How fast homes are selling around Boca Raton
Zillow's metro-level data for Miami, which includes Palm Beach County, showed an average of 98 days to pending in August 2026. Homes sold for 95.7% of their final list price on average, and 18.9% of listings had a price cut. Metro inventory was 48,328 listings.
In Boca Raton itself, Zillow's typical home value was $576,824 in August 2026, up 3.7% in a year. Those figures are averages. A well-priced single-family home in a popular ZIP can go under contract much faster, while an older condo with pending assessments can sit far longer. See the Boca Raton housing market page for the trend, or get a starting figure from the Boca Raton home value page.
Cash offer vs listing: what changes
A cash buyer, often an investor, trades price for certainty and speed. There is no mortgage approval or lender appraisal, so closing can happen as soon as title work is done. Many buy as-is, which saves you repairs and showings. In return, the offer is usually well below what the home might sell for on the open market.
Listing gives the open market a chance to compete for your home. You pay a commission, prepare the home and carry it until closing, and the buyer's loan can add conditions and delays. Commission is negotiable. Kelley, Grant and Tanis, a Palm Beach County law firm, says commissions have historically run 5% to 6% and are being renegotiated after the 2024 NAR settlement.
A worked net-proceeds example
The example below compares a $500,000 sale through an agent with a $425,000 cash offer. Both prices are made up for illustration and are not a market estimate. Florida charges documentary stamp tax on deeds at $0.70 per $100 of the price in every county except Miami-Dade. In Palm Beach County, the seller customarily pays for the owner's title policy, which the same law firm puts at about $0.005 to $0.0058 per dollar, or about $2,575 on a $500,000 sale.
| Line item | List with an agent | Cash offer |
|---|---|---|
| Sale price (example) | $500,000 | $425,000 |
| Agent commission (example 5%) | $25,000 | $0 if no agent is involved |
| Doc stamp tax on the deed ($0.70 per $100) | $3,500 | $2,975 |
| Owner's title policy (seller custom in Palm Beach County) | About $2,575 | About $2,125 to $2,465 |
| Other closing fees (example) | $500 | $500 |
| Net before mortgage payoff and prorations | $468,425 | $419,060 to $419,400 |
In this example, the listing route nets about $49,000 more before other costs. The cash offer only comes out ahead if the months on the market, repairs, concessions and the risk of a failed contract would cost you more than that gap. Run your own numbers in the seller net proceeds calculator.
Costs the example leaves out
- Carrying costs. Add each month's mortgage interest, insurance, utilities, HOA dues and lawn or pool care while the home is listed.
- Property tax proration. Florida tax bills go out in November, so at closing you usually credit the buyer for your share of the current year. The Florida Department of Revenue lists a 4% discount for paying in November.
- Estoppel fees. If the home is in an HOA or condo association, the association charges for the estoppel certificate. The same law firm estimates about $250 to $500.
- Repairs and credits. Inspection requests and buyer credits often come up on financed sales. Cash buyers may skip them, so check the contract.
- Mortgage payoff. Ask your lender for a payoff letter. It includes interest to the payoff date, not just the balance on your statement.
The Florida closing costs guide explains each line in more detail.
Paperwork you need either way
A cash sale does not remove Florida's rules. Under section 689.302 of the Florida Statutes, sellers of residential property must give the buyer a flood disclosure at or before signing the contract. It asks whether you know of flooding that damaged the property while you owned it, whether you filed a flood insurance claim, and whether you received flood assistance such as from FEMA.
The Department of Revenue also notes that every party to a deed is liable for the doc stamp tax, whatever the contract says about who pays. Make sure the contract states it clearly and that a title company or closing attorney collects it at closing. If you are selling a property you inherited, read selling inherited property in Florida first, because probate and title steps can set the timeline.
How to check a cash offer
- Ask for proof of funds dated within the last few weeks, in the buyer's own name.
- Read the inspection or due-diligence period. A long one with an easy exit gives the buyer a free option on your home.
- Look for assignment language. Some buyers plan to sell the contract to someone else instead of closing.
- Make sure the earnest money goes to a title company or attorney escrow, not to the buyer.
- Get at least two cash offers and one agent's pricing opinion, so you know the real gap.
If you want a pricing opinion or a second cash offer, we can introduce you to a local agent who works in Boca Raton.
Common questions
How much is the doc stamp tax when I sell a house in Boca Raton?+
Florida charges documentary stamp tax on deeds at $0.70 per $100 of the sale price in every county except Miami-Dade, so Palm Beach County sellers pay that rate. On a $500,000 sale it comes to $3,500. By custom the seller usually pays, but Florida law makes every party to the deed liable, so the contract should say who pays.
Who pays for title insurance in Palm Beach County?+
By local custom, the seller pays for the owner's title insurance policy in Palm Beach County. The contract can assign it differently, so read that clause before you sign. A Palm Beach County law firm estimates the owner's policy at about $2,575 on a $500,000 sale.
How long does it take to sell a house in Boca Raton?+
Zillow's data for the Miami metro, which includes Palm Beach County, showed an average of 98 days to pending in August 2026. Closing usually follows some weeks later for a financed buyer. A cash buyer can close sooner because there is no lender, but the timeline still depends on title work and the contract terms you agree.
Is a cash offer worth it in Boca Raton?+
It depends on the gap between the two net figures. Subtract commission, doc stamps, title costs and fees from a realistic listing price, then subtract carrying costs, repairs and likely concessions. Compare that with the cash offer after its own costs. If the cash net is close, speed and certainty may be worth it.
Sources
- Zillow Research: Home Value Index and market data, August 2026
- Florida Department of Revenue: Documentary Stamp Tax
- Kelley, Grant and Tanis, P.A.: West Palm Beach real estate closing costs, what buyers and sellers pay in Palm Beach County
- Florida Department of Revenue: Property Tax Information for Taxpayers
- Florida Legislature: Section 689.302, Florida Statutes, Disclosure of flood risk