How longevity is reshaping what wealthy clients want from real estate in 2026

Sotheby’s International Realty’s 2026 Mid-Year Luxury Outlook report highlights a shift in ultra-high-net-worth real estate preferences, with longevity and wellness becoming central to purchase decisions. Nearly 38% of agents handling $10 million-and-above properties cite health-centered design and aging-in-place infrastructure as growing priorities, reflecting a sustained trend rather than a short-term fluctuation. Philip White, president and CEO of Sotheby’s International Realty, noted that wealth preservation and intergenerational transfers are increasingly tied to property choices, with prime real estate remaining a trusted asset class. The report aligns with broader economic data: the Federal Reserve reports the top 1% of Americans held $54 trillion in net worth by Q3 2025, while the S&P 500 surged 80% from early 2023 to 2025. Over 40% of global millionaires now reside in the US, and UBS projects the longevity market will expand from $5.3 trillion in 2023 to $8 trillion by 2030. Wellness-focused real estate, now exceeding $1.1 trillion in value, has doubled in size over five years, with lifestyle ranking as the top purchase driver (62%) among surveyed agents. Millennial buyers are reshaping the luxury market, with 66% of agents reporting increased demand from this cohort, rising to 73% in the $5 million-and-above segment. This shift is fueled by earned wealth and accelerating intergenerational transfers. Meanwhile, Zillow’s data underscores a stark contrast: 242 US cities now have starter homes priced at $1 million or more—up from 80 in February 2020—with California accounting for 105 of these cities. New York and New Jersey alone added 15 cities to this list in the past year, pushing the New York City metro to 63 cities with entry-level pricing above $1 million. The national median starter home price stands at $198,649, up 1.7% year-over-year, though this figure obscures regional disparities. High-cost markets like California, New York, and New Jersey exemplify the affordability crisis, where even entry-level properties remain out of reach for early-career buyers. The report contrasts the polarized housing landscape: while ultra-wealthy buyers invest in longevity-focused properties, first-time homebuyers face escalating barriers, signaling a widening gap in access to housing across the wealth spectrum.