Issuu

ANDREE HUFFINE L U X U RY MARKET REPORT

S A R A S O TA SEPTEMBER 2026

ANDREE HUFFINE

REALTOR® | Luxury Property Specialist

Coldwell Banker Realty | Downtown Sarasota

941.232.4053

Andree@YourSarasotaRealEstate.com www.YourSarasotaRealEstate.com 100% SOLD, 100% of the time, 100% Satisfaction Whether you are buying or selling a home, you want a Realtor you can trust. Throughout my career, I’ve been successful because I’m committed to making a difference. I focus on understanding and meeting your needs so that I can help you achieve your goals and dreams. Each client, from the first-time homebuyer to the luxury homeowner, receives my full attention, 100% of the time. That’s why over 70% of my business comes from repeat customers and referrals, and it’s why I consistently achieve recognition as a top-producing Realtor within the industry.

Specialties Innovative marketing strategies Extensive market knowledge gained over 20+ years in the business Investments in education and technology to serve you better Patience, guidance and vision when working with clients Dedicated to building lifetime clientele

Demonstrated Commitment to Ongoing Education MBA: in Finance This gives me the foundation through which I operate my business and support my clients. GRI: The Graduate Realtor® Institute (GRI). Realtors with the GRI designation are highly trained to better serve and protect their clients. CLHMS: Certified Luxury Home Marketing Specialist. Realtors with this designation have demonstrated exceptional knowledge, experience, and expertise in assisting buyers and sellers within the luxury home market.

Awards and Achievements Global Luxury Properties Specialist: Coldwell Banker agents who have earned this designation have proven their expertise in assisting buyers and sellers of Luxury Properties. Million Dollar Guild Member of the Certified Luxury Homes Marketing Institute: Awarded only to members of the Certified Luxury Homes Marketing Institute who demonstrate the highest level of luxury homes sales performance. Coldwell Banker International President’s Premier Represented by the top 1% of Coldwell Banker Agents worldwide Real Trends Verified. Ranked among the top Real Estate agents in the country.

TABLE OF CONTENTS PAGE 4-7

NORTH AMERICAN LUXURY MARKET REVIEW

PAGE 8

13-MONTH MARKET TRENDS

PAGE 9

SINGLE-FAMILY HOMES MONTHLY OVERVIEW

PAGE 10

ATTACHED HOMES MONTHLY OVERVIEW

PAGE 11-14

MONTHLY STATISTICS BY CITY

PAGE 15

LUXURY REPORT EXPLAINED

PAGE 16

WELCOME MESSAGE

PAGE 17-21 LOCAL LUXURY MARKET REVIEW PAGE 22

THANK YOU

NORTH AMERICAN LUXURY REVIEW NORTH AMERICAN LUXURY REAL ESTATE: SELLERS BEGIN TO RESPOND August’s North American luxury real estate data may signal the beginning of a change in market dynamics first noted in our July report. While the data does not establish a trend yet, the convergence of sales and inventory with August 2025 levels is significant following a year in which luxury sales have consistently outperformed the previous year, while supply has fallen. This suggests sellers may finally be responding to the strength of underlying demand.

SINGLE-FAMILY LUXURY REMAINS FUNDAMENTALLY STRONG For the first time since the beginning of 2026, single-family luxury sales were close to parity with the same month in 2025, increasing just 1.72% year over year. Inventory was similarly close to last year’s level, at only 1.9% below August 2025. More importantly, new listings increased after consistently trailing 2025 levels throughout much of the year. The relatively modest 1.72% increase in single-family sales might initially suggest that momentum is slowing. The supporting metrics, however, provide a different interpretation. The median sold price increased 4.5%, while the sales ratio improved 3.6%, indicating that properties continued to be absorbed at a healthy pace. Most notably, days on market declined 25.7%. These measures point to continued buyer conviction, particularly for properties that meet the expectations of affluent purchasers. The significance lies in the quality of demand rather than simply the number of transactions. Luxury buyers are increasingly selective, but when the right property becomes available, they continue to demonstrate a willingness to act, and to pay for quality. This helps explain why prices can continue to rise even when transaction growth is relatively modest. The luxury market is not necessarily dependent upon increasing volumes to maintain pricing strength.

A limited supply of highly desirable properties can continue to support values when there is sufficient purchasing power among qualified buyers. For sellers, however, this distinction is becoming increasingly important. Simply bringing a property to market does not guarantee a premium outcome. Location, condition, design, lifestyle amenities and pricing remain critical differentiators.

ATTACHED LUXURY REMAINS MORE MEASURED The attached luxury market presents a somewhat different picture. Sales declined 4.3% year over year, an interesting reversal following July’s increase compared with July 2025. However, the decline should be considered within the context of continued supply constraints. Inventory remained 4.2% below August 2025, while new listings were still marginally below the previous year at 0.9%. In other words, fewer properties were available for buyers to purchase. The supporting metrics also suggest that demand has not disappeared. Median sold price increased 0.2%, the sales ratio remained essentially at parity and days on market declined 13.2%. The attached market therefore appears more measured rather than fundamentally weak. This segment is generally more sensitive to financing costs, monthly carrying expenses and affordability considerations. Even within luxury, buyers of attached properties are more likely to evaluate the financial implications of mortgage rates and overall carrying costs than buyers at the highest levels of the singlefamily market. The distinction between the two segments reinforces an important characteristic of today’s luxury market: luxury is not a single market. Buyer motivations and economic sensitivities vary significantly according to price point, property type and location.

SELLERS ARE BEGINNING TO RESPOND The increase in new listings may ultimately prove to be one of August’s most important indicators. For much of 2026, sellers have remained cautious. Mortgage rates, economic uncertainty and concerns about achievable pricing have encouraged many owners to postpone selling rather than enter an increasingly unpredictable market. At the same time, sales data has repeatedly demonstrated that demand exists. This created an unusual dynamic: buyers were present, but the properties they wanted were often unavailable. As the year progressed, continued sales strength, and increasingly positive media coverage of the luxury market, may have helped change seller perceptions. Owners who had been waiting for greater certainty are beginning to see evidence that market conditions may be favorable enough to make a move. The key question now is whether this response continues into the fall. If sellers continue returning to the market, buyers should gain greater choice and competition for individual properties may become more measured. However, increased inventory should not automatically be interpreted as a shift toward a buyer’s market.

The quality of that inventory will matter. Highly desirable, welllocated and turnkey properties are likely to continue attracting attention, while dated or overpriced homes may simply add to available supply without materially changing conditions for exceptional properties.

WHO IS DRIVING LUXURY DEMAND? The resilience of luxury real estate continues to be underpinned by the financial characteristics of its buyers. High-net-worth households typically have access to multiple sources of capital, including cash, investment portfolios, business interests, inherited wealth and existing property equity. Consequently, their purchasing decisions are less dependent on conventional mortgage financing than those of the broader market. Interest rates therefore remain relevant but often influence timing and financing strategy rather than purchasing capacity. Wealth creation and intergenerational wealth transfer are also expanding the pool of potential luxury buyers. Younger affluent households are entering the market, while established wealth holders continue to diversify their real estate holdings across different locations. This is contributing to a more mobile luxury consumer - one who may be purchasing a primary residence, second home, investment property or lifestyle retreat.

WHAT ARE THEY BUYING? The priorities of affluent buyers have become increasingly focused on quality, convenience and long-term value. Location remains fundamental, but today’s luxury purchaser is also looking for privacy, security, architectural quality, outdoor living, views, wellness amenities, flexible spaces and sophisticated technology. Turnkey condition has become particularly important. Buyers with the financial capacity to purchase at the luxury level are often less willing to devote significant time to extensive renovations or managing complex construction projects. The strongest properties increasingly offer a complete lifestyle proposition rather than simply a collection of high-end features. This is also contributing to a growing emphasis on properties that support wellness, work-from-home flexibility, multigenerational living and indoor-outdoor connectivity.

THE FACTORS TO WATCH THIS FALL Several forces could determine whether August’s apparent rebalancing becomes a broader trend. Interest rates remain a significant variable. A meaningful decline could encourage additional buyers to act, while renewed upward pressure could reinforce caution, particularly in the attached market. Economic conditions could have a similarly mixed effect. Stronger economic growth and equity markets would support confidence and purchasing power, while increased volatility could encourage some buyers to delay discretionary purchases. At the same time, periods of uncertainty can reinforce the appeal of tangible assets and established real estate among those focused on wealth preservation. Inventory will be critical. If sellers continue returning to the market while sales remain stable, conditions should move toward greater balance. If new listings increase substantially while demand weakens, buyers could gain negotiating leverage. Conversely, if demand accelerates as the fall selling season begins while inventory remains constrained, seller leverage could quickly strengthen again.

A MARKET MOVING TOWARD BALANCE August does not provide sufficient evidence to declare a change in the direction of North American luxury real estate. It does, however, suggest that the unusual divergence between sales and inventory that characterized much of 2026 may be beginning to narrow. As September brings buyers and sellers back into the market following the quieter summer months, the data should reveal whether August was simply a seasonal adjustment or the first indication that North American luxury real estate is moving toward a more balanced and sustainable market.

– 13 - MONTH MARKET TRENDS – FOR THE LUXURY NORTH AMERICAN MARKET

Single-Family Homes

Attached Homes

Single-Family List Price

Attached List Price

All data is based off median values. Median prices represent properties priced above respective city benchmark prices. 50

DAYS ON MARKET

45 40 35 30 25 20 15 10 5 0

AUG

SEP

OCT

NOV

DEC

JAN

FEB

MAR

APR

MAY

JUN

JUL

AUG

45% 40%

SALES RATIO

35% 30%

Seller's

25%

21%

20%

Balanced

15%

12%

10%

Buyer's

5% 0%

AUG

SEP

OCT

NOV

DEC

JAN

FEB

MAR

APR

MAY

JUN

JUL

AUG

MAY

JUN

JUL

AUG

SALES PRICE VS. LIST PRICE

$1,700,000

$1,500,000

$1,300,000

$1,100,000

$900,000

$700,000

$500,000

AUG

SEP

OCT

NOV

DEC

JAN

FEB

MAR

APR

– LUXURY MONTHLY MARKET REVIEW – A Review of Key Market Differences Year over Year August 2025 | August 2026

SINGLE-FAMILY HOMES August 2025

August 2026

Median List Price

$1,492,700

$1,499,950

Median Sale Price

$1,312,951

$1,372,250

Median SP/LP Ratio

97.81%

Total Sales Ratio Median Price per Sq. Ft.

August 2025

August 2026

Total Inventory

77,237

75,794

New Listings

20,395

20,729

98.23%

Total Sold

18,047

18,357

23.37%

24.22%

Median Days on Market

$375

$402

3,319

3,326

Average Home Size

Median prices represent properties priced above respective city benchmark prices.





.85%

Days on Market

Sales Ratio

334

310

59,300

New Listings

Total Sold

Med. Sale Price



SINGLE-FAMILY HOMES MARKET SUMMARY | AUGUST 2026 •

Official Market Type: Seller's Market with a 24.22% Sales Ratio.1

•

Homes are selling for an average of 98.23% of list price.

•

The median luxury threshold2 price is $912,500, and the median luxury home sales price is $1,372,250.

•

Markets with the Highest Median Sales Price: Silicon Valley ($5,600,000), Whistler ($4,150,000), Naples ($4,150,000), and Eagle County ($4,075,000).

•

Markets with the Highest Sales Ratio: Central Connecticut (88.1%), Howard County (84.0%), San Francisco (80.0%), and Morris County (77.8%). Sales Ratio defines market speed and market type: Buyer's < 12%; Balanced >= 12 to < 21%; Seller's >= 21%. If >100%, sales from previous month

exceeds current inventory. 2The luxury threshold price is set by The Institute for Luxury Home Marketing.

– LUXURY MONTHLY MARKET REVIEW – A Review of Key Market Differences Year over Year August 2025 | August 2026

ATTACHED HOMES August 2025

August 2026

Median List Price

$899,000

$889,000

Median Sale Price

$853,400

$855,000

Median SP/LP Ratio

98.36%

Total Sales Ratio Median Price per Sq. Ft.

August 2025

August 2026

Total Inventory

25,692

24,622

New Listings

6,316

6,262

98.34%

Total Sold

4,364

4,178

16.99%

16.97%

Median Days on Market

$501

$491

1,978

1,914

Average Home Size

Median prices represent properties priced above respective city benchmark prices.







.02%

Days on Market

Sales Ratio

186

1,600

New Listings

Total Sold

Med. Sale Price



ATTACHED HOMES MARKET SUMMARY | AUGUST 2026 •

Official Market Type: Balanced Market with a 16.97% Sales Ratio.1

•

Attached homes are selling for an average of 98.34% of list price.

•

The median luxury threshold2 price is $700,000, and the median attached luxury sale price is $855,000.

•

Markets with the Highest Median Sales Price: San Francisco ($3,050,000), Marco Island ($2,787,500), Island of Hawaii ($2,627,500), and Whistler ($2,588,750).

•

Markets with the Highest Sales Ratio: Howard County (79.7%), San Francisco (70.5%), Marin County (69.0%), and Morris County (65.4%). Sales Ratio defines market speed and market type: Buyer's < 12%; Balanced >= 12 to < 21%; Seller's >= 21%. If >100%, sales from previous month

exceeds current inventory. 2The luxury threshold price is set by The Institute for Luxury Home Marketing.

– LUXURY MONTHLY MARKET REVIEW – SINGLE FAMILY HOMES

ATTACHED HOMES

State Market Name

List Price

Sold Price

DOM

Ratio

Market

List Price

Sold Price

DOM

Ratio

Market

Calgary

$1,495,000

$1,345,000

28.9%

Seller's

$875,000

$837,500

19.5%

Balanced

Chandler and Gilbert

$1,139,000

$1,113,750

22.0%

Seller's

Flagstaff

$1,649,000

$1,747,500

19.6%

Balanced

Fountain Hills

$2,997,500

$2,605,000

15.0%

Balanced

$652,950

$776,200

22.2%

Seller's

Mesa

$892,500

$880,500

22.4%

Seller's

Paradise Valley

$6,297,643

$3,810,500

102

18.3%

Balanced

Phoenix

$899,000

$812,500

21.1%

Seller's

Scottsdale

$2,200,000

$1,730,000

23.2%

Seller's

$875,000

$879,000

15.7%

Balanced

Tucson

$696,482

$660,000

20.3%

Balanced

Vancouver

$3,950,000

$3,275,000

9.2%

Buyer's

$1,858,950

$1,784,000

12.0%

Buyer's

Whistler

$6,498,000

$4,150,000

294

2.7%

Buyer's

$2,297,000

$2,588,750

15.7%

Balanced

Central Coast

$2,675,000

$2,062,500

15.0%

Balanced

$1,099,000

$1,188,000

21.8%

Seller's

East Bay

$1,999,888

$2,000,000

53.9%

Seller's

$1,089,000

$1,070,000

26.5%

Seller's

El Dorado County

$1,874,500

$1,404,500

15.6%

Balanced

Greater Palm Springs

$1,795,000

$1,725,000

25.1%

Seller's

Lake Tahoe

$2,467,500

$2,015,000

34.9%

Seller's

$1,775,000

$1,877,500

21.8%

Seller's

Los Angeles Beach Cities

$6,495,000

$3,900,000

14.1%

Balanced

$1,850,000

$1,909,500

21.9%

Seller's

Los Angeles City

$4,899,999

$3,470,000

13.5%

Balanced

$1,597,000

$1,431,155

11.6%

Buyer's

Los Angeles The Valley

$2,499,999

$2,050,000

19.5%

Balanced

$800,000

$806,000

23.0%

Seller's

Marin County

$3,725,000

$3,450,000

54.7%

Seller's

$1,298,000

$1,255,000

69.0%

Seller's

Napa County

$2,996,500

$2,337,500

11.5%

Buyer's

Orange County

$2,799,990

$2,168,000

29.6%

Seller's

$1,198,444

$1,185,000

24.9%

Seller's

Placer County

$1,249,000

$1,125,050

27.4%

Seller's

Sacramento

$959,000

$915,000

36.3%

Seller's

San Diego

$2,395,000

$1,912,000

37.2%

Seller's

$1,149,500

$1,075,000

25.8%

Seller's

San Francisco

$3,995,000

$3,327,500

80.0%

Seller's

$2,945,000

$3,050,000

70.5%

Seller's

San Luis Obispo County

$1,799,000

$1,457,500

22.0%

Seller's

Silicon Valley

$6,297,500

$5,600,000

45.6%

Seller's

$1,750,000

$1,700,000

35.6%

Seller's

Sonoma County

$2,295,000

$1,755,000

15.9%

Balanced

$792,000

$679,990

25.0%

Seller's

Ventura County

$2,190,000

$1,734,500

22.1%

Seller's

$779,000

$743,000

24.2%

Seller's

Boulder

$1,995,000

$1,617,500

14.9%

Balanced

$820,000

$825,000

100

9.3%

Buyer's

Colorado Springs

$925,000

$900,000

16.4%

Balanced

$570,000

$567,875

8.0%

Buyer's

Denver

$1,500,000

$1,399,000

24.2%

Seller's

$849,000

$840,000

11.2%

Buyer's

Douglas County

$1,299,000

$1,172,950

23.4%

Seller's

$565,000

$550,000

27.9%

Seller's

Eagle County

$5,322,500

$4,075,000

8.8%

Buyer's

$2,392,000

$1,814,500

15.2%

Balanced

Summit County

$2,799,900

$2,300,000

12.2%

Balanced

$1,234,500

$1,427,500

20.9%

Balanced

Telluride

$5,847,500

$3,337,500

6.3%

Buyer's

$2,297,000

$1,799,000

105

7.3%

Buyer's

Central Connecticut

$695,000

$655,000

88.1%

Seller's

Median prices represent properties priced above respective city benchmark prices. Prices shown for Canadian cites are shown in Canadian Dollars.

– LUXURY MONTHLY MARKET REVIEW – SINGLE FAMILY HOMES

ATTACHED HOMES

State Market Name

List Price

Sold Price

DOM

Ratio

Market

List Price

Sold Price

DOM

Ratio

Market

Coastal Connecticut

$2,197,000

$1,806,000

56.5%

Seller's

$759,450

$726,000

45.9%

Seller's

Washington D.C.

$3,450,000

$3,629,510

41.5%

Seller's

$1,795,000

$1,625,000

25.9%

Seller's

Sussex County

$1,609,000

$1,435,000

19.6%

Balanced

$969,900

$775,000

18.8%

Balanced

Bay County

Boca Raton/Delray Beach

$2,875,000

$2,290,000

22.0%

Seller's

$1,000,000

$775,000

15.8%

Balanced

Brevard County

$852,450

$735,000

26.7%

Seller's

$805,000

$742,500

9.9%

Buyer's

Broward County

$1,895,000

$1,600,000

18.0%

Balanced

$695,000

$645,000

8.2%

Buyer's

Charlotte County

$1,011,500

$940,000

10.9%

Buyer's

Coastal Pinellas County

$2,395,000

$1,832,500

101

13.6%

Balanced

$1,250,000

$1,012,000

7.5%

Buyer's

Ft. Lauderdale

$4,800,000

$3,612,500

9.2%

Buyer's

$2,856,320

$2,100,000

112

2.9%

Buyer's

Jacksonville

$827,000

$795,000

28.4%

Seller's

$625,000

$544,830

21.8%

Seller's

Jacksonville Beaches

$1,399,000

$1,416,500

24.2%

Seller's

$1,022,495

$1,430,000

117

9.6%

Buyer's

Lee County

$1,500,000

$1,328,069

12.2%

Balanced

$889,000

$775,000

114

8.1%

Buyer's

Marco Island

$3,697,500

$2,630,000

13.3%

Balanced

$1,824,450

$2,787,500

13.6%

Balanced

Miami

$1,893,250

$1,535,000

16.9%

Balanced

$1,499,000

$1,365,000

5.8%

Buyer's

Naples

$4,900,000

$4,150,000

147

10.4%

Buyer's

$2,362,500

$2,185,000

6.5%

Buyer's

Orlando

$1,335,000

$1,200,000

15.7%

Balanced

$580,000

$595,000

9.9%

Buyer's

Palm Beach Towns

$5,595,000

$3,100,000

119

13.5%

Balanced

$2,385,000

$1,817,500

7.4%

Buyer's

Sarasota & Beaches

$2,900,000

$1,800,000

128

8.6%

Buyer's

$1,659,000

$1,400,000

8.7%

Buyer's

South Pinellas County

$1,490,000

$1,187,500

17.3%

Balanced

$1,167,500

$987,000

125

8.1%

Buyer's

South Walton

Tampa

$772,450

$725,000

19.9%

Balanced

$834,500

$745,000

15.2%

Balanced

Atlanta

$1,525,000

$1,250,000

23.5%

Seller's

$700,000

$649,000

11.9%

Buyer's

Duluth

$1,349,000

$1,415,375

27.0%

Seller's

Island of Hawaii

$1,790,000

$1,590,000

8.4%

Buyer's

$1,325,000

$2,627,500

6.6%

Buyer's

Kauai

$2,995,500

$2,672,500

6.3%

Buyer's

$1,399,500

$1,170,000

9.6%

Buyer's

Maui

$2,900,000

$1,825,000

131

8.1%

Buyer's

$1,880,000

$1,675,000

192

5.1%

Buyer's

Oahu

$2,900,000

$2,310,000

15.4%

Balanced

$1,150,000

$932,500

12.0%

Balanced

Greater Des Moines

$664,950

$659,525

22.0%

Seller's

Ada County

$825,000

$784,921

44.3%

Seller's

$609,999

$639,000

29.0%

Seller's

Northern Idaho

$1,350,000

$1,156,720

19.2%

Balanced

Chicago

$1,700,000

$1,400,000

71.8%

Seller's

$1,183,500

$950,000

50.2%

Seller's

DuPage County

$1,285,000

$960,000

61.2%

Seller's

$745,404

$696,000

27.9%

Seller's

Lake County

$1,249,000

$943,000

57.6%

Seller's

Will County

$674,333

$637,500

49.2%

Seller's

Boone County

$1,263,500

$1,022,500

48.1%

Seller's

Hamilton County

$807,445

$822,500

56.5%

Seller's

Lexington

$989,450

$957,500

27.7%

Seller's

Median prices represent properties priced above respective city benchmark prices. Prices shown for Canadian cites are shown in Canadian Dollars.

– LUXURY MONTHLY MARKET REVIEW – SINGLE FAMILY HOMES

ATTACHED HOMES

State Market Name

List Price

Sold Price

DOM

Ratio

Market

List Price

Sold Price

DOM

Ratio

Market

Baton Rouge

$970,000

$847,950

11.8%

Buyer's

Lafayette County

$799,900

$692,000

12.1%

Balanced

New Orleans

$1,024,999

$999,000

20.6%

Balanced

$737,500

$710,000

3.4%

Buyer's

Cape Cod

$2,250,000

$2,150,000

20.2%

Balanced

$1,089,000

$825,000

16.9%

Balanced

Greater Boston

$3,380,000

$2,750,000

29.4%

Seller's

$2,495,000

$1,950,000

24.0%

Seller's

South Shore

$1,700,000

$1,542,500

45.8%

Seller's

$979,925

$1,049,000

39.6%

Seller's

Anne Arundel County

$1,150,000

$950,000

44.8%

Seller's

$584,990

$569,500

47.1%

Seller's

Baltimore City

$777,000

$860,000

54.5%

Seller's

$650,000

$655,000

19.7%

Balanced

Baltimore County

$978,747

$950,000

38.2%

Seller's

$604,950

$565,000

41.1%

Seller's

Frederick County

$912,450

$920,000

34.3%

Seller's

Howard County

$1,322,500

$1,055,000

84.0%

Seller's

$629,993

$615,000

79.7%

Seller's

Montgomery County

$1,895,000

$1,475,000

33.6%

Seller's

$839,950

$775,000

29.9%

Seller's

Talbot County

$2,295,000

$2,495,000

20.5%

Balanced

Worcester County

$949,900

$975,000

17.0%

Balanced

$687,750

$640,000

27.9%

Seller's

Grand Traverse County

$1,522,500

$1,000,000

14.5%

Balanced

Livingston County

$739,900

$750,000

43.9%

Seller's

Monroe County

$682,000

$659,950

39.1%

Seller's

Oakland County

$799,000

$680,000

37.8%

Seller's

$629,000

$605,000

25.2%

Seller's

Washtenaw County

$849,900

$762,000

30.8%

Seller's

$710,670

$603,033

19.5%

Balanced

Wayne County

$675,000

$687,500

49.8%

Seller's

$628,990

$610,000

12.1%

Balanced

Olmsted County

$829,900

$825,000

18.6%

Balanced

Twin Cities

$1,269,200

$1,000,000

28.4%

Seller's

Asheville

$999,000

$890,000

12.4%

Balanced

$784,950

$719,990

15.1%

Balanced

Charlotte

$1,100,000

$1,050,000

32.1%

Seller's

$655,000

$659,000

19.1%

Balanced

Lake Norman

$1,200,000

$1,255,000

26.6%

Seller's

$599,450

$570,000

12.5%

Balanced

New Hanover County

$1,549,000

$1,587,500

21.0%

Balanced

$1,075,000

$925,000

13.0%

Balanced

Pitt County

$665,000

$665,245

36.7%

Seller's

Raleigh-Durham

$1,075,000

$981,250

32.2%

Seller's

Rockingham County

$1,599,000

$1,450,000

34.3%

Seller's

$959,053

$846,950

33.3%

Seller's

Bergen County

$2,491,500

$1,800,050

48.1%

Seller's

$1,325,000

$1,160,000

39.4%

Seller's

Morris County

$1,495,000

$1,394,500

77.8%

Seller's

$942,000

$876,000

65.4%

Seller's

Ocean County

$949,950

$860,000

26.0%

Seller's

$849,950

$900,000

26.7%

Seller's

Somerset County

$1,650,000

$1,435,000

48.1%

Seller's

$864,500

$821,250

50.0%

Seller's

Henderson

$2,195,000

$1,500,000

12.1%

Balanced

Lake Tahoe

$3,799,000

$3,000,000

19.3%

Balanced

$1,100,000

$1,600,000

23.1%

Seller's

Las Vegas

$1,699,250

$1,595,000

10.9%

Buyer's

Reno

$1,750,000

$1,742,500

24.3%

Seller's

Cincinnati

$796,673

$750,075

45.3%

Seller's

Median prices represent properties priced above respective city benchmark prices. Prices shown for Canadian cites are shown in Canadian Dollars.

– LUXURY MONTHLY MARKET REVIEW – SINGLE FAMILY HOMES State Market Name

ATTACHED HOMES

List Price

Sold Price

DOM

Ratio

Market

List Price

Sold Price

DOM

Ratio

Market

Cleveland Suburbs

Columbus

$800,000

$750,000

36.0%

Seller's

$666,500

$610,250

24.8%

Seller's

GTA - Durham

$1,799,000

$1,915,000

6.2%

Buyer's

$812,000

$950,000

6.3%

Buyer's

GTA - York

$2,295,000

$1,876,250

11.2%

Buyer's

$750,000

12.3%

Balanced

Mississauga

$2,899,000

$2,612,500

2.7%

Buyer's

$1,010,000

$945,500

9.8%

Buyer's

Oakville

Toronto

$4,180,000

$3,200,000

11.2%

Buyer's

$1,200,000

$1,175,000

12.5%

Balanced

Waterloo Region

$1,449,444

$1,344,500

13.0%

Balanced

$799,000

$810,000

12.9%

Balanced

Portland

$1,299,900

$1,160,000

19.5%

Balanced

$681,500

$615,000

11.5%

Buyer's

Philadelphia

$850,000

$753,000

38.8%

Seller's

$750,000

$662,898

23.8%

Seller's

Pittsburgh

$1,192,500

$930,000

33.5%

Seller's

$756,000

$640,000

20.0%

Balanced

Charleston

$1,750,000

$1,467,500

29.3%

Seller's

$1,420,000

$1,205,000

27.7%

Seller's

Greater Chattanooga

$965,000

$874,750

16.2%

Balanced

Nashville

$1,824,900

$1,350,000

20.3%

Balanced

$749,000

$650,000

11.4%

Buyer's

Austin

$2,299,000

$1,820,000

17.9%

Balanced

$1,199,000

$955,000

7.9%

Buyer's

Collin County

$749,000

$720,000

18.4%

Balanced

Dallas

$1,495,000

$1,297,500

21.9%

Seller's

$709,999

$710,000

14.5%

Balanced

Denton County

$789,900

$775,500

17.6%

Balanced

El Paso

$650,000

$601,509

17.7%

Balanced

Fort Worth

$905,135

$823,489

22.3%

Seller's

Greater Tyler

$691,080

$670,000

11.6%

Buyer's

Houston

$959,999

$947,600

19.3%

Balanced

$645,000

$625,000

18.2%

Balanced

Lubbock

$699,700

$663,000

17.9%

Balanced

San Antonio

$799,900

$799,999

11.8%

Buyer's

$765,000

$1,257,396

142

3.4%

Buyer's

Tarrant County

$899,700

$805,000

21.1%

Seller's

The Woodlands & Spring

$795,000

$806,120

21.1%

Seller's

Park City

$4,900,000

$3,722,650

16.2%

Balanced

$2,900,000

$1,647,800

9.7%

Buyer's

Washington County

$1,499,000

$1,335,000

9.2%

Buyer's

Arlington & Alexandria

$2,312,500

$1,762,500

41.8%

Seller's

$995,000

$955,000

55.7%

Seller's

Fairfax County

$2,194,000

$1,510,000

40.3%

Seller's

$742,500

$700,000

54.4%

Seller's

McLean & Vienna

$2,980,000

$2,225,000

31.1%

Seller's

$1,195,000

$1,010,000

23.2%

Seller's

Richmond

$810,000

$800,000

37.9%

Seller's

$586,746

$565,000

20.3%

Balanced

Smith Mountain Lake

$1,499,900

$1,435,000

18.7%

Balanced

Virginia Beach

$1,377,950

$1,200,000

23.4%

Seller's

$864,000

$855,000

16.1%

Balanced

King County

$1,900,000

$1,725,000

23.8%

Seller's

$1,199,998

$1,129,500

13.4%

Balanced

Seattle

$2,072,000

$1,722,500

34.5%

Seller's

$1,381,925

$1,162,500

12.0%

Buyer's

Spokane

$1,149,750

$1,030,000

12.2%

Balanced

Vancouver

$1,395,000

$1,287,500

16.2%

Balanced

$760,000

$830,000

6.1%

Buyer's

Median prices represent properties priced above respective city benchmark prices. Prices shown for Canadian cites are shown in Canadian Dollars.

– LUXURY REPORT EXPLAINED – The Institute for Luxury Home Marketing has analyzed a number of metrics — including sales prices, sales volumes, number of sales, sales-price-to-list-price ratios, days on market and price-per-squarefoot – to provide you a comprehensive North American Luxury Market report. Additionally, we have further examined all of the individual luxury markets to provide both an overview and an in-depth analysis - including, where data is sufficient, a breakdown by luxury singlefamily homes and luxury attached homes. It is our intention to include additional luxury markets on a continual basis. If your market is not featured, please contact us so we can implement the necessary qualification process. More in-depth reports on the luxury communities in your market are available as well. Looking through this report, you will notice three distinct market statuses, Buyer's Market, Seller's Market, and Balanced Market. A Buyer's Market indicates that buyers have greater control over the price point. This market type is demonstrated by a substantial number of homes on the market and few sales, suggesting demand for residential properties is slow for that market and/or price point. By contrast, a Seller's Market gives sellers greater control over the price point. Typically, this means there are few homes on the market and a generous demand, causing competition between buyers who ultimately drive sales prices higher. A Balanced Market indicates that neither the buyers nor the sellers control the price point at which that property will sell and that there is neither a glut nor a lack of inventory. Typically, this type of market sees a stabilization of both the list and sold price, the length of time the property is on the market as well as the expectancy amongst homeowners in their respective communities – so long as their home is priced in accordance with the current market value.

REPORT GLOSSARY REMAINING INVENTORY: The total number of homes available at the close of a month. DAYS ON MARKET: Measures the number of days a home is available on the market before a purchase offer is accepted. LUXURY BENCHMARK PRICE: The price point that marks the transition from traditional homes to luxury homes. NEW LISTINGS: The number of homes that entered the market during the current month. PRICE PER SQUARE FOOT: Measures the dollar amount of the home's price for an individual square foot. SALES RATIO: Sales Ratio defines market speed and determines whether the market currently favors buyers or sellers. A Buyer's Market has a Sales Ratio of less than 12%; a Balanced Market has a ratio of 12% up to 21%; a Seller's Market has a ratio of 21% or higher. A Sales Ratio greater than 100% indicates the number of sold listings exceeds the number of listings available at the end of the month. SP/LP RATIO: The Sales Price/List Price Ratio compares the value of the sold price to the value of the list price.

LUXURY RESIDENTIAL MARKETS 



  

 

   

                   

  

        





   

  

 



         

                    

 



  



 

     

 



            

he Luxury Market Report is your guide to luxury real estate market data and trends for North America. Produced monthly by The Institute for Luxury Home Marketing, this report provides an in-depth look at the

top residential markets across the United States and Canada. Within the individual markets, you will find established luxury benchmark prices and detailed survey of luxury active and sold properties designed to showcase current market status and recent trends. The national report illustrates a compilation of the top North American markets to review overall standards and trends.

Copyright © 2026 Institute for Luxury Home Marketing | www.luxuryhomemarketing.com | 214.485.3000 The Luxury Market Report is a monthly analysis provided by The Institute for Luxury Home Marketing. Luxury benchmark prices are determined by The Institute. This active and sold data has been provided by REAL Marketing, who has compiled the data through various sources, including local MLS boards, local tax records and Realtor.com. Data is deemed reliable to the best of our knowledge, but is not guaranteed.

SEPTEMBER

2026

SARASOTA & SURROUNDING BEACHES FLORIDA

SIESTA KEY TO ANNA MARIA ISLANDS

SARASOTA

SINGLE - FAMILY HOMES Luxury Benchmark Price 1: $1,000,000

LUXURY INVENTORY VS. SALES | AUGUST 2026 Total Inventory: 524

Total Sales: 45

Total Sales Ratio2 : 9%

Inventory $10,000,000+

$7,000,000 - $7,999,999

$6,000,000 - $6,999,999

33 18

1 15

$5,000,000 - $5,999,999

$4,000,000 - $4,999,999

$3,500,000 - $3,999,999 $3,000,000 - $3,499,999

$2,500,000 - $2,999,999 $2,000,000 - $2,499,999

$1,000,000 - $1,199,999

$1,600,000 - $1,799,999

$1,200,000 - $1,399,999

$1,800,000 - $1,999,999

$1,400,000 - $1,599,999

Sales

$8,000,000 - $9,999,999

Buyer's Market

8 35

4 31

Square Feet3

Price

Beds

Baths

Sold

Inventory

Sales Ratio

-Range-

-Median Sold-

-Total-

-Sold/Inventory-

0 - 1,999

$1,400,000

16%

2,000 - 2,999

$1,812,500

151

3,000 - 3,999

$2,375,000

134

10%

4,000 - 4,999

$4,295,000

5,000 - 5,999

$1,599,000

6,000+

$10,237,500

The luxury threshold price is set by The Institute for Luxury Home Marketing. 2Sales Ratio defines market speed and market type: Buyer's < 12%; Balanced >= 12 to < 21%; Seller's >= 21%. If >100% MLS® data reported previous month’s sales exceeded current inventory.

SARASOTA

SINGLE - FAMILY HOMES Luxury Benchmark Price 1: $1,000,000

13 - MONTH LUXURY MARKET TREND 4 Median Sales Price

Inventory

Solds

$2,600,000 $2,233,125

$1,750,000

$1,660,000

601

$2,065,000

$2,200,000

$2,025,000

$1,860,000

$1,720,000

848

818

744

668

625

573

525

$1,845,000

$1,975,000

781

725

683

$1,875,000

$1,800,000

603

524

Aug-25

Sep-25

Oct-25

Nov-25

Dec-25

Jan-26

Feb-26

Mar-26

Apr-26

May-26

Jun-26

Jul-26

Aug-26

MEDIAN DATA REVIEW | AUGUST TOTAL INVENTORY

TOTAL SOLDS

Aug. 2025

Aug. 2026

Aug. 2025

Aug. 2026

601

524

VARIANCE: -

13%

VARIANCE: -

SALE PRICE PER SQFT. Aug. 2025

SALES PRICE Aug. 2025

Aug. 2026

2.23m

10%

SALE TO LIST PRICE RATIO

1.80m

VARIANCE: -

19%

DAYS ON MARKET

Aug. 2026

Aug. 2025

Aug. 2026

Aug. 2025

Aug. 2026

844

92.40%

95.13%

105

128

VARIANCE:

22%

854

VARIANCE: - %

VARIANCE:

SARASOTA MARKET SUMMARY | AUGUST 2026 • The single-family luxury market is a Buyer's Market with a 9% Sales Ratio. • Homes sold for a median of 95.13% of list price in August 2026. • The most active price band is $1,600,000-$1,799,999, where the sales ratio is 22%. • The median luxury sales price for single-family homes is $1,800,000. • The median days on market for August 2026 was 128 days, up from 105 in August 2025.

Square foot table does not account for listings and solds where square foot data is not disclosed. 4 Data reported includes Active and Sold properties and does not include Pending properties.

SARASOTA

ATTACHED HOMES Luxury Benchmark Price 1: $950,000

LUXURY INVENTORY VS. SALES | AUGUST 2026 Total Inventory: 309

Total Sales: 27

Total Sales Ratio2 : 9%

Inventory $6,500,000+ $5,500,000 - $6,499,999

$3,300,000 - $3,899,999

24 10

0 12

$2,700,000 - $3,299,999

$2,300,000 - $2,699,999

2 12

$1,500,000 - $1,699,999

$1,300,000 - $1,499,999 $1,200,000 - $1,299,999

$1,000,000 - $1,099,999

$1,100,000 - $1,199,999

$950,000 - $999,999

$1,900,000 - $2,299,999

$1,700,000 - $1,899,999

Sales

$4,700,000 - $5,499,999

$3,900,000 - $4,699,999

Buyer's Market

Square Feet3

Price

Beds

Baths

Sold

Inventory

Sales Ratio

-Range-

-Median Sold-

-Total-

-Sold/Inventory-

0 - 1,499

$1,100,000

10%

1,500 - 1,999

$1,600,000

2,000 - 2,499

$1,587,500

2,500 - 2,999

$2,625,000

16%

3,000 - 3,499

$2,975,000

3,500+

$5,000,000

SARASOTA

ATTACHED HOMES Luxury Benchmark Price 1: $950,000

13 - MONTH LUXURY MARKET TREND 4 Median Sales Price

$1,825,000

$1,544,000

$1,495,000

$1,767,500

$1,437,000

315

309

$1,700,000

525

498

449

436

Solds

$1,437,500

$1,350,000

$1,215,000

370

Inventory

510

454

$1,425,000

$1,427,500

408

378

$1,587,500 $1,400,000

332

309

Aug-25

Sep-25

Oct-25

Nov-25

Dec-25

Jan-26

Feb-26

Mar-26

Apr-26

May-26

Jun-26

Jul-26

Aug-26

MEDIAN DATA REVIEW | AUGUST TOTAL INVENTORY

TOTAL SOLDS

Aug. 2025

Aug. 2026

Aug. 2025

Aug. 2026

315

309

VARIANCE:

VARIANCE: - % SALE PRICE PER SQFT. Aug. 2025

29%

SALE TO LIST PRICE RATIO

SALES PRICE Aug. 2025

Aug. 2026

1.50m

1.40m 6

VARIANCE: - % DAYS ON MARKET

Aug. 2026

Aug. 2025

Aug. 2026

Aug. 2025

Aug. 2026

909

90.78%

94.17%

104

898

VARIANCE:

VARIANCE: -

17%

SARASOTA MARKET SUMMARY | AUGUST 2026 • The attached luxury market is a Buyer's Market with a 9% Sales Ratio. • Homes sold for a median of 94.17% of list price in August 2026. • The most active price band is $2,300,000-$2,699,999, where the sales ratio is 25%. • The median luxury sales price for attached homes is $1,400,000. • The median days on market for August 2026 was 86 days, down from 104 in August 2025.

Square foot table does not account for listings and solds where square foot data is not disclosed. 4 Data reported includes Active and Sold properties and does not include Pending properties.

Thank you for taking time to view this report. For more information about this report and the services I can offer you and your luxury property, please give me a call at 941.232.4053.

- Andree Huffine

ANDREE HUFFINE 941.232.4053 | Andree@YourSarasotaRealEstate.com | www.YourSarasotaRealEstate.com