Market Intelligence
Original analysis on buying strategy, market dynamics, insurance realities, club and HOA structures, and the carrying costs that listing marketing never covers.
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 with world-class club infrastructure. The question is not which costs more. It is 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 in Palm Beach, Jupiter, Naples, and Miami the shortlist is Chubb, PURE, AIG, Cincinnati, and Vault. Here is how the market actually works. 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 — assembled in one place. 2026 data.
Read Analysis →Tax Strategy · All Markets
The exemption reduces your assessed value by $50,000 and caps annual increases at 3% under Save Our Homes. What the March 1 deadline actually means for fall closings, and how portability works when you already own Florida property.
Read Analysis →Tax Strategy · All Markets
Florida has no state income tax, but your former state won't release you without a fight. What it actually takes to sever the connection and make the domicile change stick under audit.
Read Analysis →Insurance · All Markets
Major carriers have exited Florida. What remains has been repriced. The buyers who get surprised at the closing table are the ones who didn't run the insurance math before making an offer.
Read Analysis →Market Comparison · East Coast
They share a county and a coastline. The median sale price difference is $7M. Understanding why is the first step in knowing which one you actually belong in.
Read Analysis →Naples · Club Membership
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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