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Interesting shift in Miami’s residential market: homes are now selling for about 5% below asking price on average, making Miami one of the nation’s leading discount markets. For buyers, this means leverage—more room to negotiate, and a clear trend where sellers are open to deals below list rather than above. Among the top 50 U.S. housing markets, 38 are now seeing homes sell under asking, but Miami stands out with the largest average discount, even compared to other high-markdown cities. That’s well above the usual 2% to 3% range seen in the broader Southern region, highlighting the unique advantage for Miami buyers right now.

For those exploring Miami’s luxury and commercial real estate, these conditions define a true buyers’ environment. Negotiation is not only possible—it’s expected. My own approach always centers on maximizing client advantage, and in this climate, that means leveraging every opportunity on the table. If you’re evaluating Miami, know that sellers are more flexible than we’ve seen in years, and the market is rewarding strategic negotiation.

Luxury wellness living is taking center stage in Las Vegas, as builders respond to discerning buyers seeking more than just stunning architecture. Recently, I’ve seen a shift: new communities are weaving together high-end amenities and wellness-focused design, targeting homeowners just under—and well above—the $1M mark. One upcoming project is especially noteworthy, set to deliver around 400 units anchored in a holistic approach to health and longevity. Here, 'resort-style living' isn’t just a slogan; it’s a daily reality, with hospitality-inspired spaces that make home feel like a permanent vacation—no traditional HOA vibe required. Think beyond the fitness center: these homes will offer longevity labs, red-light saunas, cold plunges, sleep optimization, energy therapies, and even AI-powered health tools. Price points range from $700K to $15.7M, with most homes expected to top $2M. Layouts span two to five bedrooms, each with multi-car garages—an ideal fit for those who want every detail elevated. As someone who integrates telehealth profit centers and advanced wellness technologies into every property and business, I’m energized to see the market embracing spaces designed for sustained well-being. This is the future of luxury real estate—where home is your sanctuary and your health partner, all in one.

Looking ahead to 2026, the US real estate landscape is positioning itself for more moderate growth—home prices are forecasted to rise about 1.2%, ushering in a more balanced, buyer-friendly market. Existing-home sales are expected to reach 4.10 million, up roughly 1% year-over-year, with momentum projected to pick up in the latter half of the year. Mortgage rates are anticipated to remain in the low-6% range, and with incomes strengthening and price growth softening, typical buyer payments could drop by about 2% annually. Renters may also find some relief, as rents are projected to fall around 1%, thanks to continued multifamily supply supporting the market.

For my clients—whether you're considering a luxury residence, commercial venture, or a unique lease-to-suit opportunity—these trends signal a shifting landscape where strategic vision is key. In my work, I see the value not just in bricks and mortar, but in the holistic business opportunities that can be built around these assets. From integrating profit centers like telehealth into your portfolio to navigating the subtleties of private listing networks (which, for now, show limited impact on broader sales), it's never just about the transaction—it's about positioning for long-term success. As always, visibility and adaptability remain your best allies in a changing market.

In Miami’s current real estate landscape, homes are closing at an average of 5% below asking price—placing the city among the nation’s top discount markets. This trend isn’t limited to Miami alone: out of the 50 largest US housing markets, 38 saw homes selling below list, but Miami’s markdown stands out as the most significant among major cities. For buyers, that translates to real leverage. While buyers across the South are typically seeing discounts in the 2% to 3% range, Miami’s deeper cuts highlight a distinctly buyer-friendly environment.

When I help clients structure luxury or commercial deals in Miami, these data points underscore the negotiation space available in today’s market. It’s prime time for strategic purchasers to enter the conversation with confidence—knowing sellers are often open to offers below list. Whether you’re acquiring a premium residence or a building suited for business with a built-in telehealth profit center, understanding these market shifts means you can negotiate from a position of strength. That’s how we maximize value in Miami’s evolving real estate scene.

Mortgage activity in the US has leveled off, with borrowing costs holding steady and leaving both buyers and refinancers with little urgency to jump in. Purchase applications dipped 2% seasonally adjusted, and 3% unadjusted, reflecting a pause as affordability concerns and economic uncertainty weigh on the market. Refinancing nudged up just 2%, maintaining a 42% share—though those with larger loan amounts are still holding back. The bright spot? VA applications now account for 12.6% of the mix, offering a modest lift. Meanwhile, the 30-year conforming rate sits close to 7%, and with no expected central bank rate cuts through 2026, patience is clearly the word of the day.

In my own work connecting luxury and commercial clients with holistic, future-ready property solutions, I see how these macro trends ripple through every transaction. Whether you're expanding your business footprint or enhancing your asset with added value like telehealth integration, timing and adaptability are key. In a market where the numbers aren't moving, the best opportunities often lie in strategy and innovation.