Welcome to 2026! Before we jump into what’s ahead, I wanted to take a moment to reflect on the year that just wrapped.
This past year pushed me in ways I didn’t expect. It stretched me, challenged me, and ultimately showed me exactly what I’m capable of. There were long days, real-time problem solving, and moments where I had to learn on the fly. Every challenge came with lessons I’ll carry forward, and I’m incredibly grateful for the growth that came with it.
It was a nonstop year of expansion and navigating the complexities of the real estate world, and here’s a snapshot of what 2025 looked like:
✨ $24,163,570 in personal sales ✨ Brokerage and personal-record $4M double-sided off-market deal ✨ #1 at Expert Realty (two years in a row) ✨ #15 in the Key West Association of Realtors ✨ #30 Keys-wide ✨ $3M+ in pending sales closing this month
None of this would be possible without my husband, my clients, my colleagues, and my incredible real estate team. I feel so lucky to work alongside people I genuinely admire and trust.
On top of a record-breaking year, I also found time to travel more than ever before. My heart and my passport are very full. 💗
As I step into 2026, my focus is on continuing to grow while also creating more balance. I’m committed to providing the same concierge, client-centered service you expect, while strengthening the systems behind the scenes and being more intentional about boundaries and presence with the people I love.
January is one of the most fun times in Key West, with tons of events happening! Mile 0 Fest is one of the best and is happening January 27th - 31st. This five-day Red Dirt & Americana festival brings amazing artists from Texas, Oklahoma, and beyond.
Fans love its laid-back island vibe, with shows at the Truman Waterfront Amphitheater and smaller bars, beaches, and poolside stages throughout Old Town. You can imagine turquoise waters, unforgettable sunsets, and a music-loving community that keeps coming back year after year.
Why I love it:
The Fans: Loyal, family-like community vibes
The Music: Intimate, world-class performances
The Location: Key West in January (need I say more)
The Service: Box Office & Festival Teams ready to help
If your home is your primary residence, the homestead exemption is an easy way to lower your property taxes. It reduces your home’s taxable value, which could mean a smaller tax bill, and can provide up to $50,000 off the assessed value! Plus, the assessed value can’t increase by more than 3% per year. If you qualify, it’s definitely worth taking advantage of!
In Monroe County, you can apply online through the Property Appraiser’s website or stop by the office at 500 Whitehead Street, Key West. Applications are due by March 1st!
Wondering what’s happening in the Lower Keys & Key West real estate market? Whether you're planning to buy, sell, or just stay informed, this quick snapshot has you covered! Have questions on the data? Reach out and I can break it down for you!
Key Takeaways – December Market Snapshot
Sales prices softened year-over-year, with the average sale price down 20.7% and the median down 8.0%, signaling that more activity occurred at lower price points compared to last December.
Homes are still taking time to sell. Average days on market increased slightly (123 → 130), though median DOM improved (102 → 83), indicating that well-priced homes are moving faster while overpriced listings continue to sit.
Buyer negotiations are still common, as homes sold for approximately 94–95% of final list price and closer to 88–89% of original list price, reflecting price corrections during the listing lifecycle.
Madeleine’s Market Interpretation
December’s data continues to show a market that’s active, but price-sensitive:
Buyers remain in control of negotiations. The sold-to-list ratios confirm that while buyers will pay close to asking price once a home is positioned correctly, most properties still require price adjustments from their original list price.
Pricing strategy is everything. Homes that enter the market competitively are seeing quicker movement and stronger list-price retention, while overpricing leads to longer DOM and wider negotiation gaps.
This is not a distressed market. Sales are happening consistently, absorption remains steady, and demand hasn’t disappeared — buyers are simply more selective and value-driven.
Sellers who are realistic and patient can still succeed, especially when guided by current market data rather than last year’s highs.
