Westlake home sale report: prices, sale-to-list and days on market

The headline numbers

179 homes closed in Westlake over the trailing twelve months at a median of $615,000.

98 listings are currently active, all of them residential, asking a median of $779,950.

32 are under contract, roughly a third of the active count.

Sold listings averaged 53 days on market. Active listings are averaging 70.

The active inventory prices at a median $311 per square foot.

All figures were measured on 25 September 2026 and describe a market that moves, so treat them as a snapshot.

The newest housing stock in the county, by a wide margin

0% of active Westlake listings were built before 2000 and 99% were built in 2010 or later. The median year built is 2023.

No other city in Palm Beach County has a comparable profile.

That removes most of what makes selling difficult elsewhere: roof age, plumbing material and panel type are all current.

Insurability is consequently straightforward, which widens your financed buyer pool rather than narrowing it.

Not one active listing is in a building of three storeys or more, so the milestone inspection question does not apply at all.

97% of the stock is concrete block, which is favourable for insurance.

A buyer worried about Florida insurance is easier to reassure here than anywhere else in the county, and that is worth saying in the marketing.

Sale-to-list: tied for the best ratio in the county

Homes here closed at a median 95.9% of their ORIGINAL asking price, tied for the strongest figure in this set.

86% of sales closed below what the seller first asked.

On the $615,000 median that 4.1% gap is roughly $25,000.

Because the housing is so uniform, buyers here compare very directly and a price out of line is obvious rather than arguable.

That uniformity is why the ratio is strong: there is little scope for a seller to argue their property is special.

Measured against the final reduced list price almost any market looks like 100%, which is why the original number is the honest one.

Why the asking median runs above the closing median

Active listings ask a median $779,950 while closed sales over the trailing twelve months medianed $615,000.

That $164,950 gap is not a falling market: it reflects newer and larger product coming to market as the city builds out.

Homes completed more recently are bigger and better specified than those that sold a year ago.

So a seller with an earlier-phase home should price against earlier-phase sales rather than against current asking prices.

The narrow interquartile range, $639,500 to $860,000, shows how tightly clustered the market is despite that.

That tight range is the best pricing advantage available anywhere in this set.

Where a market clusters that tightly, a same-model comparable is genuinely available rather than an approximation.

Your competition is a builder

17 active listings here are new construction, and builders are still selling in this city.

A builder can offer incentives you cannot match: rate buy-downs, closing cost credits, design choices and a structural warranty.

They can also wait, because their cost of carrying inventory differs from yours.

What you have is a finished home available now, with grown-in landscaping, window treatments, appliances and a fitted garage.

Immediate availability is worth real money to a buyer working to a school calendar rather than a construction schedule.

Pricing against builder base prices without accounting for what they charge for options is the error to avoid.

Two markets: the age-restricted community and the rest

39% of active listings are in age-restricted communities, a large share for a new master-planned city.

One of them, Cresswind, accounts for 27% of the residential inventory on its own at a $829,990 median.

Excluding it, the rest of the city medians $725,000 in asking price.

So there are effectively two Westlake markets, and the buyer pools do not overlap.

In the age-restricted segment cash purchases are more common and buyers weigh monthly carrying cost heavily.

In the family communities buyers are financed, and school catchment and lot position carry more weight.

Association costs, low fees on new infrastructure

98% of active listings sit in an association, the highest share in this set, which is expected in a master-planned city.

The median monthly fee is $340, the lowest in this set, because the infrastructure is new and there is little deferred maintenance to fund.

That low fee is a genuine selling point when a buyer compares total monthly carrying cost against an older community.

Check your community development district obligations, because in a new master-planned city those can sit alongside association dues.

A buyer comparing total monthly cost will find them, so presenting them is better than having them discovered.

31% of active listings are waterfront, largely lake frontage within the communities, and 12% have a pool.

Lot position against a lake is one of the few genuine differentiators in a market of repeated models, so it prices separately.

The rental market, if you are weighing selling against letting

Only 63 rental listings are active here at a median asking rent of $3,900 a month, a thin market.

Against a $615,000 median sale price that is roughly 7.6% of value annually before costs.

The thinness cuts both ways: less competition for tenants, but also less evidence about what a property will actually let for.

Costs then take a real bite: association dues at a $340 median, district assessments, insurance, taxes, maintenance, vacancy and management.

In the age-restricted community leasing restrictions may make letting impossible regardless of the economics.

Check your association documents and district obligations before assuming letting is an option.

What this means if you are listing now

Price from closed sales of your own model in your own community, which Westlake makes genuinely possible.

Expect to achieve somewhere near 95.9% of a correctly set original asking price, which is as good as this county gets.

Plan for roughly 53 days to an accepted offer plus association approval time.

Compete against builders on availability, landscaping and finished extras rather than on renovation.

Present your district obligations alongside your association dues, because a buyer will find them anyway.

Ask us for a valuation and you will see the specific sales it rests on and what we adjusted for.