Anita Millar Luxury Market Report October 2026 by The Report Group

ANITA MILLAR

LUXURY MARKET REPORT JACKSONVILLE BEACHES | OCTOBER 2026

ANITA MILLAR

REALTOR®, Broker-Owner, LCAM, CLHMS, RSPS, CRS, SRES, GRI Royal Highlander Real Estate Consultants 626 Willow Lake Dr , Saint Augustine, FL 32092

office/cell 904.509.8622

anita@royalhighlanderrealestate.com www.homesnap.com/Anita-Millar-2 “My goal is to make you so delighted with my service that you will gladly introduce me to 3 family members or friends prior to the closing of your property.” Sales Performance & Experience – I am a Broker (not an agent) therefore, my level of education, experience and continuing education is higher than 95% of all other agents. My performance for the past 18 years is over $150 million dollars in closed sales. My CLOSED customer satisfaction rate is extremely high because in at least 10% of my closings I was able to negotiate a selling price over and above appraised value due to my Negotiations Certification. I also have a reputation as being very detail-oriented on contracts and closing statements which means that my customers know that I am committed to achieving the best possible outcome for them. I have found mistakes on closing statements that result in more money in my seller’s pocket on multiple occasions. I am a Certified Luxury Home Marketing Specialist which means that I have voluntarily taken extensive courses in marketing, pricing & staging luxury homes and subsequently sold more than enough to earn this certification and to maintain it. (A property must sell for greater than $500,000 to qualify as a luxury home.) I am also a certified Senior Real Estate Specialist who works with seniors to “right size” their living arrangements and to relocate to locations where they want to spend the next phase of their lives. I am also Resort & Second Home Specialist Certified which means I understand the opportunities that exist with unique recreational opportunities in our area and how to attract buyers who are looking for those opportunities. It also means that I am knowledgeable about the investment implications of buying a second home, vacation home or rental property. I am exceptionally trained in all types of financing -VA, FHA, FHA 203-B, 1031 Exchanges, FIRPTA, Conventional, Jumbo, IRA Investments in Real Estate and Trusts. My company motto is: “We don’t just take you for a ride…We deliver results”

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 A MARKET IN TRANSITION AS SELLERS CONTINUE TO RESPOND September’s figures point to a gradual but meaningful shift in the North American luxury real estate market. The disparity between sales growth and declining inventory that characterised the first half of 2026 is narrowing, suggesting that sellers are beginning to respond to sustained demand. However, the pace of this adjustment remains measured, and the differences between single-family homes and attached properties reveal a market in which buyer preferences, property fundamentals and broader economic pressures are increasingly influencing outcomes.

SINGLE-FAMILY HOMES: SUPPLY BEGINS TO CATCH UP WITH DEMAND The single-family segment continues to demonstrate the stronger underlying performance, but September’s figures suggest that the supply-demand imbalance is easing. Year-over-year sales only increased by 3.5% in September, compared with 9.8% in July. Meanwhile, inventory recorded a marginal increase of 0.2% year-over-year, the first comparative increase seen in 2026. New listings rose by 2.0%, extending the gradual improvement recorded in July and August. The quarterly figures reinforce this direction of travel. Between July and September, sales increased by 5.2% year-over-year, while inventory was just 1.4% below the equivalent quarter in 2025. This represents a considerable shift from the second quarter, when sales growth reached 11.2% against an inventory decline of 4.9%. The implication is that sellers are beginning to recognise that demand remains present and that market conditions may favour bringing suitable properties to market. This incremental response is allowing sales activity and available inventory to move closer together. Several factors may explain the continued strength of single-family properties. For affluent households, a detached residence offers a combination of privacy, space, security and lifestyle flexibility that is difficult

to replicate in an attached property. Land, outdoor amenities, additional bedrooms and adaptable living spaces can also support multigenerational living, working from home and long-term ownership. For buyers prioritising wealth preservation, a welllocated, high-quality home may also represent a longer-term asset rather than simply a discretionary purchase. This does not make every luxury property immune to economic pressures, but it can help explain why demand for desirable detached homes remains comparatively resilient.

ATTACHED PROPERTIES: A MORE UNEVEN RECOVERY The attached segment presents a different picture. Condominiums and townhomes tend to experience greater fluctuations in activity, partly because they appeal to a more varied buyer base and are exposed to a broader range of financing, ownership-cost and investment considerations. In September, sales declined by 7.6% year-over-year, reversing July’s 15.1% increase. Inventory was down by just 3.1% compared with September 2025, a smaller decline than July’s 4.8%. Across the third quarter, sales increased by only 0.9% year-over-year, while inventory was 4.2% lower. This contrasts with the second quarter, when sales grew by 4.1% and inventory declined by 7.3%. The reduction in the gap between sales and inventory suggests that the segment is losing some of the momentum evident earlier in the year. New listings also weakened in September, falling by 3.9% yearover-year after increasing by 1.9% in August. This reluctance to list may reflect uncertainty over achievable selling prices, the cost of ownership and the future direction of demand. Unlike detached properties, condominiums and townhomes can be particularly sensitive to monthly association fees, special assessments, building maintenance, insurance costs and the financial health of the wider development. In some markets, concerns about oversupply, investor demand or competing new construction may add to that uncertainty. These factors do not affect every building or market equally. A well-managed condominium in a prime urban location, with strong amenities and limited competing supply, can remain highly desirable. Conversely, a property facing rising fees, substantial maintenance requirements or competition from newer developments may struggle to justify its price.

The attached market should therefore not be viewed as uniformly weak. Its performance is more dependent on the specific characteristics of the property, its ownership structure and the needs of its target buyer.

THE ECONOMIC BACKDROP: WEALTH DOES NOT ELIMINATE UNCERTAINTY The wider economic environment provides important context for these trends. Although luxury buyers often have greater financial flexibility than mainstream purchasers, affluent households are not entirely insulated from borrowing costs, market volatility or uncertainty about future economic conditions. For financed luxury purchases, higher rates can materially change the cost of ownership, even when buyers have substantial assets. Some affluent purchasers may choose to pay cash, use existing equity or arrange alternative financing, but the opportunity cost of capital remains relevant. Money allocated to a property is money that cannot be deployed elsewhere, and buyers may weigh real estate against other investments when financial markets are unsettled. Carrying costs also extend beyond mortgage payments. Property taxes, insurance premiums, utilities, maintenance, staffing and the expense of managing multiple residences can influence the overall appeal of a purchase. In areas exposed to severe weather or other climate-related risks, insurance availability and future premiums can be particularly important considerations. These influences may not necessarily prevent a purchase. Instead, they can change the timing, terms and level of scrutiny applied to it. Buyers may negotiate more firmly, seek repairs or concessions, or decide that a property requiring substantial additional expenditure no longer represents the right investment. For sellers, this means that strong demand at the upper end of the market should not be confused with unlimited pricing power.

WHAT THE NUMBERS MEAN FOR SELLERS AND BUYERS The emerging balance between sales and inventory has implications for both sides of the transaction. For sellers, the gradual return of competing listings makes accurate pricing and effective presentation increasingly important. The limited supply of genuinely desirable properties may continue to support values, but scarcity alone does not guarantee a successful sale. Buyers must still see a compelling reason to choose one property over another, particularly when ownership costs and alternative options are receiving closer attention.

For buyers, a more measured market may offer opportunities to negotiate, conduct thorough due diligence and assess long-term suitability without the urgency that can accompany severe supply shortages. Yet opportunities will not be uniform. Exceptional properties in sought-after locations may remain difficult to secure, especially where new supply is constrained. Agents, meanwhile, need to look beyond headline sales figures. The changing relationship between inventory, new listings and completed transactions offers a more nuanced view of market momentum. In the attached segment, understanding building-level costs and financial health may be just as important as analysing comparable sales. For detached homes, condition, location, privacy, land and the cost of future improvements may increasingly determine how buyers perceive value.

THIRD QUARTER CONCLUSION September’s data reinforces a trend that began in July: the North American luxury market is gradually moving away from the pronounced supply-demand imbalance seen earlier in 2026. Single-family homes continue to show comparatively resilient activity, while attached properties are experiencing a more uneven adjustment. The modest increase in new listings suggests that sellers are beginning to respond to demand, although the pace remains cautious. At the same time, the wider economic environment is encouraging buyers to examine the total cost of ownership and the long-term merits of individual properties more carefully. The next phase of the market is therefore likely to be defined less by broad-based momentum and more by selectivity. Demand may remain healthy for properties that combine location, quality, functionality and enduring appeal, while others face greater pressure to demonstrate value.

– 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

SEP

OCT

NOV

DEC

JAN

FEB

MAR

APR

MAY

JUN

JUL

AUG

SEP

45% 40%

SALES RATIO

35% 30%

Seller's

25%

21%

20%

Balanced

15%

12%

10%

Buyer's

5% 0%

SEP

OCT

NOV

DEC

JAN

FEB

MAR

APR

MAY

JUN

JUL

AUG

SEP

JUN

JUL

AUG

SEP

SALES PRICE VS. LIST PRICE

$1,700,000

$1,500,000

$1,300,000

$1,100,000

$900,000

$700,000

$500,000

SEP

OCT

NOV

DEC

JAN

FEB

MAR

APR

MAY

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

SINGLE-FAMILY HOMES September 2025

September 2026

Median List Price

$1,497,000

$1,502,450

Total Inventory

76,855

76,995

Median Sale Price

$1,303,875

$1,310,000

New Listings

23,506

23,984

Median SP/LP Ratio

98.04%

98.02%

Total Sold

16,290

16,850

Total Sales Ratio

21.20%

21.88%

Median Days on Market

$390

$394

3,235

3,349

Median Price per Sq. Ft.

September 2025 September 2026

Average Home Size

Median prices represent properties priced above respective city benchmark prices.





.68%

Days on Market

Sales Ratio

478

560

6,125

New Listings

Total Sold

Med. Sale Price



SINGLE-FAMILY HOMES MARKET SUMMARY | SEPTEMBER 2026 •

Official Market Type: Seller's Market with a 21.88% Sales Ratio.1

•

Homes are selling for an average of 98.02% of list price.

•

The median luxury threshold2 price is $912,500, and the median luxury home sales price is $1,502,450.

•

Markets with the Highest Median Sales Price: Whistler ($6,800,000), Telluride ($6,197,500), Silicon Valley ($5,775,000), and Eagle County ($4,650,000).

•

Markets with the Highest Sales Ratio: San Francisco (91.1%), Central Connecticut (60.6%), Chicago (58.7%), and Marin County (57.7%). 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 September 2025 | September 2026

ATTACHED HOMES September 2025

September 2026

Median List Price

$902,495

$900,000

Total Inventory

26,326

25,507

Median Sale Price

$870,000

$911,476

New Listings

8,201

7,879

Median SP/LP Ratio

98.21%

98.22%

Total Sold

4,465

4,128

Total Sales Ratio

16.96%

16.18%

Median Days on Market

$488

$475

1,941

1,966

Median Price per Sq. Ft.

September 2025 September 2026

Average Home Size

Median prices represent properties priced above respective city benchmark prices.







.78%

Days on Market

Sales Ratio

322

337

41,476

New Listings

Total Sold

Med. Sale Price



ATTACHED HOMES MARKET SUMMARY | SEPTEMBER 2026 •

Official Market Type: Balanced Market with a 16.18% Sales Ratio.1

•

Attached homes are selling for an average of 98.22% of list price.

•

The median luxury threshold2 price is $700,000, and the median attached luxury sale price is $900,000.

•

Markets with the Highest Median Sales Price: Telluride ($4,050,000), San Francisco ($2,575,000), Eagle County ($2,412,500), and Whistler ($2,397,500).

•

Markets with the Highest Sales Ratio: San Francisco (76.3%), Lake Tahoe (53.8%), Marin County (50.0%), and Howard County (48.6%). 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

$1,549,900

$1,510,000

29.3%

Seller's

$899,900

$865,000

17.4%

Balanced

Chandler and Gilbert

$1,100,000

$1,095,000

23.3%

Seller's

Flagstaff

$1,690,000

$1,453,750

103

21.2%

Seller's

Fountain Hills

$2,742,000

$2,500,000

6.5%

Buyer's

$675,000

$690,000

9.1%

Buyer's

Mesa

$864,500

$849,750

28.6%

Seller's

Paradise Valley

$6,422,500

$4,292,500

11.1%

Buyer's

Phoenix

$899,000

$815,000

22.5%

Seller's

Scottsdale

$2,299,955

$1,699,000

24.0%

Seller's

$920,500

$825,000

15.4%

Balanced

Tucson

$695,755

$650,000

18.1%

Balanced

Vancouver

$3,880,000

$3,092,500

7.8%

Buyer's

$1,849,000

$1,688,000

10.1%

Buyer's

Whistler

$6,645,000

$6,800,000

236

2.9%

Buyer's

$2,222,000

$2,397,500

11.1%

Buyer's

Central Coast

$2,700,000

$2,198,500

18.1%

Balanced

$1,083,500

$1,102,500

14.3%

Balanced

East Bay

$2,000,000

$1,940,000

54.0%

Seller's

$1,098,400

$1,094,500

28.9%

Seller's

El Dorado County

$1,749,000

$1,562,500

16.3%

Balanced

Greater Palm Springs

$1,795,000

$1,645,000

13.9%

Balanced

Lake Tahoe

$2,595,000

$2,027,000

42.0%

Seller's

$1,650,000

$1,400,000

26.5%

Seller's

Los Angeles Beach Cities

$6,499,500

$3,910,000

13.9%

Balanced

$1,794,500

$1,780,000

15.9%

Balanced

Los Angeles City

$4,895,000

$3,800,000

12.3%

Balanced

$1,595,000

$1,456,500

13.2%

Balanced

Los Angeles The Valley

$2,499,000

$2,089,000

16.4%

Balanced

$804,500

$825,000

22.1%

Seller's

Marin County

$3,895,000

$3,270,000

57.7%

Seller's

$1,295,000

$1,305,000

50.0%

Seller's

Napa County

$3,100,000

$2,740,000

5.9%

Buyer's

Orange County

$2,800,000

$2,384,000

32.3%

Seller's

$1,199,000

$1,117,500

27.2%

Seller's

Placer County

$1,300,000

$1,220,000

23.6%

Seller's

Sacramento

$950,000

$910,000

33.7%

Seller's

San Diego

$2,424,900

$1,919,352

29.8%

Seller's

$1,169,500

$1,122,500

24.0%

Seller's

San Francisco

$3,995,000

$3,750,000

91.1%

Seller's

$2,795,000

$2,575,000

76.3%

Seller's

San Luis Obispo County

$1,795,000

$1,475,000

28.2%

Seller's

Silicon Valley

$6,500,000

$5,775,000

44.4%

Seller's

$1,750,000

$1,650,000

29.9%

Seller's

Sonoma County

$2,295,000

$1,832,655

19.3%

Balanced

$782,990

$760,000

33.3%

Seller's

Ventura County

$2,177,500

$1,750,000

23.8%

Seller's

$775,000

$757,250

19.9%

Balanced

Boulder

$2,099,000

$1,575,000

18.3%

Balanced

$849,000

$878,000

10.5%

Buyer's

Colorado Springs

$925,000

$879,500

15.4%

Balanced

$566,944

$680,000

9.4%

Buyer's

Denver

$1,495,000

$1,400,000

20.3%

Balanced

$847,000

$790,000

12.3%

Balanced

Douglas County

$1,324,990

$1,185,000

17.9%

Balanced

$560,875

$575,000

26.3%

Seller's

Eagle County

$4,999,000

$4,650,000

10.8%

Buyer's

$2,475,000

$2,412,500

12.4%

Balanced

Summit County

$2,774,000

$1,915,500

13.2%

Balanced

$1,217,000

$1,287,500

15.0%

Balanced

Telluride

$5,172,500

$6,197,500

232

7.3%

Buyer's

$2,722,500

$4,050,000

225

15.3%

Balanced

Central Connecticut

$695,000

$625,000

60.6%

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

$2,190,000

$1,705,000

30.4%

Seller's

$759,000

$691,750

36.2%

Seller's

Washington D.C.

$3,499,900

$2,732,500

14.7%

Balanced

$1,849,500

$1,550,000

19.9%

Balanced

Sussex County

$1,600,000

$1,700,000

23.1%

Seller's

$949,450

$1,000,000

34.0%

Seller's

Bay County

Boca Raton/Delray Beach

$2,999,500

$2,200,000

21.9%

Seller's

$1,049,000

$730,000

20.4%

Balanced

Brevard County

$883,000

$820,000

26.7%

Seller's

$797,000

$677,500

105

10.0%

Buyer's

Broward County

$1,825,000

$1,501,000

16.9%

Balanced

$690,000

$620,000

8.2%

Buyer's

Charlotte County

$1,044,000

$925,000

10.7%

Buyer's

Coastal Pinellas County

$2,475,000

$1,900,000

16.4%

Balanced

$1,275,000

$1,159,500

8.1%

Buyer's

Ft. Lauderdale

$4,990,000

$3,424,250

6.5%

Buyer's

$2,795,000

$2,300,000

135

3.9%

Buyer's

Jacksonville

$845,000

$832,500

25.6%

Seller's

$625,000

$547,410

25.4%

Seller's

Jacksonville Beaches

$1,399,500

$1,298,906

23.6%

Seller's

$1,000,000

$1,387,500

10.5%

Buyer's

Lee County

$1,495,000

$1,280,000

10.3%

Buyer's

$870,000

$797,500

7.0%

Buyer's

Marco Island

$3,100,000

$2,600,000

11.5%

Buyer's

$1,650,000

$1,325,000

17.5%

Balanced

Miami

$1,900,000

$1,682,500

15.0%

Balanced

$1,499,000

$1,494,500

7.4%

Buyer's

Naples

$4,900,000

$4,097,500

9.4%

Buyer's

$2,400,000

$1,800,000

10.8%

Buyer's

Orlando

$1,299,000

$1,170,000

14.7%

Balanced

$589,900

$560,000

10.8%

Buyer's

Palm Beach Towns

$5,875,000

$3,375,000

16.1%

Balanced

$2,350,000

$1,955,000

128

7.6%

Buyer's

Sarasota & Beaches

$2,824,750

$2,350,000

141

14.1%

Balanced

$1,850,000

$2,300,000

16.7%

Balanced

South Pinellas County

$1,450,000

$1,379,000

16.0%

Balanced

$1,195,000

$1,050,000

106

11.6%

Buyer's

South Walton

Tampa

$795,000

$725,000

21.4%

Seller's

$839,500

$692,500

16.0%

Balanced

Atlanta

$1,505,000

$1,280,000

20.2%

Balanced

$697,711

$629,000

12.0%

Balanced

Duluth

$1,249,000

$1,330,000

13.5%

Balanced

Island of Hawaii

$1,899,000

$1,547,500

10.2%

Buyer's

$1,425,000

$1,200,000

9.4%

Buyer's

Kauai

$2,972,500

$1,915,000

7.2%

Buyer's

$1,377,000

$1,450,000

1.3%

Buyer's

Maui

$2,900,000

$2,950,000

112

6.9%

Buyer's

$1,897,000

$1,960,000

188

6.7%

Buyer's

Oahu

$2,900,000

$2,199,000

15.8%

Balanced

$1,170,000

$980,000

11.2%

Buyer's

Greater Des Moines

$662,675

$626,250

19.8%

Balanced

Ada County

$824,880

$785,000

35.9%

Seller's

$625,000

$649,500

22.2%

Seller's

Northern Idaho

$1,299,000

$1,037,500

15.5%

Balanced

Chicago

$1,775,000

$1,351,750

58.7%

Seller's

$1,169,000

$992,500

45.5%

Seller's

DuPage County

$1,199,000

$969,500

41.3%

Seller's

$749,990

$795,056

44.4%

Seller's

Lake County

$1,250,000

$947,495

42.5%

Seller's

Will County

$675,000

$625,000

36.8%

Seller's

Boone County

$1,499,900

$910,000

35.4%

Seller's

Hamilton County

$824,825

$835,500

49.5%

Seller's

Lexington

$1,050,000

$962,500

29.4%

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

$979,000

$847,500

11.0%

Buyer's

Lafayette County

$799,950

$615,000

13.8%

Balanced

New Orleans

$1,050,000

$1,000,000

16.4%

Balanced

$715,000

$732,500

8.6%

Buyer's

Cape Cod

$2,300,000

$1,889,500

25.9%

Seller's

$1,150,000

$1,550,000

27.3%

Seller's

Greater Boston

$3,472,500

$2,975,000

15.9%

Balanced

$2,395,000

$2,305,000

11.6%

Buyer's

South Shore

$1,650,000

$1,365,000

40.1%

Seller's

$900,000

$964,906

46.5%

Seller's

Anne Arundel County

$1,195,000

$932,500

38.3%

Seller's

$596,000

$555,000

43.0%

Seller's

Baltimore City

$799,000

$695,000

41.7%

Seller's

$645,000

$560,000

19.4%

Balanced

Baltimore County

$974,247

$885,000

28.5%

Seller's

$614,950

$587,500

30.3%

Seller's

Frederick County

$925,000

$937,500

27.4%

Seller's

Howard County

$1,259,999

$1,100,000

54.1%

Seller's

$625,000

$615,000

48.6%

Seller's

Montgomery County

$1,850,000

$1,610,000

21.4%

Seller's

$817,250

$784,000

23.4%

Seller's

Prince George's County

$900,000

$850,410

14.7%

Balanced

$569,990

$569,965

23.4%

Seller's

Talbot County

$2,475,000

$1,672,500

28.2%

Seller's

Worcester County

$967,400

$1,050,000

13.2%

Balanced

$699,900

$639,000

21.0%

Balanced

Grand Traverse County

$1,597,500

$1,025,000

15.5%

Balanced

Livingston County

$720,000

$695,000

40.5%

Seller's

Monroe County

$665,000

$585,000

31.9%

Seller's

Oakland County

$799,000

$672,500

31.5%

Seller's

$625,000

$631,000

18.3%

Balanced

Washtenaw County

$854,900

$700,000

23.7%

Seller's

$710,670

$670,000

12.3%

Balanced

Wayne County

$670,150

$663,750

41.3%

Seller's

$649,000

$600,000

29.3%

Seller's

Olmsted County

$877,900

$790,000

16.6%

Balanced

Twin Cities

$1,250,000

$1,096,000

21.1%

Seller's

Asheville

$1,000,000

$932,750

11.4%

Buyer's

$775,000

$637,500

12.6%

Balanced

Charlotte

$1,125,000

$1,021,000

28.8%

Seller's

$650,000

$675,000

18.1%

Balanced

Lake Norman

$1,189,950

$1,071,305

23.4%

Seller's

$599,450

$676,500

28.6%

Seller's

New Hanover County

$1,522,500

$1,847,000

14.7%

Balanced

$1,075,000

$1,114,500

15.4%

Balanced

Pitt County

$614,900

$616,525

28.6%

Seller's

Raleigh-Durham

$1,175,000

$956,500

23.1%

Seller's

Rockingham County

$1,570,000

$1,275,000

27.7%

Seller's

$925,000

$960,000

28.4%

Seller's

Bergen County

$2,396,975

$1,850,000

29.6%

Seller's

$1,299,999

$1,100,000

31.4%

Seller's

Morris County

$1,649,500

$1,372,500

38.5%

Seller's

$955,300

$982,000

37.5%

Seller's

Ocean County

$949,000

$882,500

26.3%

Seller's

$839,448

$722,500

16.4%

Balanced

Somerset County

$1,599,999

$1,310,000

30.1%

Seller's

$849,900

$785,000

20.0%

Balanced

Henderson

$2,299,000

$1,235,000

14.2%

Balanced

Lake Tahoe

$3,995,000

$2,862,500

23.2%

Seller's

$1,099,500

$1,275,000

53.8%

Seller's

Las Vegas

$1,750,000

$1,387,500

10.6%

Buyer's

Reno

$1,800,000

$1,725,000

23.8%

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

Cincinnati

$796,673

$747,750

31.8%

Seller's

Cleveland Suburbs

$800,000

$765,000

53.2%

Seller's

Columbus

$799,900

$750,000

30.4%

Seller's

$661,221

$694,950

27.7%

Seller's

GTA - Durham

$1,799,000

$1,600,000

6.5%

Buyer's

$829,900

0.0%

Buyer's

GTA - York

$2,349,450

$1,790,000

10.4%

Buyer's

$779,950

$740,000

12.7%

Balanced

Mississauga

$2,899,860

$2,700,000

4.1%

Buyer's

$999,000

$1,065,000

11.3%

Buyer's

Toronto

$3,880,000

$3,195,000

10.3%

Buyer's

$1,249,000

$1,177,500

10.9%

Buyer's

Waterloo Region

$1,499,000

$1,310,000

14.7%

Balanced

$784,000

$762,500

14.3%

Balanced

Portland

$1,295,000

$1,150,000

19.8%

Balanced

$679,000

$680,000

11.8%

Buyer's

Philadelphia

$849,000

$782,500

14.5%

Balanced

$752,500

$710,000

17.9%

Balanced

Pittsburgh

$1,100,000

$957,500

26.9%

Seller's

$762,500

$687,500

16.4%

Balanced

Charleston

$1,750,000

$1,460,000

29.0%

Seller's

$1,395,000

$1,208,500

22.4%

Seller's

Greater Chattanooga

$974,950

$945,250

16.1%

Balanced

Nashville

$1,799,999

$1,500,000

19.2%

Balanced

$735,000

$672,735

7.7%

Buyer's

Austin

$2,280,000

$1,865,000

17.7%

Balanced

$1,222,000

$1,218,000

9.1%

Buyer's

Collin County

$749,000

$715,000

15.1%

Balanced

Dallas

$1,475,000

$1,190,000

21.0%

Balanced

$747,450

$778,500

11.4%

Buyer's

Denton County

$799,900

$775,000

15.8%

Balanced

El Paso

$639,500

$734,000

16.2%

Balanced

Fort Worth

$899,900

$849,000

21.7%

Seller's

Greater Tyler

$684,500

$645,900

15.7%

Balanced

Houston

$975,000

$905,900

17.8%

Balanced

$645,000

$730,000

13.7%

Balanced

Lubbock

$700,000

$615,750

23.1%

Seller's

San Antonio

$810,000

$755,500

11.9%

Buyer's

$788,950

$950,000

223

5.1%

Buyer's

Tarrant County

$894,500

$847,000

23.8%

Seller's

The Woodlands & Spring

$807,500

$775,000

17.8%

Balanced

Park City

$4,975,000

$4,300,000

21.9%

Seller's

$2,825,000

$1,562,500

7.8%

Buyer's

Washington County

Arlington & Alexandria

$2,252,450

$1,900,000

24.2%

Seller's

$999,999

$944,952

32.7%

Seller's

Fairfax County

$2,137,000

$1,554,360

39.4%

Seller's

$739,000

$710,000

43.2%

Seller's

McLean & Vienna

$2,999,999

$2,162,500

37.4%

Seller's

$1,170,000

$1,085,000

28.6%

Seller's

Richmond

$839,000

$814,839

29.2%

Seller's

$589,900

$614,750

21.1%

Seller's

Smith Mountain Lake

$1,392,500

$1,544,783

15.0%

Balanced

Virginia Beach

King County

$1,899,894

$1,700,000

23.7%

Seller's

$1,192,300

$1,180,000

14.5%

Balanced

Seattle

$1,995,000

$1,700,000

26.5%

Seller's

$1,339,500

$1,225,000

13.4%

Balanced

Spokane

$1,100,000

$995,000

12.8%

Balanced

Vancouver

$1,399,000

$1,245,000

11.4%

Buyer's

$805,995

$770,500

24.5%

Seller'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 

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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.

OCTOBER

2026

JACKSONVILLE BEACHES FLORI D A FERNANDINA BEACH TO ST AUGUSTINE BEACH

JACKSONVILLE BEACHES

SINGLE - FAMILY HOMES Luxury Benchmark Price 1: $845,000

LUXURY INVENTORY VS. SALES | SEPTEMBER 2026 Total Inventory: 398

Total Sales: 94

Total Sales Ratio2 : 24%

Inventory $4,300,000+

$2,800,000 - $3,299,999

$3,300,000 - $3,799,999

$2,400,000 - $2,799,999

$2,100,000 - $2,399,999

3 22

$1,300,000 - $1,399,999

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

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

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

$1,800,000 - $2,099,999 $1,600,000 - $1,799,999

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

$900,000 - $999,999 $845,000 - $899,999

Sales 30

$3,800,000 - $4,299,999

Seller's Market

15 40

Square Feet3

Price

Beds

Baths

Sold

Inventory

Sales Ratio

-Range-

-Median Sold-

-Total-

-Sold/Inventory-

0 - 1,999

$925,000

19%

2,000 - 2,999

$1,000,000

122

28%

3,000 - 3,999

$1,365,000

134

27%

4,000 - 4,999

$2,202,209

14%

5,000 - 5,999

$3,347,500

17%

6,000+

$11,681,053

25%

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.

JACKSONVILLE BEACHES

SINGLE - FAMILY HOMES Luxury Benchmark Price 1: $845,000

13 - MONTH LUXURY MARKET TREND 4 Median Sales Price

$1,208,675

482

$1,340,000

$1,190,000

459

427

$1,225,000

Sep-25

Oct-25

Nov-25

115

Dec-25

$1,350,000

421

384

362

347

100

$1,350,000

Inventory

Solds

$1,275,000

$1,228,557

$1,291,000

436

462

457

$1,416,500

418

102

114

131

Jan-26

Feb-26

Mar-26

Apr-26

May-26

Jun-26

$1,298,906

$1,150,000

409

107

Jul-26

398

Aug-26

Sep-26

MEDIAN DATA REVIEW | SEPTEMBER TOTAL INVENTORY

TOTAL SOLDS

Sept. 2025

Sept. 2026

Sept. 2025

Sept. 2026

482

398

100

VARIANCE: -

17%

SALE PRICE PER SQFT. Sept. 2025

SALES PRICE Sept. 2025

Sept. 2026

1.21m

VARIANCE: - %

1.30m

VARIANCE:

SALE TO LIST PRICE RATIO

DAYS ON MARKET

Sept. 2026

Sept. 2025

Sept. 2026

Sept. 2025

Sept. 2026

426

96.40%

97.38%

406

VARIANCE:

VARIANCE: -

25%

JACKSONVILLE BEACHES MARKET SUMMARY | SEPTEMBER 2026 • The single-family luxury market is a Seller's Market with a 24% Sales Ratio. • Homes sold for a median of 97.38% of list price in September 2026. • The most active price band is $1,000,000-$1,099,999, where the sales ratio is 87%. • The median luxury sales price for single-family homes is $1,298,906. • The median days on market for September 2026 was 33 days, down from 44 in September 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.

JACKSONVILLE BEACHES

ATTACHED HOMES Luxury Benchmark Price 1: $742,500

LUXURY INVENTORY VS. SALES | SEPTEMBER 2026 Total Inventory: 57

Total Sales: 6

Total Sales Ratio2 : 11%

Inventory $1,840,000+

$1,540,000 - $1,639,999

$1,440,000 - $1,539,999 $1,360,000 - $1,439,999 $1,280,000 - $1,359,999 $1,220,000 - $1,279,999 $1,160,000 - $1,219,999

$980,000 - $1,039,999 $920,000 - $979,999 $860,000 - $919,999

$800,000 - $859,999 $742,500 - $799,999

0 0 0

$1,100,000 - $1,159,999 $1,040,000 - $1,099,999

Sales 6

$1,640,000 - $1,839,999

Buyer's Market

1 4

0 3

0 4

Square Feet3

Price

Beds

Baths

Sold

Inventory

Sales Ratio

-Range-

-Median Sold-

-Total-

-Sold/Inventory-

0 - 1,499

1,500 - 1,999

$1,100,000

14%

2,000 - 2,499

$1,242,500

20%

2,500 - 2,999

$1,900,000

14%

3,000 - 3,499

3,500+

JACKSONVILLE BEACHES

ATTACHED HOMES Luxury Benchmark Price 1: $742,500

13 - MONTH LUXURY MARKET TREND 4 Median Sales Price

Inventory

Solds $1,760,000

$1,275,000

$908,201 73

$1,145,000

$1,071,250

Sep-25

Oct-25

Nov-25

Dec-25

Jan-26

Feb-26

$1,485,000

$1,430,000

$1,387,500

$1,010,000

$875,000 66

$1,450,000

$1,437,500 $1,250,000

Apr-26

May-26

Jun-26

Jul-26

Aug-26

Sep-26

4 Mar-26

MEDIAN DATA REVIEW | SEPTEMBER TOTAL INVENTORY

TOTAL SOLDS

Sept. 2025

Sept. 2026

Sept. 2025

Sept. 2026

VARIANCE: -

22%

SALE PRICE PER SQFT. Sept. 2025

VARIANCE: -

25%

SALE TO LIST PRICE RATIO

SALES PRICE Sept. 2025

908k

Sept. 2026

1.39m

VARIANCE:

53%

DAYS ON MARKET

Sept. 2026

Sept. 2025

Sept. 2026

Sept. 2025

Sept. 2026

672

96.11%

96.61%

565

VARIANCE:

19%

VARIANCE:

VARIANCE: -

56%

JACKSONVILLE BEACHES MARKET SUMMARY | SEPTEMBER 2026 • The attached luxury market is a Buyer's Market with a 11% Sales Ratio. • Homes sold for a median of 96.61% of list price in September 2026. • The most active price band is $1,840,000+, where the sales ratio is 33%. • The median luxury sales price for attached homes is $1,387,500. • The median days on market for September 2026 was 35 days, down from 79 in September 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 904.509.8622.

- Anita Millar

ANITA MILLAR

904.509.8622 | anita@royalhighlanderrealestate.com | www.homesnap.com/AnitaMillar-2