Wellington Real Estate Info, Wellington, FL (2026)

09/18/2026

The hardest conversation in this business isn't negotiation. It's pricing.

Every seller has a number in their head. Sometimes it's right. When it isn't, it's usually because one of these seven questions never got asked.

What have genuinely comparable homes closed for recently — closed, not listed?

What's competing with you right now? Buyers compare your home to what they can walk through this weekend, not to what sold in April.

What condition are you actually selling in? Roof age, AC age, updates, flooring, impact windows. Honestly.

How fast is your segment moving? In July 2026, Palm Beach County single-family homes went under contract in a median of 41 days and closed in 82. Condos took 69 and 112.

What's your real timeline? A seller who must be out by December prices differently than one who can wait. Both are fine. The price just has to match the answer.

What's your bottom line after costs? Work backward from what you net.

What's the plan if it hasn't sold in 30 days? Decide that while you're calm, not in week five.

Here's what I tell every seller: the market doesn't care what you paid, what you owe, or what you need. It responds to price and presentation. The good news is that those are the two things entirely within your control.

Thirteen years in, I've never pushed a client to list at a number they weren't comfortable with. But I will always tell you what I actually think.

Want to know what your home would realistically sell for right now? Send me a message.

Figures: Palm Beach County, July 2026, MIAMI REALTORS.

Rhonda Townsend · RE/MAX Excellence · [email protected]

09/17/2026

In July 2026, 47.7% of all closed home sales in Palm Beach County were cash. For condos and townhomes it was 57.2%. For single-family homes, 41.2%.

If you're getting a mortgage, that number can feel discouraging. I want to reframe it, because I think buyers draw the wrong conclusion from it.

What it does mean: in some segments — particularly older condo buildings, and particularly at certain price points — you will regularly be up against buyers who don't need financing, don't need an appraisal, and can close quickly. That's real.

What it doesn't mean: that a financed offer can't win. Sellers care about certainty and timing, and a well-prepared financed buyer can offer a great deal of both.

Where you can close the gap:

Be fully underwritten, not just pre-approved. There's a meaningful difference between a lender's letter based on a conversation and one based on submitted documentation. Ask your lender which one you actually have.

Shorten what you can honestly shorten. Not by waiving protections you need — by having your inspector lined up, your lender responsive, and your timelines realistic rather than padded.

Match the seller's timeline. Sometimes the seller's constraint isn't price, it's when they can move. Knowing that is often worth more than another few thousand dollars.

Make sure your agent is asking. A lot of what wins an offer isn't in the offer. It's in what the listing agent tells us when we ask the right question.

And worth remembering: 41.2% cash means 58.8% financed. The majority of single-family buyers in this county still use a mortgage. You are not the exception.

Figures: Palm Beach County, July 2026, MIAMI REALTORS.

Buying in Wellington or anywhere in Palm Beach County and want to talk strategy? Message me. No pressure, no rush.

Rhonda Townsend · RE/MAX Excellence · [email protected]

09/15/2026

Every relocation conversation I have starts the same way: "Where should we live?"

It's the right question and the wrong first question. Here are the seven that come before it.

Your commute — drive it at the hour you'd actually drive it, not on a Sunday.

HOA or no HOA — Wellington offers gated communities with active associations and semi-rural acreage with almost none. Dues, architectural review, rental rules, and trailer restrictions vary a lot.

Horses, or no horses — Wellington International hosts the Winter Equestrian Festival, and the 2027 season runs 13 weeks beginning January 6. If riding is part of your life, your property criteria change entirely: acreage, zoning, barn capability, trail access.

The real monthly cost — mortgage, property taxes, homeowners insurance, possibly flood, HOA or POA dues, and in some communities club or equestrian fees.

Which season you're visiting — Wellington in July and Wellington in February are not the same town. See both if you can.

Your flood zone — get the zone and an insurance quote before you're under contract.

What you're solving for — space, single-story, low maintenance, land, walkability, a hard timeline. Say it out loud and the map narrows itself.

Wellington, Royal Palm Beach, West Palm Beach, Lake Worth Beach and Lake Clarke Shores sit close together and live very differently. I've been helping people sort that out for thirteen years.

Planning a move to Palm Beach County? Send me a message and I'll build you a step-by-step relocation plan. I'll walk you through every part of it.

Rhonda Townsend · RE/MAX Excellence · [email protected]

09/14/2026

If you looked at your 2026 TRIM notice and thought the assessed value looked wrong, today is your deadline.

September 14, 2026 is the last day to file a petition with the Value Adjustment Board in Palm Beach County. Florida law sets that deadline at 25 days after the Property Appraiser mails the TRIM notices, and this year that lands on today.

A few things worth knowing:

Your TRIM notice — the one that says "This is not a bill" — shows your property's market value, assessed value, exemptions, and the proposed tax rates for the coming year. It's the only notice you get before the actual bill arrives.

If you believe the market value is inaccurate, or an exemption you're entitled to isn't reflected, the Property Appraiser's office is worth calling first. Many issues get resolved informally without a petition at all.

If it isn't resolved, filing a petition with the Value Adjustment Board is the formal route. There's a filing fee, and the process runs through the Clerk of the Circuit Court's VAB office.

Missing today doesn't leave you without options forever — it just means this particular avenue closes for the 2026 tax year.

Details and filing information: pbcpao.gov

And a heads-up for what's next: property tax bills go out by November 1, with a 4% discount if you pay in November, 3% in December, 2% in January, 1% in February, and none in March. April 1, they're delinquent.

Not sure whether your assessed value looks reasonable compared to what your home would actually sell for? That's a question I can help with. Send me a message.

Rhonda Townsend · RE/MAX Excellence · Wellington & Palm Beach County · [email protected]

09/11/2026

Twenty-five years.

Today we remember the nearly 3,000 people who were killed on September 11, 2001, and the first responders who ran toward the buildings.

Wellington has historically held a remembrance ceremony on this date. If you'd like to attend, check the Village of Wellington's calendar for this year's time and location.

We remember.

09/10/2026

September 10 is considered the climatological peak of Atlantic hurricane season, according to NOAA.

That doesn’t mean a storm is coming today. It simply means that, based on many years of data, this is around the time of year when tropical activity in the Atlantic is historically at its highest.

And hurricane season isn’t over after today. It runs through November 30, so I look at September 10 as a good reminder to make sure a few things around the house are actually taken care of.

A few questions worth asking yourself:

Do you know your hurricane deductible?
Take a look at your homeowners insurance declarations page. If you’re unsure how your deductible works or what your policy covers, talk with your licensed insurance professional.

Do you have flood insurance?
Flood coverage is separate from a standard homeowners policy. Don’t assume you have it—check.

Have you documented your home recently?
Walk through every room with your phone, including closets and cabinets. Document your belongings and save the video somewhere other than just your phone or inside your home.

Have you checked your shutters or panels?
Make sure you know which panels go where and that you have the hardware you need. It’s much easier to figure that out now than when a storm is approaching.

Are your important documents backed up?
Insurance information, identification, property records and other important documents should be somewhere you can access them even if you’re away from home.

If you can answer yes to all five, great. If not, this weekend is a good time to take care of the ones you’ve been putting off.

Nothing alarming. Just a little preparation while there’s time to do it.

Stay safe, Palm Beach County.

09/09/2026

September 10th is the statistical peak of Atlantic hurricane season, so here’s one simple homeowner task worth doing now.

Take 10 minutes and record a video walkthrough of your home.

Start at the front door and slowly walk through every room. Talk while you record. Open the closets and cabinets too—it’s easy to document the room and forget about everything stored inside it.

Get close-ups of model and serial numbers on your A/C, water heater, washer, dryer and other major appliances. Hold your phone still long enough that you can actually read the information later.

Then head outside and document what you can safely see from the ground: your roof from different sides, fence, screen enclosure, pool equipment, exterior A/C unit and other important features.

And don’t forget the last step: back up the video somewhere other than your phone. Cloud storage or another secure location you can access later is much more useful than having the only copy sitting on one device.

Hopefully, you’ll never need it. But if you ever do, having a record of your home and belongings can be a lot easier than trying to remember everything afterward.

10 minutes. Once a year. Save this Reel and add it to your hurricane-season checklist.

Rhonda Townsend | RE/MAX Excellence
561-236-9772 | [email protected]

09/08/2026

Most people start their home search by scrolling through listings and scheduling showings. I understand why—that’s the fun part.

But there are a few things I recommend doing before we start touring homes.

1. Get fully pre-approved.
Not just pre-qualified. There’s a difference, and having your financing in place helps you understand what you can comfortably afford and puts you in a better position when it’s time to make an offer.

2. Look at the whole monthly cost.
The purchase price is only part of it. In Palm Beach County, we also need to think about property taxes, homeowners insurance, possible flood insurance, HOA or POA fees, and other community-specific costs.

Two homes with the same asking price can have very different monthly costs.

3. Figure out what you’re really trying to accomplish.
Instead of starting with a long wish list, think about the things that actually matter to your move. Do you need more space? A shorter commute? A single-story home? More land? A specific closing date?

Once we know the priorities, it becomes much easier to narrow the search.

4. Understand your buyer representation agreement.
Before signing, understand what you’re agreeing to, how long the agreement lasts, what services your agent is providing, and how compensation works.

Ask questions. If something isn’t clear, ask again. I have no problem going through it with my clients as many times as needed.

5. Have a plan for your timeline and your money.
This is especially important if you already own a home and need to sell before—or around the same time—you buy. That conversation should happen before you find a house you love, not afterward.

Then we can get to the fun part: looking at homes.

Taking care of these things first doesn’t mean you have to rush through the search. I’ve shown buyers two homes, and I’ve shown buyers 30+.

We’ll keep looking until we find the one that feels right.

If you’re thinking about buying in Wellington or anywhere in Palm Beach County, send me a message. We can start with a conversation and put together a step-by-step plan based on your situation.

Rhonda Townsend | RE/MAX Excellence
561-236-9772
[email protected]

09/07/2026

Happy Labor Day!

If you’re looking for something simple to do around Wellington, the Wellington Environmental Preserve at the Marjory Stoneman Douglas Everglades Habitat is one of my favorites. There are more than 400 acres to explore, a boardwalk through the preserve, and an observation tower with some great views.

Or keep it even simpler and spend some time at Village Park or one of Wellington’s neighborhood parks.

And if your plan is to do absolutely nothing today, that works too. That’s kind of the point of the holiday.

For everyone who is working today—at our hospitals, restaurants, fire stations, utilities and all the other places that don’t simply close for a holiday—thank you.

I hope everyone has a safe and relaxing Labor Day.

09/04/2026

When someone says “3.7 months of inventory,” it can sound like just another real estate statistic. But it actually tells us something useful about what’s happening in the market.

Here’s the simple way to look at it:

Months of supply is basically a clock. If no new homes came on the market, how long would it take to sell everything currently for sale at the current pace?

At the end of July 2026, Palm Beach County was sitting at:

3.7 months for single-family homes
6.7 months for condos and townhomes

As a general rule of thumb, under six months tends to favor sellers, while over six months tends to give buyers more leverage.

So even though we’re talking about the same county, single-family homes and condos are really two different markets right now.

A few other numbers from July help put that into perspective. The median single-family sale price was $660,090, compared with $312,500 for condos. Single-family homes took a median of 41 days to go under contract, while condos took 69 days.

We also ended July with 10,443 active listings countywide, down about 21% from a year ago, while total closed sales were up about 15%.

In simple terms: fewer homes were available, while more homes were selling. That helped bring the supply number down.

But this is the part I always want people to remember: Palm Beach County numbers are a starting point. They don’t tell you exactly what’s happening with your home.

Wellington can look very different from downtown West Palm Beach. A condo can behave differently from a single-family home. And a $500,000 property can be in a very different market than a $1.2 million property just a few miles away.

The number that matters most is the one for your neighborhood, your price range and your property type.

If you want to know what those numbers look like for your situation, send me a message. I’m happy to pull them for you and explain what they mean.

Figures: Palm Beach County, July 2026, MIAMI REALTORS.

Rhonda Townsend | RE/MAX Excellence
561-236-9772
[email protected]

Wellington Real Estate Info

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