$1M–$3M: Active but Competitive
This segment remains the most active portion of the luxury market. • Inventory: 1,230 homes available (-2% month-over-month, +15% year-over-year) • New Listings: 326 (+60% from December) • Pending Sales: 169 (+34% MoM, +25% YoY) • Closed Sales: 125 (+33% YoY) • Median Price: $1,369,950 (+7% YoY) What it means: Buyer activity is strong and growing, but the steady flow of new listings keeps this a competitive environment for sellers. Homes that are priced correctly and presented well are selling, while overpriced properties are facing longer market times.
$3M–$5M: Balanced but Slower Absorption
The mid-luxury segment is seeing increased inventory and listing activity, but sales pace remains uneven. • Inventory: 196 homes (+4% MoM, +27% YoY) • New Listings: 51 (+113% MoM) • Pending Sales: 16 (+100% MoM, but -6% YoY) • Closed Sales: 9 (-36% YoY) • Median Price: $3.4M (+3% YoY, -8% MoM) What it means: Supply is building faster than closings, making this one of the more selective segments. Buyers have options and negotiating leverage, and sellers must price strategically to capture attention.
$5M–$10M: Stable Supply, Selective Demand
This segment remains steady overall, with improving prices but cautious buyer activity. • Inventory: 102 homes (flat MoM, -7% YoY) • New Listings: 22 (+267% MoM) • Pending Sales: 3 (-40% YoY) • Closed Sales: 5 (+67% YoY) • Median Price: $6.0M (+14% YoY) What it means: While buyer activity is more limited, the homes that do sell are achieving strong prices. Quality, location, and uniqueness are key differentiators at this level.
$10M+: Ultra-Luxury Showing Renewed Strength
The top of the market continues to perform well when exceptional properties are offered. • Inventory: 48 homes (+9% MoM, +7% YoY) • New Listings: 12 (up from none in December, +200% YoY) • Pending Sales: 3 (+200% YoY) • Closed Sales: 1 • Median Price: $17.0M (+26% YoY) What it means: The ultra-luxury buyer pool remains selective, but demand is improving. When premium properties come to market and are priced correctly, they are achieving record-level pricing.
Overall Market Insight
The luxury market is entering 2026 with: • A significant increase in new listings across all price ranges • Strengthening buyer activity below $5M • Continued price growth at the high end • A more selective environment where pricing and presentation are critical As we move toward the spring season, the market is expected to remain balanced to slightly buyer-favorable in the $1M–$5M range, while $5M+ continues to reward well-positioned, high-quality properties.
Final Takeaway
For Buyers: More inventory and increased new listings create strong opportunities, particularly below $3M. However, improving pending activity suggests competition may build as we move into the spring market. For Sellers: With inventory rising and new listings surging, correct pricing and strong presentation are critical. Homes that are priced appropriately from the start are capturing the strongest buyer interest. The luxury market is entering 2026 with renewed activity and growing seller confidence. While conditions remain balanced to slightly buyer-favorable in the $1M–$5M range, strong demand and rising prices at the high end signal continued strength for well-positioned luxury properties.
