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The state of luxury real estate:
Navigating a shifted landscape
For international buyers, premium U.S. real estate remains a vital vehicle for capital preservation and a reliable hedge against inflation and equity market volatility.
The live-where-you-play movement The desire for a lifestyle-first existence has given rise to a new generation of luxury markets. Communities built around recreation, culture, and natural beauty—rather than proximity to a
If you’re looking to make sense of the luxury real
traditional corporate office—are among the fastest-
estate market, you’ve come to the right place. In the
growing enclaves in the United States and Europe.
pages that follow, we unpack the most impactful trends shaping the global housing market today,
The demand for turnkey convenience
offering you the insights you need to navigate a
The appetite for move-in ready homes has
rapidly evolving landscape.
reached an all-time high. Driven by a generational preference for immediacy and the logistical realities
The Great Wealth Transfer & Generational shifts
of managing multiple properties, buyers are placing
We are currently witnessing the Great Wealth
transition to be effortless—a trend we expect to
Transfer—a massive, $83 trillion shift in private
dominate the market for years to come.
a premium on turnkey convenience. They want the
wealth that is profoundly impacting the real estate sector. According to UBS, roughly 1,200 new
Next-gen privacy, security, and AI
millionaires are created every day. This influx of
For the ultra-high-net-worth buyer, privacy and
capital is changing how and why people buy.
safety are the absolute foundation of a property
Affluent buyers are increasingly buoyed by family
purchase. Security systems are no longer just an
funds, frequently purchasing multigenerational
afterthought; they are invisible, deeply integrated,
properties with larger, more versatile footprints.
and enhanced by artificial intelligence. From hidden
Furthermore, to mitigate future tax burdens,
technology and advanced gated infrastructures
families are proactively structuring their real estate
to sophisticated safe rooms, security is being built
assets much earlier. Today, real estate is no longer
into the bones of the modern estate.
just a place to live; it is a foundational pillar of generational wealth.
Beyond security, we also take a forward-looking glance at how artificial intelligence is reshaping
The rise of nest investing
home automation and daily living.
Modern luxury buyers think with their hearts, their heads, and their balance sheets. While owning a
We have designed this report to show you
home in an exclusive destination like Jackson Hole,
exactly how and why these trends are unfolding—
Los Cabos, or Palm Springs offers an unparalleled
empowering you to make your next real estate
lifestyle, it is also a deliberate financial strategy.
move with absolute confidence.
We call this nest investing—ensuring a primary
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or secondary residence works dynamically for a family’s portfolio over time. Today’s buyers carefully weigh long-term implications, from tax optimization and resale value to estate planning.
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Vince Leisey President Berkshire Hathaway HomeServices
Table of Contents
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The Great Wealth Transfer’s effect on real estate can’t be overstated—and it’s just beginning
Nest investing: For savvy buyers, both primary and secondary homes are part of a sharp financial strategy
Small towns, big returns: The live-where-you-play movement is creating a new generation of luxury markets
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Thanks to new, high-end technologies, wealthy homeowners get the privacy and security they need
Want a house to sell quickly? Make sure it’s move-in ready
Artificial intelligence and the luxury home
Photo credits: row 1, from left Berkshire Hathaway HomeServices Robert Paul Properties; Berkshire Hathaway HomeServices Baja Real Estate; Getty Images; row 2, from left Getty Images; Berkshire Hathaway HomeServices Carolinas Realty; Getty Images. Cover and background: Getty Images
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The Great Wealth Transfer’s effect on real estate can’t be overstated— and it’s just beginning
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The Great Wealth Transfer has been
It has tax implications for both the
brewing for decades, but now the
parents and their heirs, which include
shift of an estimated USD$83 trillion
what to do with major real estate
in private wealth is well under way,
assets to avoid substantial capital gains
according to UBS’s Next Gen report,
taxes, as well as what vehicle should be
published in June 2026.
used to transfer the wealth—will it be a trust? A lump sum?—and the personal
It’s “the largest transfer of wealth in
situation of the beneficiary.
modern history,” according to UBS. In the U.S., over 1,200 people now become
“Transferring money is not really that
newly minted millionaires per day, an
simple,” Phelan explained. “It's not just,
increase of 1.9% over 2024, according
‘Oh, I'm going to give this money to my
to a separate report by UBS, also
kids.’ What tax bracket are they in?
released in June.
Do they have a substantial amount of their own wealth where receiving your
“When I think about the Great Wealth
wealth creates a tax problem for them?
Transfer, I think about the staggering
It doesn't matter how big the balance
amount of money—in the order of
sheet is, knowing that your kids are
magnitude of trillions of dollars—that is
prepared to receive it and that you're
going to move not only from the baby
not inadvertently creating problems for
boomers, but from what is left of the
them is really important.”
Silent Generation into the hands of Generation X, the millennials, and the
The transfer is also likely to shake things
younger generations,” said Kate Phelan,
up for the Internal Revenue Service,
director of wealth planning and trust
given the new revenue potentially
advisory for U.S. Bank.
generated by these money moves, she noted. In addition, as a new generation
This massive movement of money will
comes into money, some will likely want
reverberate throughout the real estate
to work with different advisors than their
and financial industries, she added.
parents, which will undoubtedly create change within the financial industry, she added. Then there are the financial readiness implications.
Second-home locations—such as Wareham, Massachusetts, shown here—are already seeing the effects of older Americans passing their wealth down to their children.
Photo credit: Getty Images
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This iconic beachfront estate stands as one of the finest properties on all of Cape Cod. Located in the heart of Hyannis Port, the stately colonial residence is perfectly set on magnificent grounds designed by the Olmsted Brothers, who designed Central Park.
Inventory snapshot Most Berkshire Hathaway HomeServices network members polled said there's been a slight decrease in inventory in their regions year over year. DOWN SLIGHTLY
UP SIGNIFICANTLY 20.4%
54.3%
How has inventory changed this year compared to last year?
“You are moving money into the hands
Massachusetts, is already seeing shifts
of younger people, people who maybe
firsthand as assets are handed down
have not experienced financial success
from older generations to millennial and
yet and maybe don’t have the financial
Gen X investors.
aptitude to manage and steward the assets,” Phelan explained.
“It’s become one of the defining themes of this market,” he said. “The two
It’s not just the “black and white”
concerns we hear consistently across
economic impacts either, she said.
our offices are taxes, particularly how Massachusetts treats estates, and
“You’re going to see a very marked
how families handle a primary asset,
uptick in the amount of money that’s
the home, that can’t be easily divided
in the hands of women,” Phelan noted.
among heirs…the brokerage is now
“You’re going to see some changes in
part of that planning conversation
the ways that people steward money.
earlier than it used to be, alongside
We see the younger generations care
the attorney and the financial advisor,
more about the moral fiber of the
because the home is so often the
companies that they do business with…
largest asset in the estate and the
the Great Wealth Transfer is going to
hardest one to divide cleanly.”
have economic impacts, but it’s also UP SLIGHTLY
DOWN SIGNIFICANTLY
11.7%
13.6%
Source: Berkshire Hathaway HomeServices 2026 Luxury Landscape Market Report Survey
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going to have societal impacts.”
Buyers buoyed by family funds
George Patsio, managing partner at
Conversations on how to transfer
Berkshire Hathaway HomeServices
wealth have never been more important,
Commonwealth Real Estate in
and Patsio said he’s seeing that play out
Today, more big real estate decisions are made across generations.
generations, according to Robert E. Dawson, owner of Berkshire Hathaway HomeServices Dawson Ford Garbee & Co., REALTORS®. Plus, many first-time home buyers are older than they have been historically. “Parents and grandparents today want to see their children and grandchildren enjoy the fruits of their labor, so they are transferring that wealth so that the children can buy a bigger house,” Dawson said. “A lot of those people are buying multigenerational housing so that those parents or grandparents can live with them, at least for a certain amount of time.” Clients have had more time to save for a “substantial down payment” and with his clients. “We’re seeing decisions
For example, passing on a home
are skipping the starter home.
made more often by two generations
instead of selling it allows the original
“I’m seeing people that are 35 to 40, who
together rather than one.”
buyers of the property to defer capital
are first-time home buyers, spending
gains taxes on that property.
$600,000 to $800,000, which is huge
Real estate is increasingly becoming
in our market,” Dawson said.
a “part of a family’s long-term financial
“Another potential indication of
strategy rather than simply a place to
generational wealth in play is the rise
However, not everyone needs the
live,” according to Patsio. “The luxury
in all-cash purchases—transactions
influx of cash, according to Emmett
buyer today is strategic and focused on
that require no financing at all,” he
Laffey, CEO of Berkshire Hathaway
durability of value and legacy.”
said. “When buyers can close without
HomeServices Laffey International
a mortgage, it tells you the capital
Realty, whose market includes the
Families are also evolving away from
moving through this market
affluent areas of Long Island’s Gold
some old-school estate planning advice.
is substantial, and increasingly it’s
Coast and the Hamptons. His clients
being deployed that way.” “More families are acting during their lifetimes rather than waiting, which I
In Central Virginia, buyers are also
read as tax-driven,” Patsio explained.
getting infusions of cash from older
Photo credits, from left: Berkshire Hathaway HomeServices Robert Paul Properties; Getty Images
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Cash gifts from older generations are helping pay for many properties in Virginia, says Robert E. Dawson. Here, a 12,000-square-foot Georgian Revival home in Lynchburg, Virginia.
make significant salaries working in
“That divergence tells me the wealth
But with so many people in line for an
finance, healthcare, or other lucrative
transfer is already influencing where
influx of cash via inheritance, demand
fields, and have done well with
capital is going.”
for luxury homes will remain strong.
investments, especially given Wall Street’s strength.
Low inventory and high demand means Implications of the
prices will continue on their upward
Great Wealth Transfer
trajectory.
said. “And the home they bought in 2012
Although one might expect an uptick
“I would expect to see support for
for a million bucks is now trading at $2.5
in inventory as current owners age,
price appreciation where it is today
million, so they have lots of equity.”
that’s not necessarily the case. Some
to continue because of that wealth
older homeowners are staying in place,
transfer,” Bennett said.
“They have their own money,” Laffey
The luxury market has remained strong
in part because of the low mortgage
in areas around New York and Boston,
rates they got during the pandemic,
Many homeowners may not want to
but it’s not the upper echelon that’s
according to Laffey.
sell because of tax implications. If their
performing the best. Laffey noted the
property has appreciated significantly,
“meat” of the market is residences in
Others intend to keep their family
that means a hit on capital gains
the $3 million to $7 million range.
homes in the family, according to
taxes—and not just on the federal level.
Scott Bennett, head of specialty asset “Over the past year, the very top
management at Wells Fargo.
of the market in the established
“Massachusetts has its own estate tax with a $2 million exemption, far below
luxury-belt towns has softened,
“These are generally viewed as
the federal level of $15 million,” Patsio
while the tier just below it has stayed
generational assets, especially for the
noted. “In the markets we serve, the
intensely competitive,” Patsio said.
high-net-worth and ultra-high-net-
house alone can be enough to put an
worth families,” he said. “The house
estate over that line, so a family that
has family memories and is part of the
owes nothing federally can still face a
legacy…I think that the inclination is
real liability here at home. And because
going to be to hang on to it.”
the state threshold isn’t indexed to
Photo credit: Berkshire Hathaway HomeServices Dawson Ford Garbee & Co., REALTORS®
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THE GREAT WEALTH TRANSFER
The new home aesthetic When it comes to home styles, bigger isn’t necessarily better for younger buyers. “They’re not necessarily getting bigger houses, which was a thing for a while,” said Don Bobeda, owner of Berkshire Hathaway HomeServices Rocky Mountain, REALTORS®. “Instead they are mainly prioritizing newer, higher quality houses with more features.” Maintenance is not something his clients want, Bobeda said. “They want
be renovated, especially kitchens and
something newer,” he said. “Most
bathrooms. If you don’t do it, you don’t
millennials want something that is not
get the price.”
a hassle to take care of. It’s kind of like
Homes that feel move-in ready, like this Brookstone Custom Homes house in Boise, appeal to a younger generation.
getting a new car every five years. The
This is especially important now, as
same kind of folks will get a new house
“younger buyers lean strongly toward
every 10 years. They’re more likely to do
turnkey,” according to George Patsio.
Younger buyers are also known for
that than other generations.”
“They’ll pay a premium for move-in
being more savvy than previous
ready rather than take on a renovation
generations, who, until relatively
and a contractor backlog.”
recently, did not have the same access
On Long Island, where new construction is not nearly as common as in states
to property records as real estate
like Colorado, Texas, or Florida, homes
In terms of amenities, wellness
websites now provide.
that have been maintained and
features, privacy, outdoor living, and
updated sell quickly with multiple bids,
architectural quality are at the top of
“As this capital changes hands, it
Emmett Laffey noted.
buyers’ “must have” lists, Patsio noted.
doesn’t just sustain demand at the top, it reshapes it,” Patsio said. “The
“Where I see the frenzy and the
“In our coastal markets that translates
money is landing with buyers who want
bidding wars is on properties in super
directly into water access and
move-in ready residences, who do their
well-maintained condition,” he said.
indoor-outdoor living,” he said. “The
homework, and who treat the home as
“The clients that kept up these homes
minimalist look has cooled in favor of
an asset, and that’s going to steer where
are getting the premiums.”
warmth and spaces that serve more
the premium sits in the years ahead.”
than one purpose. In industry terms, That means makeovers at least every
the quiet-luxury moment is giving way
20 years, he added. “A house has to
to something more expressive.”
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Photo credit: Berkshire Hathaway HomeServices Idaho Realty
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What would you tell someone who's newly in charge of wealth?
Wealth creates opportunities, but it also creates responsibility. The most successful stewards of wealth focus on preserving what they’ve built, making thoughtful decisions, and ensuring their resources support both their future and the legacy they want to leave behind. Danielle Fraser, Berkshire Hathaway HomeServices Florida Network
Go slow, protect their money, surround themselves with experienced and trustworthy advisors. Lora L. and Scott Nordby, Berkshire Hathaway HomeServices Colorado Properties
Real estate is one of the best assets for growing wealth; it is not your most liquid investment, but it can provide a good return, with capital gains benefits or 1031 options. Claire Gillam, Berkshire Hathaway HomeServices Montana Properties
Real estate can be a powerful legacy asset, but it should be managed with discipline like any other investment. Surround yourself with an experienced real estate advisor, CPA, attorney, insurance advisor, and wealth manager. Melanie Weidenbach, Berkshire Hathaway HomeServices Northwest Real Estate
This mountain retreat nestled in the heart of Wintergreen Resort, Virginia, is well suited for multigenerational living.
inflation, it hasn’t kept pace with how much homes have appreciated, which means more families get pulled in every year without realizing it.” The impact of the Great Wealth Transfer is going to be enormous—and still is largely unknown. It’s crucial to have the right support, Patsio said. “Bring in the right professionals early: an estate planning attorney, a financial advisor you trust, and a brokerage that knows these markets,” he said. “We’re real estate professionals, not
The real estate decisions people regret are almost always the ones made under pressure or without local context...Wealth that lasts comes from patient, informed decisions— not speed, and not chasing the first opportunity that feels exciting or has the most “glam.” Christina Galbreath-Gonzalez, Berkshire Hathaway HomeServices Hilton Head Bluffton Realty Source: Berkshire Hathaway HomeServices 2026 Luxury Landscape Market Report Survey
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tax advisors, but an accurate sense of what the home is truly worth is what every other decision depends on, and that’s what we bring. The families who do best plan ahead with seasoned advisors across all three areas rather
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than waiting and guessing.”
Photo credit: Berkshire Hathaway HomeServices Dawson Ford Garbee & Co., REALTORS®
Casa Margaux in Mexico offers an investment opportunity.
This ultra-exclusive Waldorf Astoria Las Vegas penthouse is a rare real estate opportunity in the tourist-heavy city.
While owning a home in a high-end destination like Jackson Hole, Los Cabos, or Palm Springs undoubtedly provides a desirable lifestyle, today’s buyers of both primary and secondary residences think not just with their hearts, but with their heads—and their balance sheets—carefully considering the long-term financial implications of their purchases, from taxes to resale value to the home’s place within long-term family wealth planning.
Nest investing: For savvy buyers, both primary and secondary homes are part of a sharp financial strategy
“Whether the original impetus to buy a luxury home is financial or lifestyledriven, it usually becomes a bit of both,” said Mark Fleming, chief economist for First American Financial, a real estate financial services company. “In most markets, homes are a stable asset and a way to diversify wealth with the benefit of being able to live in it.” For many international buyers with properties within the U.S., real estate
Photo credits from left: Berkshire Hathaway HomeServices Baja Real Estate; Berkshire Hathaway HomeServices Arizona Properties, California Properties & Nevada Properties
provides a major vehicle to move money from a potentially unstable country, he
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Set in Henderson, Nevada, this home is sited to capture sunrise over the water and sunset across the McCullough Range.
said. In addition, owning property can
“The Cabo lifestyle tends to draw them
Brokers of Jackson Hole Real Estate in
be a hedge against inflation and volatile
in first, then they start looking for other
Jackson, Wyoming.
stock markets.
property investment opportunities to diversify their portfolios,” Gengos said.
“Wyoming doesn’t have a state
“Luxury home buyers didn’t get where
“One client, for example, purchased
personal or corporate income tax,
they got without being financially
a principal home for vacations and is
capital gains tax, inheritance, gift or
savvy,” said Troy Reierson, Las Vegas-
now acquiring more homes here for
estate tax, or a tax on out-of-state
based CEO of Berkshire Hathaway
short-term rental income and long-term
retirement income,” Harland said.
HomeServices Arizona Properties,
appreciation.”
“Property taxes are low and there’s
California Properties & Nevada
no extra state tax on food or gas,
Properties. In Las Vegas, for example,
Cabo has become a popular market
either. Plus, the state doesn’t require a
he said, savvy buyers see luxury
for “second primary homes,” Gengos
minimum number of days in-state to be
homes “flying off the shelves and
added, typically purchased by people
a resident.”
they want in on that. We’ve always
downsizing in the U.S. who want a
had a lot of California buyers moving
larger vacation home that they use
Harland said many buyers choose
here because of taxes, but now we
half the year.
to move to Wyoming from California
have more from Washington state buying property here because of the
for tax savings, but they need to Motivation: Tax mitigation
millionaires tax they passed there.”
follow California rules to change their residency, which can be complex.
While Wyoming’s spectacular High-net-worth individuals from around
scenery and outdoorsy lifestyle are
“Some California buyers saved so
the globe who purchase homes within
the main draw for property buyers
much on taxes that it ultimately paid
his area in Mexico tend to be focused on
there, the state’s reputation as “one
for their luxury home in Wyoming,”
controlling their future with a diversified
of the top three most tax-friendly
Harland said. “Most of our buyers own
portfolio of homes, said Ian Gengos,
states” really entices high-net-worth
multiple homes in different places
owner and designated broker for
buyers, according to Kurt Harland,
and then choose to establish
Berkshire Hathaway HomeServices Baja
associate broker and majority owner
residency in Wyoming if they can for
Real Estate in San José del Cabo, Mexico.
of Berkshire Hathaway HomeServices
the tax savings.”
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Nevada, another tax-friendly state,
Tax considerations influence buyers in
doesn’t have personal or corporate
Cabo, too, where there’s no inheritance
state income tax, inheritance or estate
tax and no citizenship tax, Gengos said.
taxes, or a state capital gains tax, according to Reierson.
“Property taxes and operating costs are lower in Cabo than in the U.S.,
“Most luxury buyers in Las Vegas own
too, plus we have a tax treaty with
multiple homes in multiple states, but
the U.S. so there’s no dual taxation of
they call Las Vegas their primary home
income,” Gengos said. “You can get
for tax residency,” he said.
residency status in Mexico if you own property there.”
However, Fleming recommends that buyers consider location and
Borderless investing
Real estate has proven to be such a safe investment, proven over decades and centuries. Making this investment first means that a foundation of your portfolio has been achieved.” —Rolston Audain, Berkshire Hathaway HomeServices RW Towne Realty
accessibility before committing to establishing residency in a new state.
Generally, buyers from Latin America, Canada, and Eastern Europe are
“Owning property in a state with lower
attracted to property in Miami because
tax rates can make sense for residents
of the convenience and culture there,
but the appreciation in value typically
of a high tax state, but not if they buy
while the West Coast, particularly
increases enough eventually to offset
in a place that’s too difficult to get to,”
California, appeals to people from
that,” Fleming said.
Fleming said.
China and the rest of Asia because it’s easier to get to, Fleming said.
Fleming also stressed that owners of
In Mexico, some global investors are purchasing homes for themselves
multiple homes need financial advice
“There’s a cost to holding a home
and then buying undeveloped land for
to manage evolving tax rules on
as an asset because you have
future development opportunities,
second homes.
maintenance and operating costs,
Gengos said. “One of my clients sold a home in Aspen and opted to buy a preconstruction branded St. Regis residence for a future retirement home,” he said. “The branded residence concept has gained traction here in Cabo over the last decade or so because people like the certainty of
Homes in California, like this custom new home in Palm Springs, appeal to buyers from Asia because they're relatively convenient to get to.
Photo credits: Berkshire Hathaway HomeServices Arizona Properties, California Properties & Nevada Properties (2)
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Pricing snapshot Most Berkshire Hathaway HomeServices network members polled said prices are up slightly this year. UP SLIGHTLY
the experience. Luxury investors are
airport for easy access for themselves
especially interested because there’s a
and future buyers, Reierson said.
guaranteed upside over time and a large luxury rental base for income.”
“Homes in our markets including Las Vegas, Scottsdale, and Palm Springs, are
Some investors buy three or four
rarely someone’s only home,” he said.
condos in a branded residence or
“They want access to it, but the property
mixed-use resort for rental income and
is also purchased as an additional asset
appreciation, Gengos said.
to diversify their portfolio.”
Lifestyle was the prime driver of
Wealth transfer planning
53.6%
home purchases in Mexico during the How has pricing changed this year compared with last year?
UP SIGNIFICANTLY
DOWN SLIGHTLY
7.1%
39.3%
Source: Berkshire Hathaway HomeServices 2026 Luxury Landscape Market Report Survey
Los Cabos has become a popular market for second primary homes. This penthouse is part of 1 Homes & Hotels.
pandemic, Gengos said, but after 2022,
Some ultra-high-net-worth individuals
as interest rates rose, and economies
use real estate as a financial planning
shifted, financial strategizing became
tool to pass wealth to their heirs.
more important. “Residential real estate can be “People from the U.S. are the biggest
another asset to transfer to younger
investors in Mexico, but now we’re
generations, whether by purchasing a
seeing more borderless investing, with
home now for adult children to use, or as
one in five buyers born outside the
a legacy property,” Fleming said.
U.S. and Mexico,” he said. “People are coming here from India, China, Europe,
In Mexico, “larger homes offer
and other countries in Latin America for
opportunities for multigenerational
global diversification of assets.”
gatherings and as a property younger generations can leverage for rental
Whether they are U.S. residents or
income, long-term appreciation, or as
from overseas, global investors look
part of their tax structure,” Gengos said.
for properties in proximity to a major Buyers in Las Vegas tend to be attracted by the city’s global reputation as a sports and entertainment capital, Reierson said, but “still, lots of buyers here own multiple properties around the world and run their lives and their family’s lives like a business,” he said. “They have a family office that handles everything and knows how to optimize property purchases for asset accumulation and as part of their
•
estate planning.”
Photo credit: Berkshire Hathaway HomeServices Baja Real Estate
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Small towns, big returns: The live-where-you-play movement is creating a new generation of luxury markets This six-bedroom coastal home is in Isle of Palms, a top vacation destination with a mix of part-time and full-time residents. The barrier island is a convenient 25-minute drive to Charleston.
Three years ago, a film executive and
Real Estate to see some properties “just
“It’s a story we see repeatedly,” she
a teacher visited Charleston, South
for fun,” said Luxury Collection Specialist
said. “People come for a visit, but
Carolina, staying with friends on one
Elizabeth Shirley. The culturally vibrant,
they stay because Charleston offers
of the city’s barrier islands. Taking
architecturally rich port city with easily
a quality of life that is increasingly
advantage of a long weekend, the
accessible seafaring and land-based
difficult to find. We’ve even had clients
Raleigh, North Carolina-based couple
recreational opportunities charmed the
purchase after visiting Charleston as a
explored the historic colonial downtown,
couple. They also loved its tight-knit,
cruise port of call.” Rising home prices
ate at award-winning restaurants, and
year-round community. “Within months,
walked the waterfront promenade.
they found a home that was perfect for
On Sunday, they contacted the office
their family,” Shirley said. “Within a few
of broker Sean Leighton at Berkshire
years, the second home became their
Hathaway HomeServices Carolina Sun
primary residence.”
Photo credit: Berkshire Hathaway HomeServices Carolina Sun Real Estate
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over the past half-decade reflect the region’s emergence as one of America’s newest magnet cities, where natural beauty and a relaxed luxury lifestyle are attracting a mix of executives, entrepreneurs, retirees, and remote professionals. According to exclusive data from Realtor.com, the median sales price in Charleston rose from $379,824 in March 2022 to $465,000 in March 2026. The top 10% of sales grew to $1.43 million in March 2026, from $1.1 million in March 2022. And it’s not just Charleston. Communities built around lifestyle, rather than just work, are some of
Oregon. “They’re prioritizing access to
the fastest-growing luxury markets
recreation, community, safety, schools,
across the United States and Europe.
and overall quality of life.”
Bend, Oregon, offers buyers easy access to outdoor recreation, including skiing at Mount Bachelor and water sports along the Deschutes River, shown above.
“Increasingly, buyers are making housing decisions based on how and where
Boomtown balance
they want to live, not simply where they work,” said Melanie Weidenbach,
Areas that balance preserving small-
president and CEO of Berkshire
town charm and natural resources with
Hathaway HomeServices Northwest
intentional growth are seeing not only
Real Estate, serving Washington and
increased property values, but also
Photo credit: Getty Images
A 5-Year Snapshot of Sales Prices Median sales prices across the U.S. have mostly increased, in some places more than others.
2022
BEND, OREGON
BOISE CITY, IDAHO
CHARLESTON, SOUTH CAROLINA
2026 TAOS, NEW MEXICO Source: Realtor.com exclusive data
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$622,929 $588,000 $493,282 $466,531 $379,824 $465,000
22.43% INCREASE
$378,703 $535,781
41.48% INCREASE
5-Year Listing Price Snapshot: Charleston
5-Year Listing Price Snapshot: Bend
We took a look at listing price changes over the last 5 years—across the luxury market in Charleston, South Carolina, from the the top 10% to the top 1%—as well as days on market.
We took a look at listing price changes over the last 5 years—across the luxury market in Bend, Oregon, from the the top 10% to the top 1%—as well as days on market.
CHARLESTON, SC
BEND, OR
2022
2026
2022
2026
MEDIAN LISTING PRICE
$516,238
$497,000
MEDIAN LISTING PRICE
$683,009
$699,125
TOP 1% LISTING PRICE
$6,732,350
$7,079,800
TOP 1% LISTING PRICE
$5,443,050
$4,994,550
TOP 5% LISTING PRICE
$3,991,500
$3,200,000
TOP 5% LISTING PRICE
$2,406,250
$2,415,700
TOP 10% LISTING PRICE
$2,800,000
$2,072,983
TOP 10% LISTING PRICE
$1,684,000
$1,799,680
OVERALL DAYS ON MARKET
16 DAYS
46 DAYS
OVERALL DAYS ON MARKET
34 DAYS
52 DAYS
Source: Realtor.com exclusive data
Source: Realtor.com exclusive data
rising standards of living. Weidenbach
but buyers don’t feel that it’s diminished
cited Bend, Oregon, as a success
the lifestyle that attracted them in the
story in the growing live-where-you-
first place.”
play movement. “Bend has evolved into one of the Pacific Northwest’s
An influx of all-cash buyers from larger
premier luxury markets, but lifestyle
coastal cities, along with second-
remains the primary driver,” she said of
home owners upsizing to full-time
the city with easy access to outdoor
residences, is fueling market demand.
recreation, including skiing at Mount Bachelor and water sports along the
But according to Realtor.com, Bend’s
Deschutes River. But it’s more than
median sales price actually fell to
just a recreation market, she said. “The
$588,000 in March 2026 from $622,929
city has done a strong job investing in
in March 2022. On the luxury side, sales
the infrastructure needed to support
prices mostly stayed the same.
growth, including transportation, utilities, parks, and community
“Bend still maintains much of the
amenities,” Weidenbach said.
small-town feel that residents value,” Weidenbach said. “It’s become a place
Intentional growth has created a positive
where people can build lives around
feedback loop expanding Bend’s appeal
the lifestyle they want.”
rather than diluting it. Buyers might arrive for the outdoor lifestyle, but find
The reverse commute
themselves staying for the dining scene, the social atmosphere, and an overall
Companies are taking notice. “It’s not
quality of life that keeps surprising them.
just people; industry and businesses
“Bend has experienced tremendous
are relocating here as well,” said
growth over the last three decades,
Tracy Kasper, broker-owner of
Today’s buyers want move-in ready: updated kitchens, bathrooms, modern finishes. No projects. Location still rules, but now includes walkability, good schools, and amenities. Bonus points for outdoor space, a home office, and energy efficiency.” —Olivia Casa Monday, Berkshire Hathaway HomeServices Colorado Real Estate
15
This custom home is part of Lone Star Ranch, in Nampa, Idaho, a short drive from Boise.
In New Mexico, many vacationers decide to double down on the lifestyle, moving from part-time to full-time residents.
Berkshire Hathaway HomeServices
According to Realtor.com, the median
Silverhawk Realty in Boise. The region’s
sales price in Boise was $466,531
unparalleled access to mountain
in March 2026, down slightly from
sports and relaxed city life has always
$493,281 in March 2022. The top 10%,
attracted outdoor enthusiasts.
5%, and 1% sales prices were all up
However, beginning in 2014, targeted
significantly. In the case of the top 1%,
business incentives combined with an
prices rose the most—to $3,778,740
existing low tax structure made the
from $1,349,213 in March 2022.
state a regional competitor, triggering a broader economic transformation.
“When people think of Idaho, they think of fishing and potatoes,” Kasper
Homes are long-term investments, which historically have provided significant financial returns over time, especially when considering the tax advantages that your personal residence provides. Invest as much as you feel financially comfortable.” —Ron Shuffield, Berkshire Hathaway HomeServices EWM Realty
16
According to the Boise Valley
said. “What they don’t expect is how
Economic Partnership, “successful
truly beautiful it is, our growing food
business expansions are following the
and wine scene, and that, no matter
flow of talent into the region.” Taking
what you love to do outdoors, you’re
advantage of both talent and financial
going to find it.”
incentives, Meta Platforms built a data center in nearby Kuna, and
The pros and cons of keeping
Micron Technology announced a
luxury low-key
$15 billion investment in semiconductor manufacturing outside Boise. Lower
In the nearby Sawtooth Mountains, Sun
tax rates are also attracting smaller
Valley’s “quiet wealth” has attracted
regional businesses. “Companies are
ultra-high-end buyers for generations.
relocating because they can cross our
John Sofro, broker principal of Berkshire
border and save thousands of dollars
Hathaway HomeServices Sun Valley
just by operating their business in
Properties in Ketchum, said the area’s
Idaho,” Kasper said.
strict conservation easements and
5-Year Listing Price Snapshot: Boise
5-Year Listing Price Snapshot: Taos
We took a look at listing price changes over the last 5 years—across the luxury market in Boise, Idaho, from the the top 10% to the top 1%—as well as days on market.
We took a look at listing price changes over the last 5 years—across the luxury market in Taos, New Mexico, from the the top 10% to the top 1%—as well as days on market.
BOISE CITY, ID
2022
2026
TAOS, NM
MEDIAN LISTING PRICE
$592,495
$625,000
TOP 1% LISTING PRICE
$2,912,540
TOP 5% LISTING PRICE
2022
2026
MEDIAN LISTING PRICE
$478,500
$588,250
$3,547,000
TOP 1% LISTING PRICE
$3,441,950
$3,512,500
$1,667,863
$1,921,100
TOP 5% LISTING PRICE
$1,903,000
$2,096,000
TOP 10% LISTING PRICE
$1,251,205
$1,394,180
TOP 10% LISTING PRICE
$1,593,300
$1,418,500
OVERALL DAYS ON MARKET
26 DAYS
37 DAYS
OVERALL DAYS ON MARKET
128 DAYS
126 DAYS
Source: Realtor.com exclusive data
Source: Realtor.com exclusive data
a culture of respecting residents’
a community that doesn’t reflect the
skiing, the outdoor life, and especially
privacy have protected both the views
values that brought you there.”
the remoteness.” Yet, that same
and small-town charm. “Sun Valley
remoteness can also spur longtime
is attracting residents fleeing other,
However, keeping the small in these
residents to leave. “There’s just no
bigger four-season resort towns
small towns has its drawbacks. Jim
ability to grow,” he explained of the area
because they’ve gotten too crowded,”
Pitts, president of Berkshire Hathaway
bounded by the Carson National Forest,
Sofro said. “Cities are living organisms;
HomeServices New Mexico Properties,
Pueblo lands, and multiple canyons.
they either grow or they die. Yet, if
explained that people come to New
you’re not careful, you can end up with
Mexico’s luxury corridor “for the
Yet, in New Mexico’s mountain communities, the same trajectory that turns vacationers into part-time and then full-time residents has continued to attract new residents for decades. “The majority of buyers come because they love it and want to end up here,” Pitts said. The relative affordability of New Mexico’s luxury corridor, which includes Taos and the mountain community of Angel Fire, is drawing buyers priced out of other Western mountain towns. “The average sales price in Aspen is $12.5 million,” Pitts said.
Photo credits, from left: Berkshire Hathaway HomeServices Silverhawk Realty; Getty Images
17
Lifestyle factors are credited for turning Italian tourists into homeowners.
For those looking for an Italian estate, Tenuta Borgomasca in Val Trebbia comprises a 17th-century villa, seven farmhouses, and functional outbuilding— all renovated and nestled within a private park.
“For $2 million to $3.5 million, you can buy a luxury property here with acreage, extraordinary views, privacy, adobe construction, and high-end finishes.” Italy for living “People arrive here as tourists and leave as homeowners,” said Marina Rizzotto Yakovleva, founder of Berkshire Hathaway HomeServices Palazzo Estate. The draw isn’t difficult to understand. In villages dotting the Italian countryside and lakeshores, beauty, affordability, food, culture, and an unhurried, centuries-old way of living converge. Residents can spend a morning boating, enjoy a leisurely lunch in a village piazza, and still make a Zoom call before dinner. “Italy is a small country,” Yakovleva said, “but you can find everything here—lakes, seasides, mountains.” Italy’s enduring appeal has grown sharply in the past two years. Seeking out the temperate climate and la dolce vita, buyers are coming from Northern Europe, the Middle East, India, and—increasingly—the U.S., which now represents 30% of Yakovleva’s client base. Introduced in 2017, Italy’s €300,000 flat tax on all foreign-sourced income has drawn entrepreneurs, executives, and investors. “The flat tax gets people on Photo credits, from top: Getty Images; Berkshire Hathaway HomeServices Palazzo Estate
18
the plane,” Yakovleva said. “But Italy
•
gets them to stay.”
Thanks to new, high-end technologies, wealthy homeowners get the privacy and security they need Luxury home buyers are increasingly
Already 61% of households in the U.S.
are increasingly looking for advanced
focused on creating the utmost privacy
have at least one security camera in
smart-home applications to monitor
and security in their homes, and with the
their homes, according to a February
both the interior and exterior of their
advent of high-end tech, their estates
2026 survey of over 2,400 Americans
estates.
are becoming more secure than ever.
by the home surveillance company Safe Home, up from 52% just two years
Discretion is also key: “From the
“Privacy and security have gone
prior. And 28% of users have AI person
street, there doesn’t appear to be any
from being an option to a necessity,”
or package detection systems as well.
additional security barriers,” she said,
said Brent Consedine, president of
“though these properties are heavily
Berkshire Hathaway HomeServices
While the overall market is increasingly
backed by private security teams and
California Properties.
attentive to home security, high-
constant monitoring.”
net-worth buyers are understandably The global home security systems
even more concerned, said Consedine,
In the years since people have
market was valued at $72 billion in
especially those with public-facing lives.
begun working remotely more of the
2025, up from $67 billion in 2024, according to a study by analytics firm
time, investments have surged into Discreet high-tech
Markets and Markets. The market is
estate fencing, electronic gates, and extensive landscaping to buffer noise
expected to reach $109 billion by 2030,
Beth Mulholland, team leader
from neighbors and nearby traffic, and
according to the research, as people
and sales associate at Berkshire
create more privacy.
feel growing concern about their home
Hathaway HomeServices Fox & Roach,
safety and increasingly want to adopt
REALTORS®, based in Pennsylvania,
smart-home automation equipment.
noted that buyers and homeowners
Photo credit: Getty Images
19
A desirable home should have high-quality finishes, good energy performance, smart technology, security, and spaces that support daily well-being...In short, the modern dream home combines location, convenience, privacy, sustainability, and a strong sense of lifestyle.” —Ana Lopes, Berkshire Hathaway HomeServices Atlantic Portugal
“We’re seeing more and more
surveillance. “These systems are
cameras, both visual and audio,
now commonplace,” he added. Strict
picking up neighboring properties
monitoring of who comes in and out
as well,” she said.
of the estate—with IDs checked—are a regular fixture, he said.
Security and privacy have always been important with high-net-worth buyers,
Motion lighting and sensors, drone
she said, but equipment is fast evolving
radar detection, fortified marina
to be more encompassing and include
entries, and safe rooms are also
AI features.
becoming more commonplace.
“It’s increasingly common, even in
“Twice in the past year I’ve seen
more moderate markets, to see a lot of
people install these security rooms in
smart homes,” she said. “People want
their homes, with a false cabinet that
all the bells and whistles to monitor
can be opened and reveals a large
their homes.”
ballistic-proof room. I’d never seen them before,” he said.
A complete security apparatus Homes are now fitted with security Jim Bernard, president of Berkshire
dashboards, unified smartphone
Hathaway HomeServices Bahamas Real
monitoring systems, and impact
Estate, said high-net-worth individuals
windows.
relocating to the Bahamas are Long driveways like this one help homes feel private. This seven-bedroom home in Rancho Santa Fe, California, is also situated behind the gates of The Bridges, a golf community.
significantly escalating their property
Some individuals bring their own
security measures.
head of security to viewings to gauge features, and decide if they keep the
“Gated communities are key,” he
current layout or plan retrofittings.
said, pointing to perimeter gating, 24/7 security patrols, staffed
“Privacy and safety are the foundation
gates, and military-level camera
of a house purchase,” he said. “Everything is built around it,” he said. A layered ecosystem Back in California, Consedine has noticed that buyers are increasingly focused on multilevel security, with different zones of the estate giving access to different people, from the close-knit family to the contractors and landscape artists, who need identification to get through the gates.
Photo credit: Berkshire Hathaway HomeServices California Properties
20
PRIVACY AND SECURITY
With fame comes extra layer of security
They’ll also want remote monitoring systems, closed-circuit online connections, and AI-powered detection equipment, similarly to other high-net-worth clients, he said.
Athletes and
Hathaway HomeServices Bahamas
But celebrities aren’t necessarily
celebrities have
Real Estate, has found that celebrities
looking to hide from their communities
unique needs when
purchase homes in the Bahamas
either, said Beth Mulholland in
it comes to privacy
specifically because they know they’ll
Pennsylvania. She has found that
and security, as their
enjoy some privacy there, compared
high-profile residents—including
with highly dense cities in the U.S.
professional athletes—frequently
high profiles mean they often want even more discreet surroundings and
choose to live in open, high-value
high-tech security fixtures than other
A well-known athlete regularly visits
enclaves where they feel safe, and will
high-net-worth buyers to protect their
the Bahamas, and “nobody bothers
participate in neighborhood traditions,
privacy.
him,” he said.
such as trick-or-treating on Halloween.
Some high-profile individuals will
In California, the situation differs a bit,
“Athletes have their own security
come to a home purchase with their
especially in highly dense areas.
teams, but they’re also very friendly
own security teams, something not
with the community,” she said.
all high-net-worth buyers have. And
Brent Consedine said his clientele
many will look to retrofit older homes
includes a few former national TV
Sometimes, they’ll want to protect
to install the latest privacy and
anchors and high-powered attorneys
their families by buying homes next
safety features.
representing clients in the sports and
to other high-value properties with
entertainment business.
shared values, she said. And they’ll also
Overall, location is usually a top
install monitoring systems that provide
concern. Jim Bernard, who has a
For them, gated communities
security. They’ll have “a lot of cameras
dedicated Sports + Entertainment
and 24/7 security teams are a priority,
and monitoring, but it’ll all be very
Division designation at Berkshire
he said.
discreet,” she added.
•
Systems are all on their own closed-
“People want systems that feel
circuit network, avoiding the cloud or
integrated rather than intrusive,” he
the internet, for enhanced privacy.
said. “They also want security systems
Consedine has found that the local
that are invisible.”
community itself can act as a safety net,
Homeowners are opting for the latest
Community perks
with gated communities, neighborhood
tech, including motion detection,
“Security is no longer a single system
watch, invisible cameras, and 24-hour
video doorbells, remote monitoring,
but a layered ecosystem, securing
guards helping give a sense of security.
glass-break sensors, mobile-controlled
the home and the whole perimeter,
alarm systems, and remote access
as well as fine art, jewelry, vehicles,”
“In the 1990s and 2000s, people got
capabilities.
Consedine said.
rid of guards as a cost containment
21
measure,” he said. “Now they’re back.” As for high-tech equipment, some
Besides planting trees to conceal the
“We’re super fortunate with our natural
house, people also pay attention to the
boundaries providing the ability to
house’s online footprint.
create privacy and thus security,” he
sellers will be advised to fit those in
said. “That’s a big part of what attracts
before they put their properties on
They’ll make sure that the entire home
the market, to increase the likelihood
is blurred at the street level on Google
of selling.
Maps. And they’ll sometimes request
Buyers in Vail and Aspen prioritize
to find a home sold offline, with no
environmental security over personal
online ad or listing.
defense, he said. The primary
“A lot of buyers are choosing homes that already have those elements built-in,” he said.
people here.”
demand is on property preservation, Earlier this year, Bernard worked on
with buyers heavily investing in
selling a beachfront house, which was
comprehensive monitoring systems
“Everyday successful businesspeople
on sale for $32 million, and had never
to prevent catastrophic damage while
have started to take security a lot
been listed online. “Part of the deal was
properties sit vacant.
more seriously, especially in these
full discretion,” he said.
highly dense areas of L.A.,” Consedine added.
Environmental sensors are installed Protecting against environmental
throughout the house to protect
hazards, too
against frozen pipes and detect
A home that feels off the grid
wildfires. For other home buyers, it’s the location
Bernard added that some homeowners
itself that can provide safety.
also use natural landscaping to conceal homes.
“Whole-home systems track if there’s a water leak, if it’s the right temperature
Michael Slevin, president of Berkshire
and can detect fires,” he said. “That’s
Hathaway HomeServices Colorado
an important concern.”
“You look from the street and it
Properties, said that the region’s
seems like there’s nothing there but
natural geography inherently provides
shrubbery,” he said, “when in fact
safety, positioning homes up private
there’s a $20 million villa.”
valleys miles away from traffic.
•
Photo credit: Berkshire Hathaway HomeServices California Properties
The Eagle's Nest is atop one of the highest hills in Rancho Santa Fe, California, on a private, gated street, with 360-degree ocean, golf, and mountain views.
22
Recent renovations for this retreat-like property in Wake Forest, North Carolina, include a chef's kitchen and spa-like bathrooms.
Want a house to sell quickly? Make sure it’s move-in ready Today’s affluent buyers are busier
“Buyers appreciate having all of the
than ever. They often have multiple
work done, and they can bypass
businesses, larger property portfolios,
permitting, approvals, construction,
and greater-than-ever demands on
etc.,” he added.
“Time is more important today for
Berkshire Hathaway HomeServices
people than money,” said Ron Shuffield,
Carolinas Realty, said having a “pristine”
CEO and president of Berkshire
home can make all the difference
Hathaway HomeServices EWM Realty.
between a sale and a pass.
Move-in ready, functional outdoor living spaces, convenient in-town location or privacy, multiple laundry rooms, all en-suite bedrooms, a scullery, and room for a pool are all features that garner excitement.”
With ongoing competition in the South
“Luxury consumers value time and
Florida luxury market, Shuffield noted
peace of mind,” she said. “With
—Maria Kazakos, Berkshire Hathaway HomeServices Carolinas Realty
that sellers are doing more to make their
something that’s move-in ready,
properties more presentable and ready
they don’t have to worry about
to sell, which could include anything
inconveniences.”
their time. It’s a large part of why move-in ready homes are all the rage.
With an influx of inventory in her market, Maria Kazakos, president of
from a major remodel to staging specific rooms with specific paint colors to help
She’s seeing a number of buyers
a buyer imagine what an area could
ask for sculleries—a secondary prep
look like. He said putting those kinds of
room adjacent to a kitchen where
investments upfront can yield a higher
homeowners or their staff can hide
selling price later.
the mess and toil of daily life, keeping
Photo credit: Berkshire Hathaway HomeServices Carolinas Realty
23
Wanted: Move-in ready homes
the main kitchen clean and tidy. It’s
is particularly important in vacation
food-prep ready, as it were.
markets where much of the oversight typically happens remotely.
The vast majority of Berkshire Hathaway HomeServices network members polled say that move-in ready condition is what buyers want now.
“People are going nuts for that. It’s been funny to see the enthusiasm for
“Buyers don’t want to do anything,”
sculleries across the buying spectrum,”
he said. “Getting the work done of a
she added.
remodel or upgrade is costlier here and more difficult.”
She went on to note that part of the
YES 96.9%
Are clients more interested in move-in ready homes than in previous years?
list of move-in ready upgrades can
He tends to sell properties fully
include multiple laundry hookups in
furnished not because of the added
multilevel homes for buyers with large
financial value, but because it can
families. There’s a price to be paid for
take three to six months for a buyer
the convenience of not having to haul
to furnish a property to their liking,
large bins of laundry between floors.
especially with limited availability on the islands.
More turnkey on-site amenities in condo buildings
“Furnishings add to a home’s selling potential, and often they’re
Condos are also part of this broader NO 3.1% Source: Berkshire Hathaway HomeServices 2026 Luxury Landscape Market Report Survey
custom-made for the property,” he said.
move-in ready trend. Alex Iskenderian, co-owner of Berkshire Hathaway
Shuffield noted that luxury condo
HomeServices Maui Properties,
buildings across South Florida are
noted that having a turnkey home
ramping up the on-site amenities.
This new build in Islamorada, Florida, stands on two private acres of bayfront, offering deepwater dockage with a boat lift, a white sandy beach, and unobstructed, panoramic views.
24
Listings keywords The percentage of Realtor.com listings with mentions of move-in ready, furnished, and turnkey have increased across the board over the last five years.
owner’s own unit. He’s also seeing
2022
purpose-built dining rooms or in the
2023
their guests. They can cater in
MOVE-IN-READY
2024
on-site specifically for owners and
MOVE-IN-READY
MOVE-IN-READY
MOVE-IN-READY
5.6%
FURNISHED
5.4%
homeowner associations redo common areas to be more inviting and focused around entertaining in ways that they may not have been in the past.
3.6%
MOVE-IN-READY
2025
that have created full restaurants
Set in Cold Water, a lakefront community on Belews Lake in North Carolina, this home offers an open dining and kitchen floor plan that appeals to today's buyers for its ease.
2026
He cited a couple of buildings
FURNISHED
4.4%
TURNKEY
3.3%
3.5% 4.9%
FURNISHED TURNKEY
3.5%
3.5%
In Hawaii, Iskenderian pointed to landscaping as something that can now also be turnkey. “Landscaping can directly affect privacy, and in older homes the
5.4%
FURNISHED TURNKEY
3.8%
landscaping is sometimes more desirable compared to a new build,” he said. “The age of the home is not the No. 1 factor anymore.” In a state that averages 3,000 hours
4.6% 5.4%
FURNISHED TURNKEY
3.8%
of sunshine a year, an amenity like built-in solar panel coverage can also make a difference when it comes to a turnkey offering. Other times, as Iskenderian noted, it
TURNKEY
6.8%
can come down to something as simple as including the golf cart with the sale
Source: Realtor.com exclusive data
when in a planned community. “There’s tremendous value when a buyer
•
has to do literally nothing,” he said.
Photo credits, from left: Berkshire Hathaway HomeServices Keys Real Estate; Berkshire Hathaway HomeServices Carolinas Realty
25
Artificial intelligence and the luxury home Love it or hate it, artificial intelligence
“Technology is no longer just a layer
command to the cloud. This leads
(AI) is working its way into many of the
that sits on top of the home,” said
to faster processing times and the
existing “smart home” components
DeAnn Golden, CEO and president of
ability to personalize an AI-enhanced
high-end homeowners have come
Berkshire Hathaway HomeServices
experience for every room of the house
to rely on, creating more intuitive
Georgia Properties. “It’s now expected
through one system. Lights blend
and customizable luxury and
to be fully embedded into how the
seamlessly between rooms; interior
convenience.
home is designed, constructed, and
temperatures stay closer to uniform
operated over time.”
while roaming through the home.
“Buyers want everything to be mobileenabled and connected, and all
One example of these systems is
easily controllable from their phone,”
Josh.ai, an integrated system that
said Brent Consedine, president of
goes beyond standard voice activation
Berkshire Hathaway HomeServices
models with on-demand automation
California Properties.
that doesn’t require sending every
26
In many cases, smart-home technology is being powered by artificial intelligence.
Photo credit: Getty Images
How AI helps homeowners Fully automated systems, responding intuitively Casey Gordon, senior director at
Intuitive Automation As more high-end homes are built around fully integrated systems, there’s a shift to systems that can interpret and
MGAC, a project management firm that
respond more intuitively with the help of artificial intelligence.
often oversees residential real estate
That can mean no visible switches, thermostats, or hardware
technology integrations, added that as
and systems that are personalized to each resident and how
more high-end homes are built around
they actually live.
fully integrated systems, there’s a shift happening from automation to systems that can interpret and respond more intuitively with the help of artificial intelligence. “In practice, that shows up in homes
Efficiency & Insurance Issues AI systems can run in the background to monitor leaks and energy inefficiencies, providing not only peace of mind to homeowners, but a system better equipped to satisfy insurance requirements.
that are fully voice-controlled, with no visible switches, thermostats, or
Security & Monitoring
hardware,” he said. “AI builds on that by
Home security systems are improved by AI, since the
helping these systems operate more
technology can separate false alarms from real intruder threats
seamlessly and personalized to each
and introduces more robust whole-home monitoring.
resident, learning how they actually live.”
How AI helps home professionals
Clients are increasingly curious about AI-enabled home technology, and the conversation is practical rather than novelty-driven. They want systems that simplify daily life: lighting, climate, security, energy management, irrigation, entertainment, and whole-home automation that can be controlled easily and securely.” —Melanie Weidenbach, Berkshire Hathaway HomeServices Northwest Real Estate
Agent Assistant AI tools help agents with dense documents, such as contracts and financial information, to help streamline the transaction process. Agentic AI systems will likely eventually learn buyer/ seller preferences and streamline tasks, including lease reviews, permitting and zoning research, and more.
Construction/Design Assistant Architects are using AI to create faster and sharper renderings, while construction managers are building faster and more efficient workflows. AI helps renderings become more lifelike by simulating real-time aspects, such as changes in sunlight.
Virtual Viewings Beyond still images, AI helps create full virtual “scenes” so clients can visualize what it might be like to live within a certain
•
building or commercial/residential zone.
27
Today’s luxury home buyers are seeking move-in ready properties that blend timeless design, smart-home technology, wellness-focused amenities, privacy, energy efficiency, and flexible indoor-outdoor living spaces that support both everyday comfort and elevated entertaining.” —Jim Zarkadas, Berkshire Hathaway HomeServices Commonwealth Real Estate and Robert Paul Properties
Photo credit: Getty Images
AI as part of the building—and
AI is also helping architects create
selling—process
full virtual “scenes” to help clients visualize what it might be like to
AI automation has quickly worked its
live within a certain building or
way into the design and construction
commercial/residential zone.
of new homes and buildings. Architects are using AI to create
Agents, builders, buyers, and sellers
faster and sharper renderings, while
all have certain tools at their disposal,
construction managers are building
and each party brings their own
more efficient workflows. According
perspective on the best way to use an
to a recent story in the Royal Institute
array of powerful technologies that
of British Architects Journal, larger
are just starting to emerge. A recent
architecture firms are integrating AI
National Association of REALTORS®
to automate their design processes,
report highlighted how even simple,
building engines that can quickly
free AI tools like Claude and ChatGPT
discern specific kinds of structural
are helping agents combine dense
components better optimized for
documents, such as contracts and
individual building projects. AI is
financial information, into seamless
also helping renderings become
packets to help streamline the
more lifelike with the ability to
transaction process. What’s more,
simulate real-time living aspects like
agentic AI systems will likely eventually
changes in sunlight and the shifting
learn buyer/seller preferences and
of natural features like landscaping
streamline tasks including, lease
and waterways. Beyond still images,
reviews, permitting, and zoning
AI helps with convenience, customization, and security across high-end homes.
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AI AND PRIVACY
Dealing with privacy concerns While having
AI is still a new technology, and despite
own consultants to stay on top of
added layers of
its advancements, some worry about
the next looming AI-based security
AI-generated
potential bad actors tapping into an
threats, but most other homeowners
protection is
automated system to gain access or
will have to wait for new product
appealing, some
alter mechanisms. This can potentially
updates and releases to try and
users are concerned about potential
become a nuisance for high-profile
keep their systems in check. This is
sacrifices when it comes to privacy,
clients who need to regularly
particularly relevant for buyers who
security, and obsolescence given the
re-evaluate and update their systems.
want seamless integration such as
rapid evolution of AI technology.
fully concealed, voice-controlled What’s more, Casey Gordon of MGAC
navigation with no visible switches or
“While buyers are willing to pay
noted that ultra-luxury buyers might
power outlets. It’s a battle that will only
for the time saved (both with
need to allocate as much as 10% of the
continue as AI breaks through more
installation and the actual use of the
annual build cost for ongoing technology
boundaries at a quicker pace.
technology), the privacy concerns of
maintenance and security upgrades.
AI are big,” said DeAnn Golden, CEO
“Clients want systems that can evolve
and president of Berkshire Hathaway
Clients that need consistent, complex
without requiring constant disruption,”
HomeServices Georgia Properties.
monitoring will likely have to hire their
Gordon said.
research among other labor-intensive
monitoring whether on a large rural
reducing the possibility of having to
endeavors.
estate or multizoned urban property.
use insurance with more preventative
Security, convenience, and lower
In other cases, AI systems can
insurance premiums
run in the background to monitor leaks
With such a new technology, more
and energy inefficiencies, providing not
research is needed to understand
The main drivers for adding AI into
only peace of mind to homeowners,
the balance between in-home AI and
a home are increased security and
but an increasingly required system to
reduced insurance premiums, but one
convenience. In the convenience
satisfy insurance requirements.
area that is gaining steam is using
•
measures.
realm, these technologies allow for
AI-powered video technology to take
advanced thermostats that adapt to
“Sellers are also realizing the value
stock of all the items in one’s home in
a resident’s overall lifestyle and will
of adding some of these AI tools that
the event of a loss. Instead of having
adjust interior temperatures before
make properties more possible to
to note everything individually, AI
the homeowner even has to think
insure,” Consedine added.
can now review video of a particular
about it.
room and make an initial inventory of One theory is that with more
everything of value in the space. Of
Home security systems are also
connectivity, homeowners can catch
course, the homeowner would need
vastly improved, as AI separates false
leaks, fires, and other issues long
to review the list for accuracy, but it
alarms from real intruder threats and
before they become an insurance
removes the work barrier from what
introduces more robust whole-home
claim, potentially reducing rates by
can be a tedious task.
•
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©2026–2027 BHH Affiliates, LLC. Real Estate Brokerage Services are offered through the network member franchisees of BHH Affiliates, LLC. Most franchisees are independently owned and operated. Berkshire Hathaway HomeServices and the Berkshire Hathaway HomeServices symbol are registered service marks of Columbia Insurance Company, a Berkshire Hathaway affiliate. Equal Housing Opportunity.
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