YieldMay 2, 2026 · 7 min
Cap Rates by Metro, Q2 2026
Compression has stalled in primary luxury markets; secondary coastal metros show 40–80 bps of expansion year-over-year.
Brief available
Investor Insights
Yield, tax, and cycle intelligence.
Original research for principals who treat residential real estate as a portfolio asset, not just a lifestyle choice. Briefs are released quarterly; one-page notes between cycles.
TaxApril 22, 2026 · 9 min
1031 Exchanges into Ultra-Luxury
Structuring like-kind exchanges for high-basis trophy assets without breaking step-up planning.
Brief available
CycleApril 8, 2026 · 6 min
The 2026 Inventory Inflection
Aged-on-market days at the top end have quietly become our most reliable leading indicator. The signal is now flashing in three of seven markets.
Brief available
TacticsMarch 28, 2026 · 5 min
Why Advisor-Led Search Outperforms Portals at the Top End
Portal-driven discovery favors volume metros. Above $10M, the trades that matter rarely surface publicly until they're under contract.
YieldApril 30, 2026 · 6 min
The Waterfront Yield Premium
Direct-frontage trophies are pricing 90–140 bps inside their second-row peers. We map the spread across six coastal metros.
YieldApril 14, 2026 · 5 min
Short-Term Rental Cap Rates: The 2026 Reset
Regulatory tightening in three resort markets has compressed STR yields by 60–110 bps. Where the math still works.
TaxApril 18, 2026 · 8 min
Qualified Opportunity Funds: A Residential Overlay
QOF deferral remains underused at the top end. We outline a residential overlay that pairs cleanly with 1031 strategy.
TaxMarch 30, 2026 · 7 min
State Residency: The 2026 Playbook
Texas and Tennessee remain the dominant relocations, with Wyoming quietly compounding. The audit triggers to avoid.
CycleApril 25, 2026 · 6 min
The Rate Pivot and Luxury Absorption
Top-end absorption typically lags rate cuts by two quarters. We're now inside that window for the second half of 2026.
CycleApril 5, 2026 · 5 min
European Capital Flows into US Trophies
Euro-denominated buyers have re-emerged in three primary markets, with FX tailwinds doing meaningful work.
CycleMarch 20, 2026 · 6 min
The Sun Belt Cooling Thesis
Three years of double-digit appreciation in Phoenix and Austin is reverting. The pricing implications for $5M+ inventory.
TacticsApril 10, 2026 · 7 min
Sealed Bid vs Open Listing at the Trophy Tier
When does a sealed process actually maximize price? Eight years of internal data suggests a narrower answer than most expect.
TacticsApril 2, 2026 · 6 min
Negotiating Against Developer Inventory
Sponsor units carry hidden flexibility most buyers never see. The five concessions worth pursuing before price.
TacticsMarch 18, 2026 · 4 min
The Broker Mandate Letter
A simple one-page document that sharpens search outcomes and shortens time-to-contract by roughly 35%.
Briefs Library
Downloadable market briefs.
Concise PDFs prepared for principals and family offices. Distribute internally; do not publish.
Investor Copilot
Underwrite any listing in seconds.
Cap-rate, IRR, and hold-period sketches for any residence on Carrolander — public or private. Available to advisory clients in Phase 3.
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