Is Beach Park Cooling Off or Just Pricing Higher? Reading Redfin, Realtor.com and the Flood Risk Score

Why do the Beach Park prices point in opposite directions?

Start with what each number counts. Redfin's $1,024,506 is a median across the three months ending August 2026, for the neighborhood. Realtor.com's $784,995 is a median for the single month of September 2026 across the whole postal area. A year earlier, Redfin's figure implies about $1,157,634 and Realtor.com's implies about $689,984, so the two sources disagreed even about last year's level, by 67.8%, computed here. The gap is far too big to come from the calendar. It comes from the geography and the mix of homes.

The month-to-month detail on the Realtor.com page shows how jumpy a monthly median can be. The sold median rose 15.44% in a month, which implies about $680,003 in the month before, while the listing median slipped 1.25%, which implies about $812,152. A swing of that size in thirty days does not mean that homes became 15% more valuable. It means that a different set of homes closed. The per-foot price moved far less: $389, down 2.55% in the month and up 3.30% in the year, which implies about $377 a year earlier.

Per-foot prices are the steadier gauge, and they point the other way from the medians in a useful manner. Redfin's $510 is down 8.6%, which implies about $558 a year earlier, and Realtor.com's $389 is up 3.30%. Redfin's number is 31.1% higher, computed here. Both say that price per foot has moved by single digits, not by the 11.5% and 13.77% swings in the medians. If a seller wants one cautious statement, it is that prices per foot look flat to slightly lower in the neighborhood and flat to slightly higher in the postal area.

A seller should also notice how few sales sit behind the neighborhood figure. Redfin counts 22 homes sold in August, and a median over three months rests on perhaps sixty or seventy sales, which is a small base for a place with a wide range of home types. Add one waterfront estate to a quarter and the median moves; leave it out and the median falls. That is a reasonable reading of an 11.5% decline beside a postal area that rose. It is not proof, and it is the reason this brief gives no forecast.

The listing median of $802,000 is 2.2% above the postal area sold median, computed here, which says that asking prices are running a little above recent closings. Redfin's figures say the same thing from the other side: a sale-to-list ratio of 96.2% means that the typical sale closed 3.8% below the last asking price, and on the neighborhood median that is about $38,931, computed here. The Census median owner value of $605,600, plus or minus $53,041, is 59.1% of the Redfin median and 77.1% of the Realtor.com sold median, since owner estimates lag and cover older, smaller homes.

For a seller the lesson is that a median is a starting question. A house on a canal and a house inland, or a new build and a 1950s ranch, have little to say about each other's price. The best evidence is the closed price of two or three comparable homes within the past few months, and a private buyer can make an offer on the specific house rather than on an average.

Sources as cited. Ratios and year-earlier values in this section are computed from the published figures and percentages.

How long do Beach Park homes take to sell, and what do buyers pay?

Redfin gives Beach Park a Compete Score of 30 and calls it somewhat competitive, which is the middle of its scale and well below the hottest markets. Over six months it says the average home sells about 4% below list price and goes pending in around 81 days, while the hottest homes sell around list price in around 11 days. The gap between 81 days and 11 days is the main fact here: a well-priced home moves quickly, and an overpriced one sits.

The monthly figures show the same split. Redfin shows 29 days on market for the three months ending August 2026, against 68 a year earlier, a fall of 39 days. Realtor.com shows 78 days for the postal area, down 12.72%, which implies about 89 a year earlier. A median of 29 days and a typical time to pending of 81 days are different measures over different windows, so a seller should not expect either figure to match their own experience.

Price drops are common. Redfin shows that 48.7% of listings had a price drop, up 3.0 points, and only 4.7% of homes sold above list, up 0.9 points. Nearly half of the homes on the market are being reduced, and fewer than one in twenty are selling above the ask. In a market like that, an aggressive first price is expensive: a drop is public, and buyers read it as a signal.

There is a second reading of the 29-day figure that a seller should know. A median of days on market counts only homes that sold. Homes that sat unsold and were withdrawn do not appear in it, and a market where half of listings have price drops is likely to have some. So the shorter number can look better than the experience of an owner who lists and waits. This is an inference from how the measure works, and it is why the 81-day pending time is the more cautious number to plan with.

Inventory is lower, which cuts against the cooling story. Realtor.com shows 183 active listings in the postal area, down 27.40%, which implies about 252 a year earlier, a fall of about 69. Redfin shows 22 homes sold in August, against 26 a year earlier, a fall of four. Fewer homes for sale and fewer homes sold describe a thin market, not a collapsing one, and thin markets produce noisy medians.

What this means for timing is practical. A seller who needs a firm date should plan on a longer path than the neighborhood median suggests, and a seller who can wait can price for the hot-home end of the range. A private buyer takes away the guess: there is no listing period to wait through, no price-drop history and no reason to compare days on market with a neighbor.

Sources as cited. Year-earlier values and differences are computed from the published percentages.

What do flood and wind risk scores mean for a Beach Park seller?

Redfin prints a set of climate risk scores for Beach Park, and they matter in a sale because buyers read them. The page rates the flood factor extreme, saying that 1,350 properties in Beach Park, 97% of all properties, are likely to be severely affected by flooding over the next 30 years, and that flood risk is increasing more slowly than the national average. It rates the wind factor extreme as well, with 100% of properties at extreme risk of a severe wind event, and says Beach Park is most at risk from hurricanes. The fire factor is moderate, with 121 properties, or 8%, at some risk.

These are model scores for a place, not an inspection of a house, and an owner should not assume that a score describes their home. A property above the flood line can score the same as one beside the water at the neighborhood level. What the scores do is shape a buyer's questions, and the questions bring requests for flood certificates, insurance quotes and elevation records. The page also says that 100% of homes in Beach Park have an extreme heat factor, and a seller should expect buyers to have seen it.

Why does this matter for price? It does not prove that prices must fall, and this brief does not claim that. It is an inference that a buyer who has just read an extreme flood score is slower and more careful, and that is consistent with 48.7% of listings having price drops and a typical time to pending of about 81 days. The same buyer, looking at a house they have already inspected, can decide quickly.

A seller can prepare by collecting the documents that answer the questions in advance: the flood zone and elevation certificate, past insurance claims, roof age and wind-mitigation features. None of that changes the score, but it changes how a buyer feels about the house. A seller who cannot gather the documents, or who does not want the process of showing a home to anxious buyers, may find a direct sale simpler.

The Census adds a related fact. In the postal area, 4.4% of units were built since 2020 and 20.1% since 2010, so a fifth of the stock is new, while 44.7% was built before 1980. Older homes are likelier to need updates before a buyer's insurer will write a policy, and the age of a home matters here more than in most places.

Sources: Redfin risk scores as printed on the page cited, and U.S. Census Bureau, American Community Survey 2020-2024 five-year estimates, table B25034. Shares are computed here.

What does the Census say about owners, renters and housing costs?

The postal area that includes Beach Park has 9,429 housing units and 18,535 residents. Of 8,569 occupied homes, 5,547 are owner-occupied, 64.7%, and 3,022 are rented, 35.3%. Houses make up 62.5% of units, 4,401 detached, 46.7%, and 1,491 attached, 15.8%, while 31.9% of units are in buildings of five or more. The median household income is $115,844, the median rent is $1,861 and the median build year is 1984.

Costs weigh differently on the two groups. Among 2,916 renter households with a computed rent burden, 1,439, or 49.3%, spent 30% or more of income on rent, and 661, or 22.7%, spent half or more. Among 5,517 owner households with computed costs, 1,269, or 23.0%, spent 30% or more, including 25.1% of owners with a mortgage and 19.0% of owners without one. Of owners, 65.7% have a mortgage and 34.3% do not, so a third own free of a loan.

Move-in dates show who has stayed. Of 5,547 owner households, 1,118, or 20.2%, moved in since 2020, 39.8% between 2010 and 2019, 17.0% between 2000 and 2009 and 23.0% before 2000, so 59.9% of owners moved in since 2010. Renters turn over faster, with 63.7% moving in since 2020. Owners with a long tenure hold a lot of equity, and those owners are the ones most likely to be weighing a sale after a good run.

One more cut is worth a line. Of 8,569 occupied homes, the 5,547 owner households outnumber renters by 2,525, computed here, and owners are the group most likely to sell. A neighborhood in which six in ten owners have arrived since 2010 has many sellers who bought at prices well below today's medians, and many who bought near the peak of a recent run. The first group can accept a lower price than a median suggests and still do well. The second group is the one to whom a published decline matters.

Owners live in larger homes. Of 5,547 owner households, 73.4% live in a home with three or more bedrooms and 30.0% in a home with four or more, against 16.3% of renters in three or more. Among renters, 43.9% live in homes with no bedroom or one. A postal area with large owned houses and small rented apartments is a place of two housing markets, and the neighborhood medians reflect whichever one is larger in a given month.

Vacancy is 9.1%, or 860 units. Seasonal homes account for 244, 28.4% of vacant units and 2.6% of all units, 220 are for sale only, 149 are for rent, 69 are sold and not yet occupied and 178 are held for other reasons. A quarter of vacant homes being for sale only is typical of a market where inventory is turning, and it ties in with the page figures of 183 active listings. Readers comparing markets can also read the Pinecrest West brief and the Palm Beach Gardens brief.

Source: U.S. Census Bureau, American Community Survey 2020-2024 five-year estimates, tables B25024, B25070, B25091, B25038, B25042, B25004 and B25034, via Census Reporter. Shares are computed here.

What should a Beach Park owner ask, and what does a private sale change?

Five questions are worth asking before choosing how to sell. What did similar homes nearby actually close for? How long will the sale take, and what does waiting cost? What will the fees be? How much of the price survives the buyer's inspection and insurance review? Who will see the house, and who will know it is for sale?

Fees are simple arithmetic and no rate is assumed here. Each 1% of a $450,000 sale is $4,500, of a $725,000 sale is $7,250 and of a $1,200,000 sale is $12,000. Three percent is $13,500, $21,750 and $36,000, and five percent is $22,500, $36,250 and $60,000. A seller can put their own quoted costs into those rows. On the Redfin median of $1,024,506, 1% is $10,245 and 4% is $40,980.

Privacy is the first benefit. In a neighborhood where the typical home takes weeks to reach a contract and nearly half of listings are reduced, the sign, the open houses and the price history are public. A private sale has no showings and no neighbors talking about it.

Timing and condition are the next two. A closing date can be set to give a seller time to find a new home, and avoiding the inspection and repair cycle matters when buyers are weighing flood, wind and age. A buyer who agrees to buy the home as it stands does not ask for credits after a survey.

Maison Off-Market buys luxury homes and estates directly from their owners and speaks only to sellers. It has no commission costs and no closing costs. The company does not say that a private sale always beats a public listing, and when one page shows a median down 11.5% and another shows one up 13.77%, an owner is right to compare an offer with what the same home would net after costs. If you would like a private, no-obligation offer for a home in Beach Park, call 401-219-4207 or use the contact form on this site.

Sources as cited. Fee illustrations are arithmetic only and assume no commission rate.

Methodology and limitations

Each page's date, title and place were read before use. The Redfin page is for the three months ending August 2026 and its competition reading covers six months. The Realtor.com page is for September 2026 and covers the postal area, not the neighborhood. No Zillow value page for Beach Park was found, and none is cited. Only established data publishers and the Census are cited. The Census figures are five-year estimates for the postal area that includes Beach Park, shared with sibling posts on Palma Ceia. Percent changes were taken as printed, and ratios, sums, fee figures and year-earlier values are this brief's arithmetic. The Redfin risk scores are model outputs for a neighborhood, not property inspections.

Conclusion

The record for Beach Park shows a neighborhood median of $1,024,506, down 11.5%, a postal area sold median of $784,995, up 13.77%, a sale-to-list ratio of 96.2%, price drops on 48.7% of listings and extreme flood and wind scores. The useful number for an owner is a closed sale of a similar property nearby, and a private buyer can price the property in front of them.