate, and the buyer application and approval requirements.