Hosting Open Houses every weekend for over 20 years, I've witnessed significant shifts in buyer expectations, particularly with the rise of new construction homes. Today, the biggest competition for resale properties comes from these newly built homes, which showcase an array of desirable features that have become game-changers in the housing market.

New homes now flaunt "must-have" amenities like all ensuite bedrooms, hidden prep kitchens, dual dishwashers, multiple sets of washer/dryers, and wellness-focused designs. In fact, here in Paradise Valley where I live and work, over 23% of homes on the market today are new builds, and this figure is likely understated as many under construction are still not listed on the MLS.

When buyers enter a resale home within their budget, they often struggle to reconcile the stark differences in amenities and finishes compared to new builds. This mismatch has led to hesitancy; I'm seeing the same buyers return to various homes even a year after our initial meeting. 

In this dynamic market, it's crucial for sellers of resale homes to understand these evolving expectations and find ways to highlight their property's unique value. As the competition intensifies, learning to showcase your home's strengths could make all the difference in attracting serious buyers ready to make a move.

December Luxury Report

Luxury Home Marketing Institute Report just out. Interestingly, the local Phoenix Metro market is showing diversity in the current market statistics in this national report: Paradise Valley (Buyer's Market); Scottsdale (Balanced Market) and Phoenix (Seller's Market). "Through the first eleven months of 2025, the single-family luxury home market has continued to demonstrate strong performance, registering a 5.7% increase in sales compared to the same period in 2024. Single-family sales were down just 1.2% from November 2024, yet still stood 19.5% higher than in November 2023, signaling longer term strength." For

full Digital report:

Sunken Living Rooms Are Back—but Will the Trend Really Last?

Last week I was asked by Realtor.com if sunken living rooms would be making a come-back in 2026.

 “From the 1960s through the 1980s, the sunken living room was the ultimate hallmark of ‘cool,’” says Denise van den Bossche, an associate broker at Realty Executives Arizona Territory. “It added drama and brought a sense of architectural flair to the mid-century modern home.”

 “They interrupt flow, complicate mobility, and present a fall hazard," says van den Bossche says of the feature.

She explains that while age-in-place designs were originally targeted for the older generation, the philosophy has evolved to influence all buyers.

“Many buyers know you don’t have to be old for life to throw you a curveball that leaves you in a wheelchair or using a walker, even if only temporarily,” she says.

Full Article Link                    PDF

Just in Time for Christmas

A new report by the National Association of Realtors predicts existing-home sales will jump by 14% in 2026. That's because of a combination of dropping mortgage rates and improved market stability in addition to pent up demand.

"Next year is really the year that we will see a measurable increase in sales," said NAR National Economist Lawrence Yun. "Home prices nationwide are in no danger of declining.

Luxury Homes: Buying a New or Existing-Home

Buying a new home today is about more than fresh paint and modern finishes; it is a way to protect your investment, your time, and your lifestyle for years to come. In a market where prices are expected to remain resilient and demand is building, choosing new construction can be the smartest way to step confidently into the next housing cycle.

When buying new makes financial sense

When resale inventory is tight and economists expect sales to rise rather than fall, waiting on the sidelines can mean facing higher prices and more competition later. New construction offers the chance to lock in a property before the next wave of buyers arrives, often with pre-completion pricing that rewards those willing to act early. Because you are purchasing a home that aligns with current buyer preferences, you also position yourself for stronger resale appeal in the future.

New homes frequently include the latest energy-efficient systems, smart-home technology, and durable materials, which can reduce monthly operating costs and minimize surprise repairs. Instead of budgeting for a new roof, updated HVAC, or costly remodels over the next decade, you benefit from builder and systems warranties that cover many of the big-ticket items. Over time, that combination of lower maintenance and higher efficiency can offset much of the premium paid for new construction.

Lifestyle advantages you cannot retrofit easily

Modern buyers expect homes to support wellness, work, and play under one roof, and that is where new construction truly shines. Floor plans are being designed around wellness-oriented primary wings with spa-style baths, private offices, and spaces that can flex between a gym, nursery, or quiet retreat. These elements are difficult and expensive to retrofit into older homes, especially if the original layout was not conceived with them in mind.

Kitchens and living areas tell a similar story. Double-island kitchens, “dirty kitchens” for serious prep and catering, and great rooms that flow seamlessly to outdoor patios are now standard expectations at the luxury level. While you can remodel a dated kitchen, re-engineering structure, plumbing, and circulation to match the functionality of a thoughtfully designed new build is often disruptive and costly. Buying new means those choices are already optimized and integrated from day one.

Space planned for today’s families

New homes are responding to the realities of multigenerational living, hybrid work, and more time spent at home. Separate guest or children’s wings with their own living rooms create natural zones for privacy without fragmenting the house. Casitas and bonus suites offer flexible space for long-term guests, college-age children, or live-in help. These configurations are far less common in older resale homes, where additions or major renovations may be the only way to achieve similar functionality.

Garages and parking are also being reconsidered: larger garages, auto courts, and generous guest parking reflect the way people actually live—with multiple vehicles, recreational toys, and frequent visitors. Designing these elements into the original plan, rather than forcing them onto an existing lot, results in a cleaner streetscape and a more elegant daily experience.

Why Paradise Valley 

All of these advantages come into sharp focus in luxury markets like Paradise Valley, where one-acre lots, mountain views, and outdoor living are central to the lifestyle. Here, buying new often means securing a home that not only fits the land better but also maximizes views, light, and indoor-outdoor flow from the start. Instead of retrofitting an older structure to today’s expectations, you step into a property where architecture, landscape, and lifestyle were conceived together.

Case study, a new listing at 4901 E. Berneil was just posted last week. This new classic Traditional Santa Barbara design was a collaboration of some of the top names in PV and includes six ensuite bedrooms, a split primary wing with a separate office, gym or nursery in addition to a private wellness resort courtyard outside the bath. The guest wing is provided with its own living room, separate from the Primary occupants. A double-island gourmet kitchen plus dirty kitchen and high wood ceilings overlooks the great room. The 7,138 square foot home expands to a total of 9,544 square feet of under roof living for true Arizona indoor-outdoor living. There is also a poolside casita, and a 4-car garage with auto court—all on a one-acre plus homesite near Cherokee Elementary School, parks, golf, tennis and pickleball. Completion targeted for April 2026 and pre-completion pricing is available now. Choosing a home like this is not just choosing where to live; it is choosing a future-ready way of living that older homes rarely match.

#NewHomes #ParadiseValley #Arizona #NewConstruction #Luxury

The Phoenix Business Journal this week reported that PropertyShark — an online real estate database and research tool that provides data on properties for real estate professionals — has released its 10th edition of the annual 100 most expensive ZIP codes in the US report, ranking the country’s most expensive real estate based on closed-sale data.

Key Takeaways from the Report:

• Miami Beach’s Fisher Island (33109) became the country’s most expensive zip in 2025 with a $9.5 million median sale price, marking Florida’s first #1 finish.
• At $8.33M, Atherton, Calif. (94027) was the #2 priciest zip, ending its eight-year run as the country’s leading zip, followed by $5.93M Sagaponack, NY at #3
• Ten zips recorded medians above $5 million, twice as many as last year.
• California remained the dominant luxury market, representing 61% of the 100 priciest zips.
• Newport Beach was the most expensive city overall, with all six of its residential zips in the top 100
• Los Angeles tied with Greenwich, Conn. as the second-most expensive city, each contributing four zip codes
• The Bay Area retained the largest number of high-value zips with 32 in total, but continued to contract from its pre-pandemic peak.
• New York had one of its weakest showings in a decade with just 15 zips ranking and only three of those from NYC
• The Hamptons remained New York’s luxury anchor with nine Suffolk County zips in the top 100, including Sagaponack and Water Mill in the top 10.
• Connecticut contributed a record seven zips, surpassing Massachusetts for the first time
• Leading zips in New Jersey, Georgia and Washington surpass $4 million
• 15 states had zips among the 100 most expensive, most defined by coastal or island locations.

Paradise Valley Arizona's 85253 ZIP code ranks among nation's most expensive    

Paradise Valley is the only Arizona destination to make the list.·      

For the seventh consecutive year, 85253 is Arizona’s most expensive ZIP code. The Paradise Valley ZIP had an 8% year-over-year increase that elevated the desert enclave to a new record $3.5 million median sale price.·       In a separate study this year, 85253 ranked among the hottest housing markets in the nation, according to the Business Journals' first quarter analysis of nationwide markets based on a quarterly listing and sales data from Intercontinental Exchange.

• Previous Business Journal reporting has also given an early indication of the Valley's luxury market. In January it was reported that the 85253 ZIP had luxury sold prices jump 112% between 2019 and 2024 with continued momentum.  
• ·       This aligns with the Business Journal's 2025 Wealthy 1000 ZIP Codes report in September that ranked the ZIP code at No. 400. Per the study, the 85253 ZIP had the highest home value of $3,023,904 with 8,815 housing units.
• ·       To make the top 100, listings had to have a  minimum of $2 million median sale price, compared to five years ago, when fewer than 50 of the most exclusive ZIPs had reached that mark. Ten ZIP codes surpassed $5 million this year — all in California (7), New York (2) and Florida (1).
• ·       Paradise Valley’s 85253 ZIP code ranks No. 23 among the country’s most expensive communities,according to the October report from PropertyShark. 

Full PropertyShark report