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BARRY HOEY L U X U RY MARKET REPORT

NAPLES + MARCO ISLAND + LEE COUNTY AUGUST 2026

BARRY HOEY

Full-Time Broker/Owner, CRS, GRI, CLHMS

239.360.5527

Barry@SWFLLuxury.com www.239RealEstateDeals.com If you are looking for a REALTOR® or Brokerage who will fully communicate; promptly, professionally, and in detail with you, to help you with all your Real Estate needs, then look no further. By helping local, national and international customers; both sellers and buyers, from answering questions to having utility / contractor lists and any other information available through the transaction & after closing; I’m here for you and I’m always available to help. My top priority is going beyond the expected to deliver an exceptional and fully satisfying one-stop, full-service real estate experience for home buyers and sellers. I will work with you throughout your entire home search or sale process, and assist in finalizing the details. As a highly trained professional, I will use my technology, marketing, presentation, communication, negotiation and sales tools to help you find the home that matches your criteria. If you are selling your property, I will ensure it reaches a global audience and is sold quickly for the highest price possible, with the least amount of inconvenience to you. To help all my customers in the best possible way, I have worked to achieve many designations and affiliations: ABR® (Accredited Buyer’s Representative), AHWD (At Home with Diversity), CIPS (Certified International Property Specialist), CLHMS (Certified Luxury Home Marketing, CNE, (Certified Negotiation Expert), CRS (Certified Residential Specialist), GRI (Graduate of the Realtor Institute), MCNE (Master Certified Negotiation Expert), RSPS (Resort and Second Home Property Specialist), SFR (Short sales and Foreclosure Resource Certified), Smart Home, SRES®, (Senior Real Estate Specialist), SRS (Seller Representative Specialist) REALTOR® (active member of our local board of Realtors; NABOR (Naples Area Board of Realtors), Member of MIAAOR (Marco Island Area Association of Realtors), Member of RALSC / Stellar MLS, Member of Sanibel and Captiva Islands Association of Realtors), Member of Florida Realtors & Member of NAR (National Association of Realtors). I continue to be an active member of the Institute for Luxury Home Marketing. I am a Preferred Agent on a number of popular online Real Estate websites and magazines; which means that I will be able to promote your listing much better to a local, national and international clientele. Through the additional cutting edge tools and technologies which enables additional marketing I have a large local, national and international clientele which I keep fully updated on changes in the market, etc. Because 90% of home shoppers now search for homes on the Internet, our systems offers unmatched property marketing and technology to generate interest in your property. My vision is to continue to be the preferred gateway for an exceptional Real Estate experience, for you.

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

NAPLES LUXURY MARKET REVIEW

PAGE 22

MARCO ISLAND LUXURY MARKET REVIEW

PAGE 27

LEE COUNTY LUXURY MARKET REVIEW

PAGE 32

THANK YOU

NORTH AMERICAN LUXURY REVIEW LUXURY DEMAND REMAINS RESILIENT AS SELLERS BEGIN TO RESPOND July’s North American luxury real estate data reinforces a market that continues to demonstrate resilience, even as the summer season traditionally brings a slowdown in activity. Sales remain ahead of 2025, inventory is still below last year’s levels, and the balance between buyers and sellers continues to move in favour of sellers. Yet perhaps the most interesting development is beginning to emerge on the supply side: after months of limited new inventory, there are early signs that sellers may be recognizing the strength of current demand and responding accordingly.

DEMAND CONTINUES TO OUTPACE SUPPLY Sales of single-family luxury homes increased 9.8% year over year in July, while attached properties recorded an even stronger 15.2% increase. Although sales slowed from June, the decline is consistent with normal seasonal patterns as buyers and sellers take time away during the summer. The more meaningful comparison is with July 2025, and on that basis, demand remains notably stronger. The strength of sales becomes even more significant when considered alongside inventory. Compared with July 2025, available inventory declined 2.2% for single-family properties and 4.8% for attached properties. Buyers are therefore purchasing more homes while having fewer homes from which to choose. This imbalance is reflected in the sales ratio. The single-family market moved further into seller territory during July, while the attached market remained balanced but moved closer toward a seller’s market. The message is clear: buyers are absorbing a greater proportion of the available supply.

A STRONG MARKET, BUT NOT A FRENZIED ONE Despite stronger sales and lower inventory, median sold prices and days on market have remained relatively consistent year over year and month over month. This stability offers an important insight into today’s luxury buyer.

Affluent purchasers remain willing and able to transact, but they are not buying simply because inventory is limited. They have the financial capacity to wait and are increasingly focused on whether a property represents genuine value. This helps explain why pockets of inventory can accumulate even while overall supply remains relatively tight. Scarcity alone does not create urgency; scarcity combined with desirability does. Properties offering exceptional location, turnkey condition, architectural quality, privacy, views, significant land or distinctive lifestyle attributes are attracting stronger demand than those that are dated, require significant work or are priced beyond perceived value. The result is an increasingly bifurcated market: the strongest properties can attract significant attention, while less compelling inventory remains available despite limited overall supply. Affluent buyers are not stepping away from the market; they are becoming more selective about where they choose to deploy their capital.

SELLERS MAY BE BEGINNING TO RESPOND Perhaps the most significant development in July is the early indication that sellers may be responding to stronger demand. For the first time this year, new single-family listings showed a year-over-year increase – albeit a small one of 1.6%. New attached listings also increased, although they remained 0.6% below July 2025. While one month does not establish a trend, the shift bears watching. After months of sellers remaining on the sidelines amid mortgage rates, economic uncertainty and pricing concerns, stronger sales, declining inventory and increasing seller leverage may now be encouraging more owners to enter the market. The critical question is not simply how much inventory comes forward, but what kind. Additional listings will only provide buyers with greater choice if they include desirable, well-located and turnkey properties. Otherwise, dated or overpriced homes could simply add to accumulating inventory while exceptional properties continue to command strong demand.

WEALTH IS SUPPORTING THE RESILIENCE OF LUXURY DEMAND The continued strength of luxury demand also reflects the very different financial circumstances of affluent buyers.

Unlike the broader housing market, luxury real estate is not driven primarily by mortgage affordability. Many affluent and ultra-high-net-worth buyers have substantial liquidity, diversified portfolios and significant equity in existing properties. Their decisions can therefore be influenced as much by wealth preservation, diversification, lifestyle and long-term value as by borrowing costs. That distinction is particularly important amid economic and financial-market uncertainty. Rather than being forced out of the market, affluent buyers may simply become more selective about where they deploy capital. Real estate can offer a combination few other assets provide: tangible wealth, lifestyle utility, privacy, family flexibility and potential long-term value. At the same time, the expansion and transfer of wealth is broadening the pool of luxury purchasers. Younger affluent buyers are bringing different expectations, with greater emphasis on flexibility, wellness, technology, privacy and multi-generational living. Ultimately, today’s luxury buyer is purchasing more than a home, they are buying what the property enables: privacy, time, flexibility, security and lifestyle, while potentially adding a tangible component to a broader wealth strategy. This makes scarce and difficult-to-replicate characteristics, significant land, exceptional views, architectural distinction, privacy and prime locations, increasingly valuable, particularly when buyers are considering long-term value beyond the current market cycle.

WHAT JULY MEANS FOR THE SECOND HALF OF 2026 The July data suggests that the luxury market may be entering a subtle transition. The first half of the year was characterized by resilient demand, limited inventory and increasingly selective buyers. July provides the first indication that sellers may be beginning to respond to those conditions. The next several months will determine whether that response develops into a meaningful increase in supply. New listings will reveal whether seller confidence is returning. Sales absorption will show whether buyers can accommodate additional inventory. Days on market and price reductions will indicate whether sellers are pricing in line with increasingly sophisticated buyer expectations. And the sales ratio will continue to reveal where the balance of power is shifting. Perhaps most revealing will be the performance gap between exceptional and ordinary inventory. If new supply increases and sales continue to absorb it, the

market could gradually move toward greater balance. If inventory begins to accumulate while exceptional properties continue to transact quickly, the message will be different: demand remains healthy, but buyers are becoming increasingly selective about where they place their capital. That would reinforce one of the defining characteristics of the 2026 luxury market: it is not moving uniformly.

A MARKET DEFINED BY SELECTIVITY July’s numbers point to a luxury market that remains fundamentally healthy, but increasingly nuanced. Sales are up, inventory remains below last year, the sales ratio is strengthening, while prices and days on market remain stable. At the same time, sellers may finally be beginning to respond to stronger demand. Together, these indicators do not point clearly toward either a buyer’s or seller’s market. Instead, leverage is becoming increasingly property-specific, shaped by quality, scarcity, location and pricing. For sellers, demand exists, but buyers expect properties to justify their price. For buyers, patience remains valuable, but the right property can still command strong competition. For luxury professionals, the headline numbers are only part of the story. The greater opportunity lies in understanding what is driving the properties that outperform and what those transactions reveal about today’s affluent buyer. As the second half of 2026 unfolds, the key question is not simply whether more inventory comes to market, but whether sellers bring forward the properties today’s luxury buyer is prepared to buy, and at values that align with increasingly sophisticated wealth and lifestyle priorities.

– 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

JUL

AUG

SEP

OCT

NOV

DEC

JAN

FEB

MAR

APR

MAY

JUN

JUL

45% 40%

SALES RATIO

35% 30%

Seller's

25%

21%

20%

Balanced

15%

12%

10%

Buyer's

5% 0%

JUL

AUG

SEP

OCT

NOV

DEC

JAN

FEB

MAR

APR

MAY

JUN

JUL

APR

MAY

JUN

JUL

SALES PRICE VS. LIST PRICE

$1,700,000

$1,500,000

$1,300,000

$1,100,000

$900,000

$700,000

$500,000

JUL

AUG

SEP

OCT

NOV

DEC

JAN

FEB

MAR

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

SINGLE-FAMILY HOMES July 2025

July 2026

Median List Price

$1,484,750

$1,499,500

Median Sale Price

$1,291,527

$1,272,000

Median SP/LP Ratio

98.33%

Total Sales Ratio Median Price per Sq. Ft.

July 2025

July 2026

Total Inventory

82,297

80,524

New Listings

23,979

24,358

98.40%

Total Sold

19,786

21,732

24.04%

26.99%

Median Days on Market

$394

$390

3,294

3,343

Average Home Size

Median prices represent properties priced above respective city benchmark prices.



379

1,946

New Listings

Total Sold





2.95%

Med. Sale Price

Days on Market

Sales Ratio

19,527



SINGLE-FAMILY HOMES MARKET SUMMARY | JULY 2026 •

Official Market Type: Seller's Market with a 26.99% Sales Ratio.1

•

Homes are selling for an average of 98.40% of list price.

•

The median luxury threshold2 price is $912,500, and the median luxury home sales price is $1,272,000.

•

Markets with the Highest Median Sales Price: Telluride ($9,500,000), Silicon Valley ($5,780,000), Eagle County ($4,850,000), and Paradise Valley ($4,600,000).

•

Markets with the Highest Sales Ratio: San Francisco (150.8%), Howard County (96.5%), Central Connecticut (92.0%), and Marin County (84.5%). 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 July 2025 | July 2026

ATTACHED HOMES July 2025

July 2026

Median List Price

$899,225

Median Sale Price

$872,000

$870,000

Median SP/LP Ratio

98.23%

Total Sales Ratio Median Price per Sq. Ft.

July 2025

July 2026

Total Inventory

27,405

26,091

New Listings

7,129

7,089

98.42%

Total Sold

4,462

5,139

16.28%

19.70%

Median Days on Market

$465

$482

1,946

1,924

Average Home Size

Median prices represent properties priced above respective city benchmark prices.







3.42%

Days on Market

Sales Ratio

677

2,000

New Listings

Total Sold

Med. Sale Price



ATTACHED HOMES MARKET SUMMARY | JULY 2026 •

Official Market Type: Balanced Market with a 19.70% Sales Ratio.1

•

Attached homes are selling for an average of 98.42% of list price.

•

The median luxury threshold2 price is $700,000, and the median attached luxury sale price is $870,000.

•

Markets with the Highest Median Sales Price: Maui ($2,962,500), San Francisco ($2,500,000), Naples ($2,487,500), and Whistler ($2,193,000).

•

Markets with the Highest Sales Ratio: San Francisco (104.3%), Morris County (96.9%), Marin County (65.4%), and Arlington & Alexandria (62.5%). 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

$1,450,000

$1,416,250

32.1%

Seller's

$899,450

$875,000

27.1%

Seller's

Chandler and Gilbert

$1,150,000

$1,035,000

26.1%

Seller's

Flagstaff

$1,585,000

$1,200,000

12.4%

Balanced

Fountain Hills

$2,850,000

$2,345,000

190

5.6%

Buyer's

$690,000

$750,000

6.7%

Buyer's

Mesa

$897,000

$875,000

23.4%

Seller's

Paradise Valley

$5,990,000

$4,600,000

26.8%

Seller's

Phoenix

$899,000

$849,000

30.9%

Seller's

Scottsdale

$2,200,000

$1,762,500

27.1%

Seller's

$874,000

$820,000

18.0%

Balanced

Tucson

$699,000

$664,000

23.6%

Seller's

Vancouver

$3,900,000

$3,310,000

10.5%

Buyer's

$1,888,000

$1,713,500

13.6%

Balanced

Whistler

$6,400,000

$4,080,000

1.3%

Buyer's

$2,299,000

$2,193,000

7.0%

Buyer's

Central Coast

$2,595,000

$2,410,000

18.7%

Balanced

$1,099,000

$1,115,000

16.5%

Balanced

East Bay

$1,998,000

$1,965,000

53.0%

Seller's

$1,089,999

$1,092,500

29.7%

Seller's

El Dorado County

$1,867,500

$1,750,000

19.9%

Balanced

Greater Palm Springs

$1,850,000

$1,750,000

22.6%

Seller's

Lake Tahoe

$2,590,000

$1,840,000

29.5%

Seller's

$1,799,999

$1,400,000

12.3%

Balanced

Los Angeles Beach Cities

$6,299,000

$3,900,000

17.4%

Balanced

$1,850,000

$1,900,000

23.8%

Seller's

Los Angeles City

$4,995,000

$3,825,000

13.6%

Balanced

$1,599,700

$1,580,000

14.6%

Balanced

Los Angeles The Valley

$2,495,000

$2,145,000

19.6%

Balanced

$799,999

$780,000

26.9%

Seller's

Marin County

$3,991,500

$3,050,000

84.5%

Seller's

$1,295,000

$1,400,000

65.4%

Seller's

Napa County

$2,985,000

$2,502,500

8.6%

Buyer's

Orange County

$2,750,000

$2,175,000

32.0%

Seller's

$1,195,000

$1,150,000

28.4%

Seller's

Placer County

$1,197,000

$1,152,000

30.0%

Seller's

Sacramento

$965,000

$920,000

37.9%

Seller's

San Diego

$2,395,000

$1,920,000

38.9%

Seller's

$1,175,000

$1,088,000

31.3%

Seller's

San Francisco

$3,798,000

$3,515,000

150.8%

Seller's

$3,072,500

$2,500,000

104.3%

Seller's

San Luis Obispo County

$1,885,000

$1,470,000

27.9%

Seller's

Silicon Valley

$6,344,000

$5,780,000

61.7%

Seller's

$1,798,000

$1,744,000

29.1%

Seller's

Sonoma County

$2,295,000

$1,785,000

19.6%

Balanced

$785,000

$740,000

11.6%

Buyer's

Ventura County

$2,175,000

$1,805,000

20.2%

Balanced

$780,000

$735,000

24.3%

Seller's

Boulder

$2,197,450

$1,620,000

21.0%

Seller's

$815,000

$800,000

20.6%

Balanced

Colorado Springs

$927,500

$880,000

22.0%

Seller's

$580,500

$615,000

19.7%

Balanced

Denver

$1,500,000

$1,362,500

29.2%

Seller's

$839,950

$892,478

17.2%

Balanced

Douglas County

$1,297,000

$1,195,000

29.0%

Seller's

$575,000

$560,000

25.5%

Seller's

Eagle County

$5,400,000

$4,850,000

8.7%

Buyer's

$2,475,000

$2,135,000

9.3%

Buyer's

Summit County

$2,895,000

$2,400,000

15.1%

Balanced

$1,200,000

$1,505,000

13.5%

Balanced

Telluride

$6,495,000

$9,500,000

403

5.6%

Buyer's

$2,199,000

$1,700,000

134

10.8%

Buyer's

Central Connecticut

$699,000

$654,769

92.0%

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

$2,225,000

$1,903,000

55.0%

Seller's

$749,900

$767,500

54.6%

Seller's

Washington D.C.

$3,195,000

$2,589,375

25.3%

Seller's

$1,707,000

$1,772,500

47.7%

Seller's

Sussex County

$1,550,000

$1,404,000

23.3%

Seller's

$895,000

$1,137,500

21.3%

Seller's

Bay County

$997,000

$795,000

11.5%

Buyer's

$750,000

$675,000

105

8.6%

Buyer's

Boca Raton/Delray Beach

$2,898,000

$2,100,000

26.9%

Seller's

$1,031,500

$740,000

23.9%

Seller's

Brevard County

$880,000

$750,000

29.7%

Seller's

$849,000

$724,950

12.8%

Balanced

Broward County

$1,850,000

$1,515,000

27.0%

Seller's

$699,500

$615,000

12.8%

Balanced

Charlotte County

$999,650

$1,049,750

104

14.1%

Balanced

Coastal Pinellas County

$2,344,000

$2,400,000

118

10.7%

Buyer's

$1,287,500

$1,060,000

11.7%

Buyer's

Ft. Lauderdale

$4,800,000

$4,100,000

120

9.7%

Buyer's

$2,910,000

$2,175,000

124

5.7%

Buyer's

Jacksonville

$850,000

$790,000

32.3%

Seller's

$649,900

$995,000

8.5%

Buyer's

Jacksonville Beaches

$1,390,000

$1,150,000

25.6%

Seller's

$1,138,500

$1,485,000

12.5%

Balanced

Lee County

$1,500,000

$1,350,000

10.4%

Buyer's

$890,000

$825,000

171

8.0%

Buyer's

Marco Island

$3,550,000

$1,875,000

14.4%

Balanced

$1,625,000

$1,150,000

13.2%

Balanced

Miami

$1,900,000

$1,655,000

19.6%

Balanced

$1,499,000

$1,489,600

9.3%

Buyer's

Naples

$4,900,000

$3,762,500

12.6%

Balanced

$2,100,000

$2,487,500

119

8.2%

Buyer's

Orlando

$1,299,000

$1,150,000

21.0%

Seller's

$589,000

$600,000

13.3%

Balanced

Palm Beach Towns

$5,395,000

$4,060,063

118

13.0%

Balanced

$2,275,000

$1,625,000

114

8.9%

Buyer's

Sarasota & Beaches

$2,945,000

$1,875,000

116

12.1%

Balanced

$1,735,000

$1,587,500

136

14.5%

Balanced

South Pinellas County

$1,495,000

$1,249,500

16.9%

Balanced

$1,160,000

$1,020,000

12.2%

Balanced

South Walton

$3,800,000

$3,475,000

11.6%

Buyer's

$1,500,000

$1,905,000

13.3%

Balanced

Tampa

$775,000

$747,500

26.3%

Seller's

$799,000

$730,000

16.0%

Balanced

Atlanta

$1,499,999

$1,235,000

25.3%

Seller's

$699,000

$650,000

13.6%

Balanced

Duluth

$1,280,000

$1,187,500

23.3%

Seller's

Island of Hawaii

$1,800,000

$1,575,000

11.1%

Buyer's

$1,448,000

$1,937,500

16.1%

Balanced

Kauai

$3,198,000

$2,300,000

8.9%

Buyer's

$1,462,500

$1,290,000

9.6%

Buyer's

Maui

$2,695,000

$2,362,500

230

4.2%

Buyer's

$1,980,000

$2,962,500

139

4.9%

Buyer's

Oahu

$2,895,000

$2,265,000

18.5%

Balanced

$1,126,500

$925,000

12.4%

Balanced

Greater Des Moines

$665,000

$614,373

24.9%

Seller's

Ada County

$839,900

$770,000

44.1%

Seller's

$639,450

$639,000

18.6%

Balanced

Northern Idaho

$1,350,000

$970,000

19.4%

Balanced

Chicago

$1,699,500

$1,399,900

81.8%

Seller's

$1,150,000

$960,000

56.2%

Seller's

DuPage County

$1,264,900

$927,000

58.1%

Seller's

$735,144

$773,500

38.2%

Seller's

Lake County

$1,199,000

$990,000

68.4%

Seller's

Will County

$675,000

$655,000

45.4%

Seller's

Boone County

$1,200,000

$1,067,097

57.8%

Seller's

Hamilton County

$827,000

$808,767

67.6%

Seller's

Lexington

$999,900

$1,175,000

34.3%

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

ATTACHED HOMES

State Market Name

List Price

Sold Price

DOM

Ratio

Market

List Price

Sold Price

DOM

Ratio

Market

Baton Rouge

$975,000

$889,999

10.6%

Buyer's

Lafayette County

$840,720

$835,000

15.3%

Balanced

New Orleans

$1,025,000

$900,000

17.0%

Balanced

$757,500

$712,500

5.0%

Buyer's

Cape Cod

$2,285,000

$1,975,000

22.4%

Seller's

$970,000

$762,500

20.0%

Balanced

Greater Boston

$3,495,000

$2,525,000

33.2%

Seller's

$2,395,000

$1,975,000

22.7%

Seller's

South Shore

$1,762,500

$1,423,000

45.9%

Seller's

$1,004,000

$826,433

62.2%

Seller's

Anne Arundel County

$1,124,950

$975,000

62.7%

Seller's

$578,500

$585,000

61.8%

Seller's

Baltimore City

$849,000

$848,500

78.3%

Seller's

$650,000

$589,000

31.2%

Seller's

Baltimore County

$950,000

$1,000,000

47.6%

Seller's

$589,450

$573,310

48.4%

Seller's

Frederick County

$938,500

$909,484

34.3%

Seller's

Howard County

$1,290,000

$996,500

96.5%

Seller's

$635,000

$637,000

57.7%

Seller's

Montgomery County

$1,990,000

$1,750,000

52.7%

Seller's

$799,450

$780,000

43.3%

Seller's

Talbot County

$2,475,000

$1,895,000

21.9%

Seller's

Worcester County

$977,450

$805,000

21.3%

Seller's

$697,950

$645,000

15.1%

Balanced

Grand Traverse County

$1,399,000

$1,200,000

15.5%

Balanced

Livingston County

$725,000

$740,000

39.3%

Seller's

Monroe County

$627,000

$630,000

28.3%

Seller's

Oakland County

$799,900

$685,000

40.7%

Seller's

$649,000

$635,500

21.0%

Balanced

Washtenaw County

$825,000

$714,058

36.5%

Seller's

$740,000

$690,000

23.2%

Seller's

Wayne County

$699,000

$672,000

56.9%

Seller's

$599,900

$559,685

26.0%

Seller's

Olmsted County

$825,000

$749,250

25.7%

Seller's

Twin Cities

$1,295,000

$1,113,890

30.1%

Seller's

Asheville

$1,062,500

$890,000

12.5%

Balanced

$754,950

$745,000

9.2%

Buyer's

Charlotte

$1,110,000

$986,100

36.9%

Seller's

$650,000

17.7%

Balanced

Lake Norman

$1,250,000

$1,175,000

27.4%

Seller's

$616,000

$588,000

16.7%

Balanced

New Hanover County

$1,499,000

$1,421,000

35.6%

Seller's

$1,192,500

$1,160,000

17.6%

Balanced

Pitt County

$675,000

$595,000

60.0%

Seller's

Raleigh-Durham

$1,175,000

$980,000

33.5%

Seller's

Rockingham County

$1,550,000

$1,300,500

45.8%

Seller's

$899,900

$865,000

50.8%

Seller's

Bergen County

$2,499,000

$1,837,500

56.5%

Seller's

$1,299,000

$1,250,000

50.5%

Seller's

Morris County

$1,649,950

$1,450,000

68.9%

Seller's

$989,500

$912,204

96.9%

Seller's

Ocean County

$969,950

$850,000

32.3%

Seller's

$839,950

$792,000

21.4%

Seller's

Somerset County

$1,597,000

$1,326,000

56.3%

Seller's

$895,000

$820,000

29.0%

Seller's

Henderson

$2,043,227

$1,200,000

11.2%

Buyer's

Lake Tahoe

$3,449,000

$2,516,000

15.8%

Balanced

$1,147,000

$1,170,000

24.5%

Seller's

Las Vegas

$1,695,000

$1,380,000

13.4%

Balanced

Reno

$1,825,000

$1,427,500

29.7%

Seller's

Cincinnati

$795,000

$780,000

61.6%

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

Cleveland Suburbs

$816,950

$640,800

53.9%

Seller's

Columbus

$800,000

$750,000

39.0%

Seller's

$660,561

$630,000

32.2%

Seller's

GTA - Durham

$1,799,000

$1,575,000

7.9%

Buyer's

$829,000

$830,000

26.7%

Seller's

GTA - York

$2,288,000

$1,865,000

10.7%

Buyer's

$768,444

$740,000

11.1%

Buyer's

Mississauga

$2,895,000

$2,280,500

3.3%

Buyer's

$999,000

$990,500

13.7%

Balanced

Oakville

$2,529,990

$2,129,000

15.0%

Balanced

$1,149,000

$1,042,250

17.9%

Balanced

Toronto

$3,880,000

$3,245,000

11.4%

Buyer's

$1,248,500

$1,170,000

14.4%

Balanced

Waterloo Region

$1,468,900

$1,260,000

17.5%

Balanced

$779,900

$773,250

17.4%

Balanced

Portland

$1,325,000

$1,125,000

26.4%

Seller's

$685,000

$659,000

13.7%

Balanced

Philadelphia

$854,500

$865,000

24.5%

Seller's

$750,000

$700,000

31.7%

Seller's

Pittsburgh

$1,200,000

$988,500

42.5%

Seller's

$722,450

$615,000

14.9%

Balanced

Charleston

$1,750,000

$1,550,000

28.3%

Seller's

$1,285,000

$1,195,000

16.6%

Balanced

Greater Chattanooga

$996,450

$940,000

20.6%

Balanced

Nashville

$1,800,000

$1,475,000

26.4%

Seller's

$749,900

$679,000

11.9%

Buyer's

Austin

$2,250,000

$1,975,000

16.1%

Balanced

$1,232,500

$966,250

15.1%

Balanced

Collin County

$749,434

$735,000

17.5%

Balanced

Dallas

$1,399,900

$1,164,000

25.1%

Seller's

$699,000

$632,500

12.8%

Balanced

Denton County

$799,000

$763,750

19.4%

Balanced

El Paso

$639,350

$620,075

16.9%

Balanced

Fort Worth

$899,999

$800,000

23.5%

Seller's

Greater Tyler

$675,000

$657,450

14.9%

Balanced

Houston

$975,000

$935,000

23.0%

Seller's

$649,000

$651,350

12.5%

Balanced

Lubbock

$675,000

$676,000

23.4%

Seller's

San Antonio

$799,000

$777,500

17.8%

Balanced

$739,500

$950,000

117

1.8%

Buyer's

Tarrant County

$899,000

$805,000

21.7%

Seller's

The Woodlands & Spring

$799,000

$780,000

25.8%

Seller's

Park City

$4,850,000

$2,962,500

15.7%

Balanced

$2,670,000

$1,985,000

8.4%

Buyer's

Washington County

$1,495,000

$1,284,000

6.9%

Buyer's

Arlington & Alexandria

$2,280,000

$1,875,000

54.0%

Seller's

$962,500

$1,050,000

62.5%

Seller's

Fairfax County

$2,199,000

$1,452,500

49.9%

Seller's

$750,000

$700,000

62.1%

Seller's

McLean & Vienna

$2,999,000

$2,300,000

35.5%

Seller's

$1,195,000

$1,000,000

32.1%

Seller's

Richmond

$819,950

$839,900

43.7%

Seller's

$595,858

$608,640

35.1%

Seller's

Smith Mountain Lake

$1,599,000

$1,350,000

18.3%

Balanced

Virginia Beach

$1,395,000

$1,250,000

25.8%

Seller's

$899,000

$794,950

19.8%

Balanced

King County

$1,949,995

$1,729,250

28.4%

Seller's

$1,175,000

$1,160,000

17.7%

Balanced

Seattle

$2,130,000

$1,615,000

42.2%

Seller's

$1,398,500

$1,249,900

20.0%

Balanced

Spokane

$1,149,500

$1,135,000

14.7%

Balanced

Vancouver

$1,395,000

$1,200,000

15.8%

Balanced

$719,000

$731,840

136

15.1%

Balanced

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

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

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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.

AUGUST

2026

NAPLES FLORIDA

NAPLES

SINGLE - FAMILY HOMES Luxury Benchmark Price 1: $2,400,000

LUXURY INVENTORY VS. SALES | JULY 2026 Total Inventory: 477

Total Sales: 60

Total Sales Ratio2 : 13%

Inventory $20,000,000+

$10,000,000 - $14,999,999

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

4 12

$8,000,000 - $8,999,999 $7,000,000 - $7,999,999

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

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

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

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

2 24

$2,500,000 - $2,599,999

$2,600,000 - $2,799,999

$2,400,000 - $2,499,999

$3,000,000 - $3,499,999 $2,800,000 - $2,999,999

Sales

$15,000,000 - $19,999,999

Balanced Market

4 12

Square Feet3

Price

Beds

Baths

Sold

Inventory

Sales Ratio

-Range-

-Median Sold-

-Total-

-Sold/Inventory-

0 - 1,999

2,000 - 2,999

$2,750,000

11%

3,000 - 3,999

$3,600,000

149

17%

4,000 - 4,999

$4,000,000

110

12%

5,000 - 5,999

$10,125,000

6,000+

$7,250,000

17%

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.

NAPLES

SINGLE - FAMILY HOMES Luxury Benchmark Price 1: $2,400,000

13 - MONTH LUXURY MARKET TREND 4 Median Sales Price

$4,325,000

522

$4,100,000 $3,200,000

$3,325,000

466

469

$4,150,000

$4,500,000

Inventory

$4,472,500 $3,617,500

624

554

$4,000,000

$4,125,000

713

665

720

715

616

Solds

$4,425,000 $3,885,000

575

$3,762,500

530

477

Jul-25

Aug-25

Sep-25

Oct-25

Nov-25

Dec-25

Jan-26

Feb-26

Mar-26

Apr-26

May-26

Jun-26

Jul-26

MEDIAN DATA REVIEW | JULY TOTAL INVENTORY

TOTAL SOLDS

Jul. 2025

Jul. 2026

Jul. 2025

Jul. 2026

522

477

VARIANCE:

VARIANCE: - % SALE PRICE PER SQFT.

122%

SALE TO LIST PRICE RATIO

SALES PRICE Jul. 2025

4.33m

Jul. 2026

3.76m

VARIANCE: -

13%

DAYS ON MARKET

Jul. 2025

Jul. 2026

Jul. 2025

Jul. 2026

Jul. 2025

Jul. 2026

1,036

1,021

92.22%

92.91%

VARIANCE: - %

VARIANCE:

NAPLES MARKET SUMMARY | JULY 2026 • The single-family luxury market is a Balanced Market with a 13% Sales Ratio. • Homes sold for a median of 92.91% of list price in July 2026. • The most active price band is $2,500,000-$2,599,999, where the sales ratio is 24%. • The median luxury sales price for single-family homes is $3,762,500. • The median days on market for July 2026 was 76 days, down from 82 in July 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.

VARIANCE: - %

NAPLES

ATTACHED HOMES Luxury Benchmark Price 1: $1,275,000

LUXURY INVENTORY VS. SALES | JULY 2026 Total Inventory: 390

Total Sales: 32

Total Sales Ratio2 : 8%

Inventory $5,100,000+ $4,600,000 - $5,099,999

$3,100,000 - $3,599,999

9 13

$1,600,000 - $1,699,999 $1,500,000 - $1,599,999

$1,400,000 - $1,499,999 $1,275,000 - $1,399,999

5 9

$1,900,000 - $1,999,999

$1,700,000 - $1,799,999

$2,100,000 - $2,599,999

$1,800,000 - $1,899,999

$2,600,000 - $3,099,999

$2,000,000 - $2,099,999

Sales

$4,100,000 - $4,599,999

$3,600,000 - $4,099,999

Buyer's Market

1 17

Square Feet3

Price

Beds

Baths

Sold

Inventory

Sales Ratio

-Range-

-Median Sold-

-Total-

-Sold/Inventory-

0 - 1,499

1,500 - 1,999

$1,385,000

2,000 - 2,499

$2,050,000

2,500 - 2,999

$2,500,000

16%

3,000 - 3,499

$5,025,000

3,500+

$2,810,000

NAPLES

ATTACHED HOMES Luxury Benchmark Price 1: $1,275,000

13 - MONTH LUXURY MARKET TREND 4 Median Sales Price

$2,000,000

$2,237,500

$1,850,000

603

414

Solds

$2,487,500

$2,200,000

$1,850,000

$1,800,000

552

458

$2,400,000

Inventory

650

602

$2,000,000

666

644

$2,012,500

$2,000,000

574

480

412

$2,200,000

430

390

Jul-25

Aug-25

Sep-25

Oct-25

Nov-25

Dec-25

Jan-26

Feb-26

Mar-26

Apr-26

May-26

Jun-26

Jul-26

MEDIAN DATA REVIEW | JULY TOTAL INVENTORY

TOTAL SOLDS

Jul. 2025

Jul. 2026

Jul. 2025

Jul. 2026

458

390

VARIANCE: -

15%

VARIANCE: - %

SALE PRICE PER SQFT. Jul. 2025

952

SALE TO LIST PRICE RATIO

SALES PRICE Jul. 2025

2.00m

2.49m

VARIANCE:

24%

DAYS ON MARKET

Jul. 2026

Jul. 2025

Jul. 2026

Jul. 2025

Jul. 2026

931

92.73%

94.29%

117

119

VARIANCE: - %

VARIANCE:

NAPLES MARKET SUMMARY | JULY 2026 • The attached luxury market is a Buyer's Market with an 8% Sales Ratio. • Homes sold for a median of 94.29% of list price in July 2026. • The most active price band is $2,600,000-$3,099,999, where the sales ratio is 17%. • The median luxury sales price for attached homes is $2,487,500. • The median days on market for July 2026 was 119 days, up from 117 in July 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.

Jul. 2026

AUGUST

2026

MARCO ISLAND FLORIDA

MARCO ISLAND

SINGLE - FAMILY HOMES Luxury Benchmark Price 1: $1,500,000

LUXURY INVENTORY VS. SALES | JULY 2026 Total Inventory: 118

Total Sales: 17

Total Sales Ratio2 : 14%

Inventory $5,000,000+ $4,400,000 - $4,999,999 $4,100,000 - $4,399,999

14 3

$3,200,000 - $3,499,999

0 4

$2,400,000 - $2,599,999 $2,200,000 - $2,399,999

$2,000,000 - $2,199,999

$1,800,000 - $1,999,999 $1,700,000 - $1,799,999

3 4

$1,600,000 - $1,699,999 $1,500,000 - $1,599,999

$3,500,000 - $3,799,999

$2,600,000 - $2,899,999

Sales

$3,800,000 - $4,099,999

$2,900,000 - $3,199,999

Balanced Market

3 2

Square Feet3

Price

Beds

Baths

Sold

Inventory

Sales Ratio

-Range-

-Median Sold-

-Total-

-Sold/Inventory-

0 - 1,999

$1,610,000

11%

2,000 - 2,499

$1,762,500

32%

2,500 - 2,999

$2,075,000

25%

3,000 - 3,499

$3,493,500

14%

3,500 - 3,999

$1,625,000

4,000+

$6,062,500

MARCO ISLAND

SINGLE - FAMILY HOMES Luxury Benchmark Price 1: $1,500,000

13 - MONTH LUXURY MARKET TREND 4 Median Sales Price

Inventory

Solds

$2,750,000 $2,462,500 $2,125,000

$2,212,500

$2,237,500

$2,225,000

$1,800,000

157

$2,350,000

$2,550,000 $2,150,000

$1,800,000

132

185

170

160

154

129

174

168

140

128

Jul-25

Aug-25

Sep-25

Oct-25

Nov-25

Dec-25

Jan-26

Feb-26

Mar-26

Apr-26

$1,959,250

$1,875,000

125

118

May-26

Jun-26

Jul-26

MEDIAN DATA REVIEW | JULY TOTAL INVENTORY

TOTAL SOLDS

Jul. 2025

Jul. 2026

Jul. 2025

Jul. 2026

157

118

VARIANCE: -

25%

SALE PRICE PER SQFT. Jul. 2025

Jul. 2025

1.80m

SALE TO LIST PRICE RATIO

Jul. 2026

1.88m

VARIANCE:

DAYS ON MARKET

Jul. 2026

Jul. 2025

Jul. 2026

Jul. 2025

Jul. 2026

839

91.72%

92.86%

105

723

VARIANCE:

16%

VARIANCE:

SALES PRICE

VARIANCE:

VARIANCE: - %

MARCO ISLAND MARKET SUMMARY | JULY 2026 • The single-family luxury market is a Balanced Market with a 14% Sales Ratio. • Homes sold for a median of 92.86% of list price in July 2026. • The most active price band is $2,000,000-$2,199,999, where the sales ratio is 67%. • The median luxury sales price for single-family homes is $1,875,000. • The median days on market for July 2026 was 97 days, down from 105 in July 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.

MARCO ISLAND

ATTACHED HOMES Luxury Benchmark Price 1: $1,000,000

LUXURY INVENTORY VS. SALES | JULY 2026 Total Inventory: 53

Total Sales: 7

Total Sales Ratio2 : 13%

Inventory $3,500,000+ $3,200,000 - $3,499,999 $2,900,000 - $3,199,999

$2,700,000 - $2,899,999 $2,500,000 - $2,699,999 $2,300,000 - $2,499,999 $2,100,000 - $2,299,999 $1,900,000 - $2,099,999

$1,700,000 - $1,899,999 $1,500,000 - $1,699,999 $1,400,000 - $1,499,999 $1,300,000 - $1,399,999 $1,200,000 - $1,299,999

Sales 8

1 2

1 3

0 0

1 4

0 3

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

2 3 3

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

Balanced Market

Square Feet3

Price

Beds

Baths

Sold

Inventory

Sales Ratio

-Range-

-Median Sold-

-Total-

-Sold/Inventory-

0 - 999

1,000 - 1,499

$1,000,000

29%

1,500 - 1,999

$1,550,000

2,000 - 2,499

$1,087,500

40%

2,500 - 2,999

3,000+

$3,900,000

MARCO ISLAND

ATTACHED HOMES Luxury Benchmark Price 1: $1,000,000

13 - MONTH LUXURY MARKET TREND 4 Median Sales Price

Inventory

Solds $2,225,000

$1,937,500 $1,650,000

$1,500,000

$1,362,500

$1,805,000 $1,500,000

$1,547,500

$1,800,000

$1,462,500

$1,105,000

104

103

$1,184,500

$1,150,000

Jul-25

Aug-25

Sep-25

Oct-25

Nov-25

Dec-25

Jan-26

Feb-26

Mar-26

Apr-26

May-26

Jun-26

Jul-26

MEDIAN DATA REVIEW | JULY TOTAL INVENTORY

TOTAL SOLDS

Jul. 2025

Jul. 2026

Jul. 2025

Jul. 2026

VARIANCE: -

40%

SALE PRICE PER SQFT. Jul. 2025

Jul. 2025

1.50m

40%

SALE TO LIST PRICE RATIO

Jul. 2026

1.15m

VARIANCE: -

23%

DAYS ON MARKET

Jul. 2026

Jul. 2025

Jul. 2026

Jul. 2025

Jul. 2026

759

93.02%

92.86%

612

VARIANCE:

24%

VARIANCE:

SALES PRICE

VARIANCE:

VARIANCE: - %

MARCO ISLAND MARKET SUMMARY | JULY 2026 • The attached luxury market is a Balanced Market with a 13% Sales Ratio. • Homes sold for a median of 92.86% of list price in July 2026. • The most active price band is $1,000,000-$1,099,999, where the sales ratio is 100%. • The median luxury sales price for attached homes is $1,150,000. • The median days on market for July 2026 was 58 days, down from 64 in July 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.

AUGUST

2026

LEE COUNTY FLORIDA

LEE COUNTY

SINGLE - FAMILY HOMES Luxury Benchmark Price 1: $925,000

LUXURY INVENTORY VS. SALES | JULY 2026 Total Inventory: 925

Total Sales: 96

Total Sales Ratio2 : 10%

Inventory $7,500,000+ $6,400,000 - $7,499,999

$4,600,000 - $5,399,999 $3,800,000 - $4,599,999 $3,200,000 - $3,799,999 $2,600,000 - $3,199,999

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

$2,200,000 - $2,599,999

$1,800,000 - $2,199,999

5 59

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

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

$925,000 - $999,999

137

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

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

Sales

$5,400,000 - $6,399,999

Buyer's Market

11 51

140

Square Feet3

Price

Beds

Baths

Sold

Inventory

Sales Ratio

-Range-

-Median Sold-

-Total-

-Sold/Inventory-

0 - 1,999

$1,225,000

129

2,000 - 2,499

$1,173,000

194

2,500 - 2,999

$1,205,000

183

13%

3,000 - 3,499

$1,375,000

149

13%

3,500 - 3,999

$1,510,000

110

4,000+

$2,575,000

160

14%

LEE COUNTY

SINGLE - FAMILY HOMES Luxury Benchmark Price 1: $925,000

13 - MONTH LUXURY MARKET TREND 4 Median Sales Price

$1,210,000

1,150

$1,200,000

1,049

$1,279,000

$1,225,000

1,017

1,106

$1,200,000

$1,279,500

$1,365,000

1,331

1,240

1,215

Inventory

Solds

$1,256,250

$1,275,000

1,351

1,314

$1,435,000

$1,307,500

$1,350,000

$1,257,850

1,217

1,114

1,036

925

110

104

132

157

174

140

121

Jul-25

Aug-25

Sep-25

Oct-25

Nov-25

Dec-25

Jan-26

Feb-26

Mar-26

Apr-26

May-26

Jun-26

Jul-26

MEDIAN DATA REVIEW | JULY TOTAL INVENTORY

TOTAL SOLDS

Jul. 2025

Jul. 2026

Jul. 2025

Jul. 2026

1,150

925

20%

VARIANCE:

VARIANCE: -

SALE PRICE PER SQFT. Jul. 2025

434

Jul. 2025

1.21m

26%

Jul. 2026

VARIANCE:

SALE TO LIST PRICE RATIO

12%

DAYS ON MARKET

Jul. 2025

Jul. 2026

Jul. 2025

Jul. 2026

474

92.76%

93.49%

VARIANCE:

LEE COUNTY MARKET SUMMARY | JULY 2026 • The single-family luxury market is a Buyer's Market with a 10% Sales Ratio. • Homes sold for a median of 93.49% of list price in July 2026. • The most active price band is $5,400,000-$6,399,999, where the sales ratio is 17%. • The median luxury sales price for single-family homes is $1,350,000. • The median days on market for July 2026 was 92 days, up from 86 in July 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.

1.35m

Jul. 2026

VARIANCE:

SALES PRICE

LEE COUNTY

ATTACHED HOMES Luxury Benchmark Price 1: $575,000

LUXURY INVENTORY VS. SALES | JULY 2026 Total Inventory: 513

Total Sales: 41

Total Sales Ratio2 : 8%

Inventory $3,000,000+ $2,600,000 - $2,999,999

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

43 7

$1,900,000 - $2,199,999 $1,700,000 - $1,899,999

3 9

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

$1,100,000 - $1,299,999

$900,000 - $999,999

$800,000 - $899,999

$700,000 - $799,999

$650,000 - $699,999

$600,000 - $649,999

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

$575,000 - $599,999

Sales

$2,200,000 - $2,599,999

Buyer's Market

Square Feet3

Price

Beds

Baths

Sold

Inventory

Sales Ratio

-Range-

-Median Sold-

-Total-

-Sold/Inventory-

0 - 999

$900,000

1,000 - 1,499

$662,500

157

1,500 - 1,999

$1,445,000

2,000 - 2,499

$800,000

100

2,500 - 2,999

$977,500

11%

3,000+

$2,250,000

LEE COUNTY

ATTACHED HOMES Luxury Benchmark Price 1: $575,000

13 - MONTH LUXURY MARKET TREND 4 Median Sales Price

$927,500

$885,000

$800,000

$750,000

664

605

$740,000

Solds

$920,000

862

797

767

694

576

$830,000

Inventory

$775,000

$800,000

874

843

$940,000

$900,000

$825,000

$765,000

769

679

676

513

Jul-25

Aug-25

Sep-25

Oct-25

Nov-25

Dec-25

Jan-26

Feb-26

Mar-26

Apr-26

May-26

Jun-26

Jul-26

MEDIAN DATA REVIEW | JULY TOTAL INVENTORY

TOTAL SOLDS

Jul. 2025

Jul. 2026

Jul. 2025

Jul. 2026

664

513

VARIANCE: -

23%

VARIANCE:

SALE PRICE PER SQFT. Jul. 2025

445

SALE TO LIST PRICE RATIO

Jul. 2025

Jul. 2026

885k

825k

VARIANCE: - % DAYS ON MARKET

Jul. 2026

Jul. 2025

Jul. 2026

Jul. 2025

Jul. 2026

472

92.25%

93.75%

171

VARIANCE:

78%

SALES PRICE

VARIANCE:

144%

LEE COUNTY MARKET SUMMARY | JULY 2026 • The attached luxury market is a Buyer's Market with an 8% Sales Ratio. • Homes sold for a median of 93.75% of list price in July 2026. • The most active price band is $1,900,000-$2,199,999, where the sales ratio is 15%. • The median luxury sales price for attached homes is $825,000. • The median days on market for July 2026 was 171 days, up from 70 in July 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 239.360.5527.

- Barry Hoey

BARRY HOEY

239.360.5527 | Barry@SWFLLuxury.com | www.239RealEstateDeals.com