Market Intelligence
Original analysis on buying strategy, market dynamics, insurance realities, club and HOA structures, and the carrying costs that listing marketing never covers.
Market Comparison · Palm Beach County
Boca Raton median hit $690K in May 2026, up 12.75% YoY. Palm Beach island operates at ~1.49% effective tax rate, essentially cash-only above $10M. Same county. No ARCOM in Boca. A-rated schools. Royal Palm averages $11M. The honest comparison for buyers who haven't decided. September 2026.
Read Analysis →Market Comparison · Gulf vs. Atlantic
Gulf sunsets versus Atlantic sunrise. Port Royal median $17M versus Palm Beach island average $9.8M. Naples delivers more waterfront real estate per dollar below $5M. Palm Beach delivers global prestige and a structured social season. The honest comparison for buyers who haven't decided which coast. August 2026.
Read Analysis →Waterfront Guide · Naples, FL
Port Royal median home price was $17M in June 2026, up 3.6%. Gulf-front estates trade at $60M to $100M+. Bay-front and canal estates at $25M to $60M+. But Naples waterfront spans from $1M Aqualane Shores condos to Port Royal trophies. The honest guide to what each access type delivers. August 2026.
Read Analysis →Neighborhood Guide · Palm Beach, FL
Palm Beach Island average home value is $9.8M in 2026 with 118% five-year appreciation. But North End, Estate Section, Mid-Town, and South End serve different buyer profiles at different price points. Choosing the wrong one is the most consequential mistake Palm Beach buyers make. August 2026.
Read Analysis →Waterfront Guide · Jupiter, FL
Jupiter waterfront median sold $725K in spring 2026 — but river, Intracoastal, canal, and ocean access are four completely different products. Fixed bridge restrictions, controlling depth, flood zones, and which communities actually deliver deep-water ocean access. The buyer's guide before you search. July 2026.
Read Analysis →Club & Community Guide · Jupiter, FL
Bear's Club is 68 homes and $350,000 initiation. Medalist is invitation-only with no residential community. Jonathan's Landing has three courses and optional membership. The honest buyer's guide to Jupiter's golf communities — what each costs, who it serves, and which fits your profile. July 2026.
Read Analysis →Insurance · All Markets
Florida homeowners insurance averages $8,458 statewide — 3x the national rate. For Palm Beach and Naples coastal estates the real number is $20,000 to $80,000+. The hurricane deductible exposure, VE zone flood stacking, wind mitigation credits, and the pre-offer checklist. July 2026.
Read Analysis →Tax Strategy · All Markets
Florida has no state income tax. A household earning $1M annually eliminates $127K in New York taxes or $133K in California taxes per year. The audit risk comes entirely from the state you're leaving. Complete checklist, NY 183-day rule, CA totality test, 2026 ballot context. July 2026.
Read Analysis →Property Tax · All Markets
Up to $50,000 off taxable assessed value. Save Our Homes cap activates automatically and compounds to $10,000–$40,000+ in annual savings over a long hold. File Form DR-501 by March 1. July 2026.
Read Analysis →Market Comparison · Palm Beach County
Palm Beach island median sale $2.6M. Jupiter median $670K with price per square foot up 9%. Same county, entirely different buyer theses. Scarcity versus the complete Florida life. July 2026.
Read Analysis →Market Comparison · Martin County
Jupiter Island median list hit $14.8M at $3,074 per square foot in June 2026. Hobe Sound median sale was $497,500. Same county, adjacent communities, fundamentally different buyer theses. July 2026.
Read Analysis →Market Intelligence · Stuart, FL
Home prices up 8.3% through May 2026. Single-family average list hit $1.69M. Martin County growth controls intact. The window that closed around 2022, the one that hasn't, and the configurations that still represent the thesis. July 2026.
Read Analysis →Neighborhood Intelligence · Naples, FL
Old Naples median hit $2.5M in early 2026, up 12.1% year-over-year, while the broader Naples market fell 3.1%. North Naples golf communities trade from $1.5M. Which buyer profile belongs where. June 2026.
Read Analysis →Insurance · Statewide
Citizens is down to 336,000 policies. More than 17 new admitted carriers have entered. For HNW buyers the shortlist is Chubb, PURE, AIG, Cincinnati, and Vault. June 2026.
Read Analysis →Property Tax · Statewide
Up to $500,000 of accumulated tax assessment savings can move with you to a new Florida homestead. The deadline, the form, the math, and what the 2026 ballot measures could change. June 2026.
Read Analysis →Market Comparison · Palm Beach County
Same county, same school district, different buyer thesis entirely. Direct inlet access vs. golf community breadth. Price data, club profiles, and the two questions that resolve the decision. May 2026.
Read Analysis →Carrying Costs · Palm Beach, FL
Property tax, insurance, flood coverage, HOA, maintenance, and ARCOM modeled at $3M, $6M, and $10M. The number that listing marketing never shows you. 2026 data.
Read Analysis →Club Membership · Naples, FL
The best clubs in Naples have three- to five-year wait lists. Buying in the right neighborhood doesn't guarantee access. What serious buyers need to know before they're under contract.
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