Weekly market report · September 25, 2026

Three markets inside one gate

Esplanade by the Islands sells single-family homes, attached villas and coach homes, and Taylor Morrison is still building and selling here alongside the resale market. Those are not one market and this report never averages them together. Below: what each collection actually did, what the builder is asking beside it, and what the same houses resold for.

The number that matters is the one for your collection

Source: Southwest Florida MLS, agent-level Residential REALTOR Report exported September 25, 2026 in three parts (resale, new construction, under construction); closed sales May 28–September 21, 2026. Medians are of closed sales in that collection only. “Of ask” is the median sold price divided by the final asking price. $/sq ft is sold price divided by living area, rounded.

What changed this week

Measured against last Friday’s report, this was the quietest week since we started tracking Esplanade. The board did not move.

• 2 homes closed. A Lazio single-family resale at $1,060,000 on Sep 21, and a Pallazio II single-family sold direct by Taylor Morrison at $1,028,069 on Sep 18.
• No new listings. Nothing came on the market in any of the three collections.
• No new contracts. Not one home went under contract.
• No price changes. All 21 asking prices are exactly where they were last Friday.
• Nothing withdrew or expired. No home left the market unsold.

One honesty note on the medians above. Closed sales roll through a four-month window, so the mix changes even in a week when nothing happens. Three closings aged out of the window this week — $636,990 (May 22), $1,278,079 (May 21), $1,325,000 (May 21) — and two closed into it. The count went from 22 to 21 for that reason alone. When a median here moves, check whether the window changed before reading it as a change in value.

Seven resale single-family homes are on the market from $1,150,000 to $2,599,000; 6 of the 7 have a pool. Taylor Morrison has 5 single-family quick move-ins in the MLS plus two more advertised only on its own site. 3 resale single-family homes are under contract; none of the builder’s are.

What is for sale — resale

Resale homes for sale are grouped by floor plan rather than listed by address. Days listed is the current advertised count. Source: Southwest Florida MLS, agent-level Residential REALTOR Report exported September 25, 2026 in three parts (resale, new construction, under construction); closed sales May 28–September 21, 2026.

What is for sale — Taylor Morrison

Prices, advertised savings, availability dates and the two homes marked “builder site only” are Taylor Morrison’s own published figures, retrieved from taylormorrison.com on September 25, 2026. View, pool and spa come from the MLS record for the 11 of 13 quick move-ins the builder also lists in the MLS; the two it does not list carry no published view or pool detail, so those cells are left blank rather than guessed. Verify all builder terms with Taylor Morrison. We are not affiliated with Taylor Morrison.

What closed — single-family

Closed sales are public record. Source: Southwest Florida MLS, agent-level Residential REALTOR Report exported September 25, 2026 in three parts (resale, new construction, under construction); closed sales May 28–September 21, 2026. Rows shaded blue closed directly with the builder. Two of the builder rows are sold-data entries filed by the builder for comparable purposes and carry no days count.

Single-family sales by year

All recorded single-family closings in Esplanade by the Islands, 2021–2026, builder and resale combined, from the Southwest Florida MLS. 2026 is a partial year through September 21. The highest recorded sale in the community is $2,775,000 (4,456 sq ft, closed 03/27/2026).

Taylor Morrison no longer offers attached villas here, so this collection is entirely resale — the cleanest read in the community, because there is no builder inventory competing with it. 2 are for sale and 2 are under contract, against 3 closings in the window at a median $615,000 (94.6% of ask, 92 days). That works out to about 2.63 months of supply.

What closed — attached villas

Attached villa sales by year

Source: Southwest Florida MLS, agent-level Residential REALTOR Report exported September 25, 2026 in three parts (resale, new construction, under construction); closed sales May 28–September 21, 2026. Villa medians have moved within a narrow band since 2023 — $627,579 in 2023, $625,000 in 2024, $602,500 in 2025 — on small annual counts, so read year to year as direction, not precision.

This is the collection where the builder still sets the price. Taylor Morrison holds 6 of the 7 coach homes for sale, 3 of the 4 under contract, and 6 of the 9 closings in the window. A resale seller here is not competing with the neighbours; they are competing with a sales office that can discount.

What is for sale — Taylor Morrison

Taylor Morrison’s published figures, retrieved September 25, 2026; view, pool and spa from the MLS record. Verify with Taylor Morrison. We are not affiliated with Taylor Morrison.

What closed — coach homes

Coach home sales by year

Source: Southwest Florida MLS, agent-level Residential REALTOR Report exported September 25, 2026 in three parts (resale, new construction, under construction); closed sales May 28–September 21, 2026. Coach-home medians peaked in 2024 at $613,266 and have run below that since — $555,900 in 2025 and $562,494 so far in 2026.

Everything that closed in the last four months

21 homes closed between May 28 and Sep 21 — 12 resales and 9 direct from Taylor Morrison. Each collection’s table is in its own section above; this is the summary that should never be collapsed into one figure.

Source: Southwest Florida MLS, agent-level Residential REALTOR Report exported September 25, 2026 in three parts (resale, new construction, under construction); closed sales May 28–September 21, 2026. Months of supply, calculated per collection from resale closings only: single-family 4.61, attached villa 2.63, coach home 1.32. The coach figure rests on a single active listing, so treat it as a description of thin inventory rather than a reliable rate.

Has your home gone up since you bought it?

The honest way to answer that is not a community average — it is to find houses that sold twice and look at what the second buyer paid. 12 homes in Esplanade by the Islands have two recorded sales with the same living area on both. Here is every one of them.

Both sales are from the Southwest Florida MLS record for the same address, with matching living area. Figures are gross: they do not subtract what an owner spent on options, a pool, furniture or improvements between the two sales, and they do not subtract selling costs. “First sale was Builder” means that sale closed at exactly the list price with no days on market, the signature of a purchase direct from Taylor Morrison. This is 12 houses, not a market index.

The one pair we excluded, and why. 15436 Turin Dr sold direct from the builder at $1,870,593 on 12/26/2024 and resold at $2,600,000 on 11/13/2025 — 39.0% higher, which would have been the largest gain in the table. We left it out because the two MLS records do not describe the same finished house: the living area is recorded as 3,302 sq ft on the first sale and 4,818 sq ft on the second, with different bedroom and bathroom counts. That is a home recorded against plan specifications before completion and then against the finished house. Comparing the two would overstate appreciation, so it is footnoted rather than counted.

Open houses this weekend

7 open houses are scheduled — 4 on Saturday, all of them Taylor Morrison quick move-ins, and 3 on Sunday, all resale single-family homes. Addresses open Google Maps for directions; the plan name opens the full listing with photographs on our own search site.

Open-house times as published in the MLS on September 25, 2026 and subject to change — confirm before travelling. Listings hosted by other brokerages are shown as a courtesy to readers and with attribution; this is not intended as a solicitation of property already listed with another broker. None of this weekend’s open houses is ours.

Builder savings end September 30

Taylor Morrison’s Semi-Annual Sale applies to standing quick move-in homes only, and the builder’s posted expiration is 09/30/2026 — 5 days from today. Advertised reductions on the 12 discounted homes run from $40,000 to $80,000.

Terms as published by Taylor Morrison: reduced quick move-in prices of up to $90,000 (single-family) / $60,000 (coach homes) on contracts entered into as of 9/1/26. Retrieved from the builder’s community pages on 2026-09-18; prices and the 13-home inventory were re-checked on September 25, 2026 and are unchanged. Note that the coach-home page banner reads up to $60,000 while three coach homes advertise $70,000 — ask the sales office which applies to the specific home. Savings are the builder’s own advertised reductions against its own earlier prices, not an appraisal or a discount to market value. Offers apply to standing inventory only, can change or end without notice, and must be verified with Taylor Morrison. We are not affiliated with Taylor Morrison.

Floor-plan board

Every plan with activity in the window, with what the resale market asks, what the builder asks, and what the plan has actually closed for. Plan names link to the floor plan and specifications.

Source: Southwest Florida MLS, agent-level Residential REALTOR Report exported September 25, 2026 in three parts (resale, new construction, under construction); closed sales May 28–September 21, 2026. “Median closed” mixes resale and builder closings for that plan where both occurred, which is why the collection tables above are the better read on value. Square footage is the range actually recorded in the MLS for that plan, which can differ from the brochure.

Where a buyer has leverage

Three things on this week’s board are worth knowing before you write an offer.

• 1 of the 10 resale homes for sale have been listed before. A home on its second or third attempt has a seller who has already watched one listing fail. That is a different conversation from a home listed last week.
• The longest-listed homes are the ones to ask about. The three resale homes that have been on the market longest have been listed 433, 175 and 94 days — a Vitale, a Ceretti and a Mazzano.
• Resale sellers negotiated; the builder did not. Across the window resale closings landed at 93.4% of ask in single-family, 94.6% in villas and 95.6% in coach homes, while Taylor Morrison’s single-family closings went at 100.0% of ask. On a resale the discount is negotiated at the table; on a new home it is advertised up front and expires 09/30.

Next week

This report is published every Friday. Next week the four-month window moves to June 2, which will retire the May 28 closings from the medians — we will say so if the numbers move because of it. If you want the specific read for your own home or for a plan you are considering, reply and ask; questions readers send shape what gets measured here.