Realtor.com® August Luxury Housing Report: National Luxury Threshold Falls as Local Markets Diverge

The August 2026 report shows falling national luxury price thresholds but wide local gaps between entry luxury and ultraluxury levels.

Rhea-AI Summary

Realtor.com (NWS) reported that the U.S. luxury-home entry threshold fell to $1,200,005 in August 2026, down 4.0% from July and a year earlier, marking 29 consecutive months of annual declines.

Price thresholds dropped across tiers, with the high-end 95th percentile at $1,894,230 (down 4.2% year over year) and the ultraluxury 99th percentile at $5,163,712 (down 4.6%). Listings at the 90th percentile spent a median 74 days on market, four fewer than a year ago but seven more than in July; the typical listing held at 60 days. Los Angeles had the highest luxury entry point at $3,919,381, narrowly ahead of Kahului-Wailuku and Bridgeport-Stamford-Danbury, while Naples-Marco Island and San Jose-Sunnyvale-Santa Clara were the only top-10 expensive markets with monthly gains. Hilo-Kailua showed the widest gap between luxury and ultraluxury, with its top 1% threshold 6.2 times its local luxury entry level.

News Explained

This is an asking-price and inventory report: lower thresholds and the million-dollar listing share coexist with shorter year-over-year marketing times.

Realtor.com has published its August 2026 luxury-housing report; it is a snapshot of active listings, so its thresholds describe listing prices rather than final sale prices.

The national read is mixed: price thresholds and the million-dollar listing share fell year over year, while listings at the 90th percentile spent fewer days on the market than a year earlier.

The report defines entry-level luxury, high-end luxury and ultraluxury as the 90th, 95th and 99th price percentiles, respectively, making each cutoff relative to that market's listings rather than a fixed national category.

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Hilo-Kailua, Hawaii, posted the widest gap between the top 10% and top 1% of listings, while Los Angeles claimed the nation's highest entry point to luxury

AUSTIN, Texas, Sept. 10, 2026 /PRNewswire/ -- The national entry point to luxury housing fell to $1,200,005 in August, down 4.0% from July and a year ago, marking the 29th consecutive month of annual declines, according to the Realtor.com^® August Luxury Housing Report released today.

Price thresholds declined across every luxury tier, with the threshold for the top 5% of listings down 4.2% year over year and the top 1% down 4.6%. At the same time, the distance between where luxury begins and where ultraluxury starts varies sharply by market.

Luxury listings also moved faster than a year ago. Listings at the 90th percentile spent a median of 74 days on the market, four days fewer than last August, though seven days more than in July.

"Luxury is not defined by one national price point," said Anthony Smith, senior economist at Realtor.com^®. "The distance between the top 10% and the top 1% shows how each market is structured. Some have a broad, deep luxury tier, while others pair a more accessible high-end market with a small group of trophy properties."

National Luxury Overview — August 2026

While seasonal easing is typical at this point in the year, the monthly decline was steeper than usual. Higher tiers also declined, with the 95th-percentile threshold falling to $1,894,230 and the 99th-percentile threshold declining to $5,163,712.

Pricing	August 2026	Monthly Change	YoY Change
Luxury Threshold 90th Percentile	$1,200,005	-4.0 %	-4.0 %
High-End Luxury Threshold 95th Percentile	$1,894,230	-4.1 %	-4.2 %
Ultra Luxury Threshold 99th Percentile	$5,163,712	-4.9 %	-4.6 %
Million-Dollar Listing Share	12.7 %	-0.5pp	-0.5pp

Listings at the 95th percentile spent 82 days on the market, while those at the 99th percentile spent 98 days. The typical listing spent 60 days on the market, unchanged from August 2025.

"August shows a luxury market in recalibration, with mixed signals across measures," Smith said. "Listings are moving faster than a year ago, but price thresholds and the share of million-dollar listings are lower, while the market has slowed from midsummer. The data point to a market adjusting in several directions at once."

Los Angeles Claims the Highest Entry Point to Luxury

The Los Angeles metro claimed the highest entry point to luxury in August at $3,919,381, despite a 1.9% monthly decline. Kahului-Wailuku, Hawaii, followed at $3,908,500, while Bridgeport-Stamford-Danbury, Conn., fell to third at $3,881,000 after declining 6.0% for the month. Less than 1% separates the three markets.

Naples-Marco Island, Fla., and San Jose-Sunnyvale-Santa Clara, Calif., were the only markets among the 10 most expensive to post monthly gains. Naples rose 1.1% to $3,736,279 and is up 9.4% from a year ago. San Jose rose 0.8% to $3.300,000 million, marking its second consecutive monthly gain.

The Bay Area's high-end market also continues to reflect wealth dynamics tied to the technology sector. A recent Realtor.com^® analysis suggests that AI equity liquidity is helping keep Bay Area luxury down payments elevated as technology workers convert equity into cash and direct it toward home purchases.

Top 10 Most Expensive Metropolitan Luxury Markets

Rank	Area	10% Most Expensive Listings Start at:	10% Most Expensive MoM	10% Most Expensive YoY	Average Annual Million-Dollar Listings Count	Multiple to National Luxury Entry
1	Los Angeles-Long Beach-Anaheim, CA	$3,919,381	-1.9 %	-1.9 %	9,173	3.3
2	Kahului-Wailuku, HI	$3,908,500	-1.1 %	0.2 %	709	3.3
3	Bridgeport-Stamford-Danbury, CT	$3,881,000	-6.0 %	-1.7 %	524	3.2
4	Naples-Marco Island, FL	$3,736,279	1.1 %	9.4 %	2,123	3.1
5	San Jose-Sunnyvale- Santa Clara, CA	$3,300,000	0.8 %	-5.6 %	1,074	2.7
6	Oxnard-Thousand Oaks-Ventura, CA	$2,800,000	-5.1 %	-9.7 %	629	2.3
7	Crestview-Fort Walton Beach-Destin, FL	$2,798,930	-0.2 %	-1.8 %	1,328	2.3
8	San Diego-Chula Vista-Carlsbad, CA	$2,706,854	-2.2 %	-6.7 %	2,214	2.3
9	New York-Newark- Jersey City, NY-NJ	$2,587,959	-9.3 %	-10.4 %	11,437	2.2
10	Atlantic City- Hammonton, NJ	$2,499,000	-4.5 %	2.3 %	541	2.1

Where Luxury Separates

Luxury markets vary in how far prices extend beyond the entry point. Nationally, the top 1% of listings starts at $5.16 million, or 4.3 times the $1.2 million luxury threshold. Hilo-Kailua has the widest gap at 6.2 times its local threshold, followed by Miami-Fort Lauderdale-West Palm Beach at 5.8 and Los Angeles-Long Beach-Anaheim and Port St. Lucie, Fla., at 5.6.

Miami also illustrates the depth of the market: nearly 41,000 listings put roughly 400 homes in its top 1%, while Los Angeles, Miami and New York have the nation's largest pools of $10 million-plus listings, with 634, 601 and 554, respectively.

Largest Gaps Between Entry and Ultraluxury 

Rank	Area	10% Most Expensive Listings Start at:	1% Most Expensive Listings Start at:	Multiple to Entry Luxury	Total Listing Count	Median Days on Market - Million Dollar Listings
	USA	$1,200,005	$5,163,712	4.3	1,140,035	72
1	Hilo-Kailua, HI*	$1,995,000	$12,397,360	6.2	1,387	89
2	Miami-FortLauderdale- West Palm Beach, FL	$2,247,350	$12,959,762	5.8	40,908	96
3	Los Angeles-Long Beach-Anaheim, CA	$3,919,381	$21,961,624	5.6	20,134	54
4	Port St. Lucie, FL*	$1,099,578	$6,159,000	5.6	4,006	95
5	Reno, NV*	$1,999,999	$10,851,000	5.4	1,493	76
6	New York-Newark- Jersey City, NY-NJ	$2,587,959	$13,762,453	5.3	36,676	70
7	Key West-Key Largo, FL*	$4,510,000	$23,086,667	5.1	1,226	115
8	Kahului-Wailuku, HI*	$3,908,500	$17,836,000	4.6	1,400	115
9	Phoenix-Mesa-Chandler, AZ	$1,240,243	$5,561,726	4.5	17,707	82
10	Las Vegas-Henderson- North Las Vegas, NV	$1,180,106	$5,273,033	4.5	10,788	71
11	Kiryas Joel- Poughkeepsie- Newburgh, NY*	$1,200,000	$5,335,500	4.4	2,050	86
12	Naples-Marco Island, FL*	$3,736,279	$16,550,000	4.4	4,676	119
13	Sebastian-Vero Beach- West Vero Corridor, FL*	$1,798,500	$7,831,500	4.4	1,375	136
14	Cape Coral-Fort Myers, FL	$1,095,543	$4,738,247	4.3	9,351	136

*Markets with fewer than 5,000 total listings; all markets shown have at least 1,200 total listings.

Editor's note: The July Luxury Housing release referred to a 29-month streak. The correct count for July was 28 months; with August's decline, the streak now stands at 29 consecutive months.

Methodology

All data in this report is sourced from Realtor.com^® listing trends as of August 2026, reflecting active inventory of existing homes, including single-family residences, condos, townhomes, row homes and co-ops. Listings reflect only those provided by MLS platforms to Realtor.com^® via a listing feed. New-construction listings are excluded unless actively listed on participating MLSs.

Luxury segmentation is based on market-specific price percentiles, with the 90th percentile representing entry-level luxury, the 95th percentile marking high-end luxury and the 99th percentile indicating ultraluxury. All calculations are based on listing prices, not final sales prices.

Metropolitan and micropolitan areas are defined using the Office of Management and Budget's OMB-2023 delineations, with Claritas 2025 household estimates used for relative comparisons. Where appropriate, analysis was limited to metros or micros with a minimum threshold of active million-dollar listings on average over the past year.

Historical listing trend data extends to July 2016, but year-over-year comparisons in this report use August 2025 as the baseline.

Luxury by the Numbers

90th percentile = Entry-level luxury (top 10% of prices)

95th percentile = High-end luxury

99th percentile = Ultraluxury (often rare or custom properties)

About Realtor.com^®

For over 30 years, Realtor.com^® has connected buyers, sellers, and renters with trusted insights, professional guidance, and powerful tools to help them find their perfect home. Recognized as the No. 1 real estate site REALTOR^® agents recommend, Realtor.com^® delivers consumer connections and a robust suite of marketing tools to support business growth. Realtor.com^® is operated by News Corp [Nasdaq: NWS, NWSA] [ASX: NWS, NWSLV] subsidiary Move, Inc.

Media contact: Janice McDill, press@realtor.com

View original content:https://www.prnewswire.com/news-releases/realtorcom-august-luxury-housing-report-national-luxury-threshold-falls-as-local-markets-diverge-302874362.html

SOURCE Realtor.com

FAQ

How does the report define luxury, high-end luxury and ultraluxury listings?

The report segments markets by price percentiles: the 90th percentile marks entry-level luxury (top 10% of prices), the 95th percentile marks high-end luxury, and the 99th percentile marks ultraluxury, which often consists of rare or custom properties.

What methodology does Realtor.com use to compile this luxury housing data?

All figures are based on Realtor.com listing trends for active existing-home inventory as of August 2026, covering single-family homes, condos, townhomes, row homes and co-ops supplied by MLS feeds. New-construction homes are included only if listed on participating MLSs. Prices reflect listing prices, not final sales, and metropolitan areas follow OMB-2023 definitions with Claritas 2025 household estimates for comparisons.

Which markets have the largest pools of $10 million-plus listings?

Los Angeles, Miami and New York have the largest pools of $10 million-plus listings, with 634, 601 and 554 such properties, respectively.

How does Miami illustrate the depth of its luxury housing market?

Miami-Fort Lauderdale-West Palm Beach has nearly 41,000 listings, which places roughly 400 homes in its top 1% tier, highlighting a deep upper-end market.

What correction did the report make to the luxury price decline streak count?

The report corrects that July 2026 represented the 28th consecutive month of annual declines in the national luxury threshold; with August’s additional decline, the streak now stands at 29 months.