The Oaks Market Report: July 2025

What the words mean

Median

The middle sale. Half sold for more, half for less. It is not an average, which one very large sale can drag upward on its own.

Qualified sale

A sale the county judges to be at arm's length. A home passed between family members for ten dollars is a real transfer but not a sale, and is left out of every figure here.

The window

The twelve months these figures cover. It is always a full year, and is never stretched to reach a threshold.

County record

The public appraiser page for the parcel, where the recorded sale can be checked.

How this report is put together

The figures are drawn from the Palm Beach County Property Appraiser's record of recorded deeds, harvested on 24 Aug 2026. Every sale links to its parcel's public record, so any figure here can be checked. This is not an MLS report: it includes sales that never appeared on the MLS at all, such as foreclosures, tax deeds and transfers between family members.

Those family and nominal transfers are counted but not priced. The county marks each conveyance as arm's-length or not, and 26 transfers were set aside on that basis in this window. A home changing hands for ten dollars is a real event, but it is not a sale, and leaving it in would drag the median to nothing.

The window runs 12 months and holds 33 sales. A median is published only from eight sales or more in a single year, because below that the middle figure is really just one or two houses. The most recent two months are held back deliberately: a deed reaches the county weeks after the sale, so the newest months always look emptier than they were, and drawing them would show a fall that did not happen.

What this report does not measure: it carries no price per square foot, because the county record does not hold living area, and no days on market or asking price, because those exist only in the MLS. Where a number is not shown here, it is because we could not stand behind it.