One of the first questions buyers ask is how much room there is to negotiate. Sellers ask the mirror image: how close to my asking price can I expect to get? We looked at every residential sale that closed in our five counties over the past 12 months, more than 60,000 of them, to answer both questions with real numbers.
The short answer
The typical home sold for 96.5% of its final list price. On a $600,000 listing, that is about $21,000 below asking. About 22% of homes sold at or above their list price.
One important detail: this compares the sale price with the final list price, after any price reductions. A home that started at $650,000, dropped to $600,000 and sold for $579,000 counts as 96.5% here, even though it sold 11% below where it started. So the real discount from the original asking price is often larger than these figures show.
By county
| County | Typical sale-to-list | Sold at or above list |
|---|---|---|
| St. Lucie | 97.8% | 31% |
| Indian River | 97.4% | 27% |
| Broward | 96.6% | 23% |
| Palm Beach | 96.2% | 20% |
| Martin | 96.0% | 18% |
St. Lucie and Indian River homes sell closest to asking, largely because more of them are in the price ranges where competition is strongest. Palm Beach and Martin have more high-end inventory, where negotiating room is wider.
By price range
This is where the pattern is clearest. Homes in the middle of the market sell closest to list. The luxury market has the most room.
| Sale price | Typical sale-to-list | Sold at or above list |
|---|---|---|
| Under $300,000 | 95.0% | 18% |
| $300,000 to $500,000 | 97.6% | 29% |
| $500,000 to $750,000 | 97.4% | 25% |
| $750,000 to $1 million | 97.1% | 20% |
| $1 million to $2 million | 95.0% | 16% |
| $2 million to $5 million | 93.5% | 13% |
| $5 million and up | 92.7% | 11% |
On a $3 million home, a 93.5% outcome is roughly $195,000 below the final asking price. Under $300,000, the wider gap likely reflects the many older condos and co-ops in that range, where buildings with large assessments or needed repairs tend to sell at a discount.
By type of home
- Single-family homes: 97.2% of list, with 26% selling at or above asking.
- Townhouses: 97.4%, 25% at or above.
- Villas: 96.7%, 20% at or above.
- Condos: 94.8%, with only 14% at or above asking.
Condos have the most negotiating room by a wide margin, which lines up with the heavy condo inventory across South Florida right now.
How to use this as a buyer
Use these as a sense of the market, not a formula. A fresh, well-priced single-family home in Palm Beach Gardens or Jupiter can draw several offers and sell above list, even if the county average is 96%. A condo that has been on the market for four months is a different conversation. What matters most is how long the home has been listed, whether it has already had reductions, and what similar homes nearby actually sold for. We pull those comparable sales for every offer we write.
How to use this as a seller
The data makes a strong case for pricing right from the start. Homes priced at market sell closest to asking. Homes that start high usually need reductions, and the final sale often lands below where a correct initial price would have gotten them. If you are thinking about selling, we will show you the recent sales that actually set your price.
About the numbers: figures come from Beaches MLS records for Palm Beach, Broward, Martin, St. Lucie and Indian River counties, analyzed by Exodus Realty. The analysis covers residential sales that closed between October 24, 2025 and October 23, 2026. Sale-to-list compares the closing price with the final list price. Homes sold privately or by builders outside the MLS are not included.
Talk it through with Paul
Every number above is a starting point, not a verdict on any one home. If you want to know how a specific property or neighborhood compares, reach out to Paul Christle or call (561) 420-9620. You can also answer a few quick questions in our Find Your Home tool and we will pull the homes that fit.