A home may look spectacular online, but sometimes, once you walk through the door and look under the hood, it isn't what it appeared to be in the listing photos. I jokingly call it "lipstick on a pig."

Before making an offer, buyers should understand what they're actually getting, beyond gorgeous photos and expensive-looking finishes.

I like to look more closely at things like the cabinetry and hardware, flooring, countertops, stonework, fixtures, and overall quality of workmanship.

One of the easiest places to spot a lower-quality renovation is the cabinetry — specifically, whether the joints are properly fitted, the drawers glide smoothly, and the cabinet doors align. I also look out for things like uneven tilework, inconsistent grout lines, poorly installed flooring, and gaps around the cabinets or trim.

To me, the biggest concern is whether the renovation will hold up over time. If the materials and workmanship aren't up to par, buyers could end up repairing or replacing finishes far sooner than expected.

When you're paying for a luxury home, you want to know you're investing in quality that will last, not just an aesthetic that looks good in listing photos.

Everyone has heard the term "location, location, location," and there's a reason for that. Almost anything about a home can be renovated or changed — its location can't.

I always tell buyers not to overlook things like road noise, backing to a busy street, an undesirable lot position, or other location factors simply because they love the house.

Those things may not bother you personally, but they could narrow your buyer pool significantly when it comes time to sell.

Seeing a high days-on-market number — the amount of time the property has been actively listed — isn't inherently detrimental, but it's important to understand why a house hasn't been able to sell.

A question I often get from clients is, "How many days on market is considered too many?" The reality is that there isn't a single magic number, as it depends on the area, the specific neighborhood, and the price point.

Just because a home has been on the market for an extended period doesn't necessarily mean there is something wrong with the property. It could be road noise, a less desirable location, or simply a matter of pricing. However, I've seen instances where issues were uncovered during inspections, causing buyers to walk away.

Regardless of the reason, I always look at the listing history, previous price reductions, and comparable sales in the area to get a better picture of what's going on.

I'm also not afraid to ask the seller's agent point-blank what the issue has been. All of that information helps me decide how my clients and I should approach and structure an offer.

Even a picture-perfect home listed for millions of dollars can have an aging HVAC system, roof issues, water damage, plumbing concerns, or other costly problems that aren't obvious during a showing.

That's why inspections are so important. If an inspection reveals that an HVAC system needs to be replaced, that's a significant expense the buyer may not have anticipated when making their original offer.

I always remind my clients that the inspection period is still very much a negotiation period. The key is knowing which issues are worth negotiating, and being strategic about what you ask for.

If a listing agent tells me their seller put $300,000 into a home's renovation, that doesn't automatically mean it's worth $300,000 more.

A seller may have spent a significant amount on finishes or design choices they personally loved, but that doesn't necessarily mean the next buyer will place the same value on them.

I think it's important for buyers to separate what someone spent on a home from what the market supports.

High-quality improvements absolutely matter, but ultimately, I don't think a buyer should pay a premium simply because a seller spent a lot of money.

Americans are increasingly focusing on health and wellness, transforming not only how they live but also what they want in their homes.

Sotheby's International Realty found that luxury buyers — many of whom already invest in products and routines that help them stay healthy — are less likely to downsize or move into senior housing. Instead, they are opting to buy homes that better allow them to age in place.

Sotheby's International Realty's survey shows that nearly 40% of real estate professionals said aging in place is a growing priority among homebuyers.

"Increasing life expectancy, coupled with affluent homebuyers' desire to 'age in place,' is reshaping everything from home design and location choice to how inventory circulates in prime real estate markets," Tammy Fahmi, senior vice president of global servicing and strategy at Sotheby's International Realty, said in the report.

For luxury buyers, a home's ability to support a high quality of life is a top priority. Sotheby's found that they want spa-like amenities, including saunas, cold plunges, and red-light therapy; advanced air and water filtration, and easy access to the outdoors through nearby hiking or walking trails. Those who can afford it are also interested in integrated health-monitoring technology or in-home staff.

While home sales are still down across the country, Sotheby's International Realty's report suggests that the luxury end of the real-estate market is doing well.

"There's a little more inventory that has helped keep that property market moving," Lawrence Yun, chief economist and senior vice president of research at the National Association of Realtors, said in Sotheby's report. "The stock market has helped, plus the ability of upper-end homebuyers to pay with cash and not be concerned about mortgage rates."

In the US, several markets continue to attract luxury buyers, especially Miami. In recent years, celebrities and billionaires, including Jeff Bezos and Mark Zuckerberg, have purchased multimillion-dollar homes in the Miami area.

"The ultra-luxury property market in Miami is on particularly solid ground," Yun said. "They had a little oversupply, but with their infrastructure development and new luxury condominium construction, it's becoming an even bigger city."

Global uncertainty is prompting many people to reconsider both where they invest their money and where they live. For ultra-high net worth individuals, that often means looking to cities that offer stability and greater value.

Among those places, Milan is becoming an increasingly attractive destination for luxury homebuyers, according to a Sotheby's report.

Milan's appeal is also tied to Italy's tax incentives and residency-by-investment program, which provides access to the Schengen Area, which includes countries such as the Netherlands, Spain, Sweden, Portugal, and Greece.

"That has attracted a lot of ultra-high-net-worth individuals," Diletta Giorgolo, a global real estate advisor at Italy Sotheby's International Realty, said in the report. "More people were coming to Italy for not only residency, but their fiscal regime. We were always used to international buyers, but they came for second homes. The big difference is that now many are buying primary homes."

As the AI industry booms in the Bay Area, younger affluent buyers who left for cities like New York and Los Angeles are being drawn back by job opportunities.

"San Francisco thrives on innovation and new technology, and now the AI boom is real," Alex Hachiya, a San Francisco-based senior global real estate advisor at Sotheby's International Realty, said in Sotheby's report. "Wealth flooded back into the city in 2025, and we saw 84% more sales of homes priced at $7.5 million and up that year, compared to 2024."

Hachiya said it is typical for younger luxury buyers, many of whom work in tech, are entrepreneurs, or come from family wealth, to buy homes in San Francisco before later purchasing a second property in the suburbs, where they plan to raise their children.

He added that when it comes to homes, these buyers want move-in-ready homes with flexible living spaces and walkable neighborhoods.

James was born and raised in Akron, Ohio, and the city remains a big part of his life.

In 2003, after the Cleveland Cavaliers drafted him at age 18, he purchased an almost seven-acre property in Bath Township, a community just outside Akron, for more than $2.1 million.

After tearing down the property's existing home, he built a 30,000-square-foot house in its place. The six-bedroom, fourteen-bathroom home includes a recording studio, a full barbershop, a home theater, a sports bar, and a two-lane bowling alley, Robb Report reported.

While James spends much of his time outside of Ohio these days, he's still very connected to Akron.

In 2018, through the LeBron James Family Foundation, he opened the I PROMISE School in partnership with Akron Public Schools. The public elementary and middle school serves at-risk kids, providing them with free meals and transportation. Eligible students also receive free tuition to the University of Akron.

In 2010, after seven years with the Cavaliers, James announced during a live, hourlong ESPN special that he would be joining the Miami Heat. The move became one of the most controversial moments in NBA history.

While many Cleveland fans saw it as a betrayal, Miami welcomed James with open arms. That year, he purchased a 13,930-square-foot, six-bedroom home in Coconut Grove for $9 million.

After four years with the Heat, during which James helped bring home two championships along with fellow superstars Dwyane Wade and Chris Bosh, he listed his Miami home for $17 million. After returning to Ohio, the home eventually sold for $13.4 million, Realtor.com reported.

A Realtor.com listing shows the home was last sold for 18.5 million in 2023. It's no surprise its value has climbed. Over the years, Coconut Grove has become one of Miami's hottest and wealthiest neighborhoods, attracting high-profile residents including Citadel CEO Ken Griffin and Google's cofounder and former CEO Larry Page.

James returned to his hometown to play for the Cavaliers in 2014. But when he bought a $21 million, six-bedroom mansion in Brentwood the following year, it sparked rumors that he could eventually move to the Lakers.

The 9,440-square-foot colonial-style home had eight bathrooms and amenities, including a basketball court, a home gym, and an infinity pool. James eventually sold the home for $19.6 million in 2021, Robb Report reported.

In 2017, James purchased a second Brentwood property for $23 million. The newly built mansion had eight bedrooms, marble floors, 14-foot ceilings, and a rooftop terrace overlooking Los Angeles.

The speculation about James joining the Lakers proved right in 2018, when he signed a four-year, $153.3 million deal with the team. In 2020, he led the team to an NBA title and became the first player in league history to win Finals MVP with three different teams.

In 2020, James made his biggest real estate purchase to date when he bought a 13,000-square-foot mansion in Beverly Hills for $36.75 million.

The mansion, which sat on 2.5 acres, was built in the 1930s and once belonged to Lee Phillip Bell, the co-creator of the soap operas "The Young and the Restless" and "The Bold and the Beautiful," Realtor.com reported.

In 2023, he demolished the existing home and began building a new compound from the ground up. According to Robb Report, the plans call for two homes: a roughly 16,000-square-foot, two-story main house with a 7,700-square-foot basement garage, pool, spa, and outdoor kitchen; and a 6,550-square-foot, one-story guesthouse with a basement theater and hot-and-cold plunge pools.

James is living in New York during the basketball season, while his wife, Savannah, and their daughter remain on the property as construction continues.

In October, the couple gave Vogue a look inside the property. Among their most treasured features in the home is an OxyHealth hyperbaric chamber, the Vitaeris 320 model, which, according to the health website Regenerated, can cost between $ 18,000 and $23,000.