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.

Las Vegas Valley needs ~5K new apartment units each year for the foreseeable future if it wants to become more affordable for renters.
At the current construction pace, Las Vegas could need >100 yr to close its housing shortage, showing how far supply trails renter demand.
Population growth and strong rental demand have outpaced new apartment supply, a mismatch that has pushed rents higher and intensified competition for available units.
Local officials and housing advocates have called for policy changes and incentives that encourage apartment development and help narrow the gap between supply and demand.
The broader takeaway: sustained investment in new apartments is needed so Las Vegas stays accessible and affordable for renters as growth continues.

Miami ranked fifth nationally, with a median monthly HOA fee of $410 across HOA-paying homeowners, while Miami-Dade condo fees jumped ~60% from 2019 to 2023.
In Miami, some towers topped $1K monthly dues, and insurance alone added $350 to $400 per unit each month in typical high-rises.
A reserve study in a cluster of Brickell buildings triggered a $21M special assessment, highlighting how post-2021 reserve rules reshaped older condo budgets.
Older buildings absorbed more pressure: a 2018 tower with $1.6K dues often sold easier than a 1980s building charging $900 monthly fees.
Sellers in some of Miami's oldest condo stock discounted prices ~15% to ~25% below their 2022 peak as 1985-2005 buildings saw slower sales.