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.
PAGE 4-7
PAGE 8
PAGE 9
PAGE 10
PAGE 11-14
PAGE 15
PAGE 16
PAGE 17
PAGE 22
PAGE 27
PAGE 32
NORTH AMERICAN LUXURY MARKET REVIEW
13-MONTH MARKET TRENDS
SINGLE-FAMILY HOMES MONTHLY OVERVIEW
ATTACHED HOMES MONTHLY OVERVIEW
MONTHLY STATISTICS BY CITY
LUXURY REPORT EXPLAINED
WELCOME MESSAGE
NAPLES LUXURY MARKET REVIEW
MARCO ISLAND LUXURY MARKET REVIEW
LEE COUNTY LUXURY MARKET REVIEW
THANK YOU
NORTH AMERICAN LUXURY REVIEW
LUXURY REAL ESTATE DEFIES EXPECTATIONS AS DEMAND OUTPACES SUPPLY
May’s luxury real estate data reveals a market that continues to challenge conventional wisdom.
At first glance, the numbers appear contradictory. Inventory levels remain below last year’s levels, new listings entering the market have declined, and economic uncertainty still dominates headlines. Yet despite these conditions, luxury home sales have continued to increase both month-over-month and year-over-year.
For affluent buyers, the desire to own luxury real estate remains remarkably resilient.
Traditionally, declining inventory levels would be expected to restrict transaction activity. Fewer properties available for purchase typically result in fewer sales. However, the luxury market is behaving differently in 2026.
The evidence points to a luxury market operating on an entirely different cycle, one driven less by mortgage rates and economic uncertainty and more by wealth preservation, lifestyle priorities, inventory scarcity, and long-term financial planning.
A MARKET OF CONTRADICTIONS
While spring markets typically generate increased activity, the pace of sales growth in 2026 has been unusually strong, especially considering the simultaneous decline in available inventory.
Luxury single-family homes have demonstrated particularly impressive momentum. Year-over-year sales growth accelerated throughout the spring, increasing 5.8% in March, 6.8% in April, and 10.3% in May compared to the same months in 2025. Since January, luxury single-family sales have risen 6.1% compared to the first five months of last year.
Luxury attached properties have followed a similar, albeit more moderate, pattern. Sales increased 6.3% year-over-year in March, slowed to 0.6% in April amid heightened economic uncertainty, and rebounded
to 2.7% growth in May. Overall, sales have increased 1.9% compared to the same period in 2025.
Yet inventory trends tell a very different story.
Monthly inventory levels throughout 2026 have remained below their corresponding levels in 2025. By May, luxury single-family inventory was 5.8% lower year-over-year, while attached luxury inventory had declined by 6.5%.
More notable is that new listing activity has also lagged behind last year’s pace for the last several months, with new listings in May falling 10.0% for single-family homes and 8.8% for attached properties compared to May 2025.
Perhaps most unusual is that new inventory entering the market declined month-over-month in May, a trend that historically does not emerge until the start of the summer vacation season.
Under normal market conditions, declining inventory and reduced listing activity would suggest weakening demand and slowing sales. Instead, luxury sales have continued to increase, indicating that available inventory is being absorbed faster than it is being replenished.
WHY ARE LUXURY BUYERS STILL BUYING?
Several factors help explain why affluent buyers continue to enter the market despite ongoing economic and geopolitical uncertainty.
First, affluent buyers often view real estate differently than the traditional consumer. They view luxury real estate as a long-term wealth-preservation asset rather than a short-term investment. Despite market volatility and geopolitical uncertainty, premium real estate continues to be viewed as a tangible store of value and a means of preserving wealth across generations.
At the same time, strong gains in equity markets, business ownership, and alternative investments have expanded purchasing power among high-net-worth individuals. Combined with the prevalence of cash and large down-payment purchases, luxury buyers are often less sensitive to economic fluctuations and mortgage-rate movements than the broader market.
The second factor is pricing. Unlike the frenzied conditions experienced during the pandemic years, today’s market offers buyers greater negotiating power. While luxury properties have generally maintained their value, many sellers have become more realistic in their pricing strategies, creating opportunities for well-positioned buyers.
This does not necessarily mean luxury properties are becoming inexpensive. Rather, buyers perceive that they can acquire premium assets under more favorable conditions than they could several years ago.
The combination of greater choice, more balanced negotiations, and reduced competition compared to the peak pandemic years has encouraged many affluent buyers to move forward with purchasing decisions.
Lastly, and ironically, declining inventory may itself be contributing to demand. Buyers who perceive that quality inventory is becoming increasingly scarce may be accelerating purchasing decisions rather than waiting for conditions to improve.
WHY ARE SELLERS HOLDING BACK?
If demand remains strong, why are fewer luxury properties entering the market? The answer appears to be rooted in seller psychology and financing considerations.
Many luxury homeowners are not under pressure to sell. Unlike broader housing segments, affluent sellers often have the financial flexibility to delay a transaction if market conditions are not ideal.
This is particularly true among entry-level luxury homeowners who may still require financing on their next purchase. Many remain reluctant to relinquish historically low mortgage rates secured in previous years. For these owners, moving today could mean exchanging a low-interest mortgage for a significantly higher borrowing cost. Unless a life event necessitates a move, many are choosing to wait.
Economic uncertainty is creating a similar effect. Sellers who do not need to transact immediately are often choosing patience over urgency, postponing major financial decisions until economic conditions become more predictable.
As a result, inventory remains constrained despite healthy buyer demand.
THE “RIGHT PROPERTY” GAP WIDENS
One of the most important trends emerging in 2026 is the widening gap between average luxury inventory and exceptional luxury inventory.
Today’s affluent buyers have become highly selective. Properties that offer distinctive architecture, privacy, acreage, waterfront access, wellness amenities, turnkey renovations, or unique lifestyle experiences continue to attract strong interest. In contrast, homes that are perceived as overpriced, dated, or lacking differentiation are taking longer to sell and often require pricing adjustments.
This bifurcation helps explain why market statistics can sometimes appear contradictory. While overall inventory may fluctuate modestly from month to month, the supply of truly desirable luxury inventory remains limited.
For buyers seeking a specific lifestyle, location, or property type, available options remain scarce. When the right property becomes available, hesitation often disappears. This is evident in the days on market for sold luxury properties, which has averaged around 30 days in 2026.
PRICE AND DEMAND GROWTH CONFIRM MARKET STRENGTH
Perhaps the strongest evidence supporting ongoing demand can be found in pricing trends. Despite a more negotiable
environment, median sold prices continue to rise.
To date in 2026, median sold prices continue to trend upward, with luxury single-family homes increasing 1.8% and luxury attached properties rising 2.5%. While buyers may be benefiting from improved negotiating conditions, these gains indicate that demand remains resilient and that affluent purchasers continue to place a premium on highly desirable properties.
The overall sales ratio, which measures supply against demand, further indicates that both market segments have shifted toward more balanced-to-seller-favored conditions.
However, importantly, these indicators do not suggest a return to the unprecedented demand surge experienced during the pandemic. Instead, they appear to be the result of constrained inventory meeting steady and resilient demand.
LOOKING AHEAD
As the market moves into the second half of 2026, inventory trends will likely become the most important indicator to watch.
Should new listing activity remain below historical norms, luxury markets may face even tighter supply conditions by late summer and early fall. Conversely, a meaningful increase in inventory could restore greater balance between buyers and sellers.
For now, however, the evidence suggests that luxury real estate remains remarkably resilient.
Rather than slowing, the market appears to be normalizing into a highly selective environment characterized by affluent buyer confidence, constrained inventory, moderate price appreciation, and strong demand for exceptional properties.
The apparent contradiction of rising sales amid declining inventory may ultimately reveal the defining characteristic of today’s luxury market: affluent buyers will continue to pursue lifestyle, legacy, and wealth-preservation opportunities even when the broader market remains cautious.
In 2026, luxury real estate is demonstrating that demand is not solely driven by economic conditions or financing costs. Instead, scarcity, wealth dynamics, lifestyle priorities, and long-term value continue to motivate affluent buyers, allowing demand to remain strong even as available inventory contracts.
– 13 - MONTH MARKET TRENDS
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.
$1,700,000
$1,500,000
$1,300,000
$1,100,000
$900,000
$700,000
$500,000
A Review of Key Market Differences Year over Year
SINGLE-FAMILY HOMES
SINGLE-FAMILY HOMES MARKET SUMMARY | MAY 2026
• Official Market Type: Seller's Market with a 27.99% Sales Ratio.1
• Homes are selling for an average of 99.01 of list price.
• The median luxury threshold2 price is $900,000, and the median luxury home sales price is $1,302,500.
• Markets with the Highest Median Sales Price: Telluride ($6,700,000), Silicon Valley ($5,737,500), Eagle County ($5,250,000), and Whistler ($4,900,000).
• Markets with the Highest Sales Ratio: San Francisco (146.7%), Hamilton County (100.4%), Chicago (96.1%), and Baltimore City (84.4%).
1
A
Review of Key Market Differences Year over Year
• Official Market Type: Balanced Market with a 20.38% Sales Ratio.1
• Attached homes are selling for an average of 98.58% of list price.
• The median luxury threshold2 price is $700,000, and the median attached luxury sale price is $920,000.
• Markets with the Highest Median Sales Price: Island of Hawaii ($4,398,500), Whistler ($3,397,500), Maui ($2,850,000), and Park City ($2,787,500).
• Markets with the Highest Sales Ratio: Arlington & Alexandria (109.2%), Howard County (103.6%), Fairfax County (96.7%), and Chicago (79.9%).
– LUXURY MONTHLY MARKET REVIEW –
– LUXURY MONTHLY MARKET REVIEW –
– LUXURY MONTHLY MARKET REVIEW –
– LUXURY MONTHLY MARKET REVIEW –
– 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
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.
REMAINING INVENTORY: The total number of homes available at the close of a month.
LUXURY RESIDENTIAL MARKETS
The 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.
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.
NAPLES FLORIDA JUNE 2026
SINGLE - FAMILY HOMES
LUXURY INVENTORY VS. SALES | MAY 2026
Buyer's Market
$20,000,000+
$15,000,000 - $19,999,999
$10,000,000 - $14,999,999
$9,000,000 - $9,999,999
$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
$3,000,000 - $3,499,999
$2,800,000 - $2,999,999
$2,600,000 - $2,799,999
$2,500,000 - $2,599,999
$2,400,000 - $2,499,999
MEDIAN DATA REVIEW | MAY
LUXURY INVENTORY VS. SALES | MAY 2026
$5,100,000+
$4,600,000
$4,100,000
$1,800,000 - $1,899,999
$1,700,000 - $1,799,999
$1,600,000 - $1,699,999
$1,500,000 - $1,599,999
Luxury Benchmark Price 1: $1,275,000
13 - MONTH LUXURY MARKET TREND 4
Median Sales Price Inventory
Solds
MEDIAN DATA REVIEW | MAY
• The attached luxury market is a Balanced Market with an 18%
• Homes sold for a median of 93.10% of list price in May 2026.
• The most active price band is $2,000,000-$2,099,999, where the sales ratio is 45%.
• The median luxury sales price for attached homes is $2,000,000.
• The median days on market for May 2026 was 78 days, up from 61 in May 2025.
MARCO ISLAND FLORIDA
MARCO ISLAND
SINGLE - FAMILY HOMES
LUXURY INVENTORY VS. SALES | MAY 2026
$5,000,000+
$4,400,000
$4,100,000
$3,800,000 - $4,099,999
$3,500,000 - $3,799,999
$3,200,000 - $3,499,999
$2,900,000 - $3,199,999
$2,600,000 - $2,899,999
$2,400,000 - $2,599,999
$2,200,000
$2,000,000
$1,700,000 - $1,799,999
$1,600,000 - $1,699,999
$1,500,000 - $1,599,999
MARCO ISLAND SINGLE
Homes sold for a
of 92.99% of
in May 2026. • The most active price band is $2,000,000-$2,199,999, where the
ratio is
The median luxury sales price for single-family homes is $2,150,000. • The median days on market for May 2026 was 93 days, up from 50 in May 2025.
.
MARCO ISLAND ATTACHED
LUXURY INVENTORY VS. SALES | MAY 2026
$3,500,000+
$3,200,000 - $3,499,999
$2,900,000 - $3,199,999
$2,700,000 - $2,899,999
$1,500,000 - $1,699,999
$1,400,000 - $1,499,999
$1,300,000 - $1,399,999
$1,200,000 - $1,299,999
$1,100,000 - $1,199,999 $1,000,000 - $1,099,999
MARCO ISLAND
13 - MONTH LUXURY MARKET TREND 4
Solds
MEDIAN DATA REVIEW | MAY
LEE COUNTY FLORIDA
LEE COUNTY SINGLE - FAMILY HOMES
LUXURY INVENTORY VS. SALES | MAY 2026
$1,800,000
$1,600,000
Benchmark Price 1: $925,000
$528 SALE PRICE PER SQFT.
COUNTY MARKET SUMMARY | MAY 2026 1,496 1,114 May 2025 May 2026 TOTAL INVENTORY 142
TOTAL SOLDS $1.30m $1.44m SALES PRICE
65 62 DAYS ON MARKET
May 2026
Homes sold for a median of 94.04% of list price in May 2026.
The most active price band is $1,800,000-$2,199,999, where the sales ratio is 22%. • The median luxury sales price for single-family homes is $1,435,000.
• The median days on market for May 2026 was 62 days, down from 65 in May 2025.
