Palm Beach County Non-Warrantable Condos

Local inspection rules

Boca Raton adopted its own recertification ordinance in August 2021, weeks after Surfside, requiring condominium buildings to be recertified at 30 years, or 25 within three miles of the coast; the city began with a backlog of more than 240 buildings, scheduled from the ocean inland. In unincorporated Palm Beach County, milestone inspections come due at 25 years within three miles of the coastline and 30 years inland. Other municipalities follow the state baseline or their own rules, so the city a building sits in matters.

The Palm Beach condo market, August 2026

Miami Realtors reported a median condo price of $300,000 in August 2026, up about 5%, on 765 sales. Inventory dropped about 17% to 5,770 units, leaving 6.7 months of supply — the tightest of the three South Florida counties.

Where Palm Beach buyers get stuck

• Coastal buildings in Boca, Delray, Highland Beach and the Palm Beaches working through recertification — see Florida law.
• Seasonal and second-home buyers whose down payment and reserves differ on a non-warrantable second home — see the hub.
• 55-plus communities with older buildings and tight budgets — see the reasons.
• Special assessments negotiated into the price — see assessments.

Why financing still matters in a cash market

When most competing offers are cash, sellers weigh a financed offer on how likely it is to close. A buyer whose lender has already reviewed the building and said yes is a very different offer from one whose lender will find out in week three.

Sources, checked September 2026: Florida DBPR condominium project counts (downloaded September 29, 2026) · City of Boca Raton recertification program · Palm Beach County milestone inspections · Miami Realtors, August 2026 Palm Beach report. Agency guides change; a lender confirms the rules in force on your application date.

Common questions