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The Downer Palms market
Market report · Neighbourhood · Jul 2026
The Downer Palms market, in numbers
Part of Homestead — see the Homestead report
Homes in Downer Palms typically sell in about 62 days, close around 2.2% under ask. With 14.0 months of inventory, it’s a buyer’s market.
Some comparisons are hidden until at least 3 transactions close in a month. Medians below are drawn from very small samples — treat them as indicative.
Median sale price
$650k
3 sales closed in Jul 2026
Median rent
$3,650/mo
↑ +46.0% MoM
1 leases closed in Jun 2026
Low sampleTime to sell
62 days
typical days on market
Days from listing to going under contract.
Negotiation room
2.2% under ask
typical closing vs asking price
How far below the asking price homes typically close.
Months of inventory
14.0 mo
buyer’s market
Low sampleActive listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.
+13% vs Homestead overallmedian sale price
Sells 33 days faster than Homesteaddays on market
Your questions, answered
Straight answers from Downer Palms’s closed transactions.
What does a home here cost?
The median sale closed at $650k in Jul 2026. Typical sales ranged $569k–$668k.
What income do you need to buy here?
At a 6.5% 30-year mortgage with 20% down, the median home runs about $4,316/mo including taxes — comfortable at a household income around $173k a year, using the 30% rule. Renting instead costs $3,650/mo.
Is now a good time to buy?
14.0 months of inventory points to a buyer’s market, and sellers are accepting about 2.2% under ask.
How fast do homes sell?
About 62 days from listing to contract in Jul 2026. The pace picks up toward July and slows around January.
How much room is there to negotiate?
Closings typically land 2.2% under asking price, and 29% of active listings have already reduced their price (median cut 8.4%).
When is the best time to list?
Closings peak in July and bottom out around January. Listing four to six weeks ahead of the peak historically gets the most eyes.
Is it a good rental investment?
Yield needs at least 3 closed sales and 3 closed leases in a month — this area doesn’t clear that bar yet.
Buying vs renting
Price-to-rent ratio is 14.8 — buying typically starts to beat renting after roughly 3–4 years here.
To buy — median sale price
Sale price, $
$650k
Jul 2026 — median $650k · 3 sales · 62 days on market
$300k
$400k
$500k
$600k
$700k
Aug ’25
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
To rent — median monthly rent
Monthly rent, $
$3,650/mo↑ +46.0% MoM
Jun 2026 — median $3,650/mo · 1 leases · 29 days on market · low sample
$2,500
$3,000
$3,500
$4,000
Aug ’25
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
MedianTypical range (5th–95th percentile)3+ closingsUnder 3 (low sample)No closings (activity only)Tap or hover any month for its numbers.
What each size costs
Medians over the last 12 months.
Beds
To buy
To rent
Volume
2 beds
—
$2,500/mo
1 closed Low sample
3 beds
$558k
$3,348/mo
7 closed Low sample
What sells here
Sales mix and median price by property type, last 12 months.
House
$564k
100% of sales · 8 closed
Market depth
Supply and demand
Listings per month
Jul 2026 — 3 closed · 3 new · 14 active
0
5
10
15
Aug ’24
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
ClosedActive (on market)New listings
Seasonality
Avg closings
Listings move fastest in July
0
0.5
1
1.5
J
F
M
A
M
J
J
A
S
O
N
D
Average closings by calendar month, drawn from at least two years of history.
Price-cut pressure
% of active listings
Jul 2026 — 29% of active listings cut · median cut 8.4%
0%
25%
50%
75%
Aug ’24
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
3-month averageSingle month
HOA fees per sqft
$ per sqft, monthly
Too few closed transactions to chart HOA fees here.
Median monthly HOA fee per square foot among closed sales.
How neighbourhoods compare across Homestead
Median sale price, last 12 months. Tap a row to open its report.
Based on 15 closed transactions over the period shown · Updated Aug 9, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.