What $1 Million Actually Buys in Boca Raton Right Now

Buyers ask me this before anything else. They have a number in mind, usually a round one, and they want to know what it puts them in.

So I pulled it. Every house that closed in Boca Raton between $900,000 and $1.1 million over the last six months, straight out of Beaches MLS. Houses only, condos excluded. That is 132 sales.

What does $1 million buy in Boca Raton right now?

A house of about 2,400 square feet with four bedrooms, built around 1988, with a pool. That is the median of the 132 Boca Raton houses that closed between $900,000 and $1.1 million from March 1 through August 31, 2026. The median sale price was $977,500.

The spread underneath that median is wide. The smallest was 1,232 square feet, the largest 3,582. Fifty-nine had four bedrooms, 51 had three, 16 had five. And 108 of them, 82 percent, came with a pool, the detail that surprises out-of-state buyers most.

Here is what the data does not offer at this price: new construction. Not one of the 132 was built in 2010 or later. The median build year was 1988 and 32 went up before 1980. At a million dollars in Boca Raton you are buying an established house, so your renovation budget matters nearly as much as your purchase budget.

How many Boca Raton houses are for sale near $1 million?

Thirty-nine, as of September 8, 2026. That is the entire inventory of houses listed between $900,000 and $1.1 million citywide. Median ask $975,000, median size 2,236 square feet, median build year 1986, and 28 of the 39 have a pool.

Thirty-nine is a small number. Houses in that band close at about 22 a month, roughly 1.8 months of supply. Citywide, across all 503 houses listed in Boca Raton, it is 2.7 months. Inventory around a million dollars is thinner than the city average, not looser.

You can watch that inventory yourself. I keep a live search of every house listed under $1 million in Boca Raton on my site. It pulls from the MLS, so it is current whenever you open it, and this post's $900,000 to $1.1 million band is the top slice of it.

For scale, and this figure is all residential including condos and attached homes rather than houses alone: the median Boca Raton sale price in August 2026 was $700,000 and the median active asking price was $549,999. That citywide median is condo-weighted. It is not the market you are shopping in if you want a yard.

How much per square foot is a million dollars buying?

About $410 per square foot at the closing table. That is the median across the 132 closed sales. The 39 houses on the market right now are asking a median of $448.

That is a 9 percent gap between asking and what buyers have actually paid. Some of it is mix, since the houses listed today run a little smaller than the ones that sold. But it is a useful reference point when a listing price feels high. Sometimes it is.

Where in Boca Raton do these houses sell?

West Boca leads. Of the 132 closings, 27 were in 33428 and 22 in 33498, the two western zip codes. Then 33433 and 33486 with 18 each, 33496 with 16, and 33487 with 14. Closest to the coast, 33432 and 33431 produced nine between them.

Read that as a geography lesson. A million dollars covers more square footage west of Military Trail than east of Federal Highway, and the size numbers follow.

How much room is there to negotiate at this price?

Less than most buyers expect. The median closing came in at 95.8 percent of the last asking price and 95.3 percent of the original one. And 37 of the 132 houses, 28 percent, sold at or above the asking price.

The number that actually matters is what happened before you walked in. Ninety-five of the 132 houses never cut their price, and those sold in a median of 7 days at 97.5 percent of the original ask. The 37 that did cut sat a median of 96 days and closed at 86.8 percent of the original ask. That is an association and not proof of cause, but it changes how I read a listing. A house that just came on at a defensible price will not give you much. One that has sat three months and already cut once is a different conversation.

How fast do you have to move?

Faster than the average suggests. The median house in this band went under contract in 13 days. The average of 44.5 days is dragged upward by a handful of listings that sat for most of a year. Two thirds of the sales, 86 of the 132, were under contract inside 30 days.

What I would do with this if I were buying

Price every house you tour against the $410 per square foot the closed sales actually paid, not the $448 the listings are asking. Ask how long it has been listed and whether the price has moved, because those two answers predict your leverage better than the listing copy does. And get pre-approved first. A 13-day median leaves no room to sort out financing after you have fallen for a house.

Frequently asked questions

What does $1 million buy in Boca Raton in 2026?

About 2,400 square feet, four bedrooms, and a pool, in a house built around 1988. Of the 132 Boca Raton houses that closed between $900,000 and $1.1 million from March through August 2026, the median sale price was $977,500 and 82 percent had a pool. None of them were built in 2010 or later.

How many Boca Raton houses are for sale around $1 million?

Thirty-nine, as of September 8, 2026, counting every house listed between $900,000 and $1.1 million. The median asking price is $975,000. At the current pace of roughly 22 sales a month in that band, that is about 1.8 months of supply, thinner than the 2.7 months across all 503 Boca Raton houses on the market.

How much below asking price do Boca Raton houses sell for near $1 million?

The median sale closed at 95.8 percent of the last asking price and 95.3 percent of the original one, so roughly 4 to 5 percent under. But 28 percent of the 132 sales closed at or above asking. Houses that never cut their price sold at a median of 97.5 percent of the original ask in 7 days.

Let me price your search, or your address

If you are shopping between $900,000 and $1.1 million, start with my live search of Boca Raton houses under $1 million, then tell me what caught your eye. I will send you the 39 listings in this band with my notes on which are priced against the closed comps and which are not. If you already own a house in this band, I will run your address against the same 132 sales.

I am Alex Mendel with Keller Williams Realty in Boca Raton, working this market since 2013.