Inspectable before you sign
The deliverable is an underwriting artifact, not an opinion: the carry ledger, the buyer map, the schedule for changing course if the market disagrees. Check the reasoning before committing; hold it to account afterward.
Naples · FL, USA · 26.1420° N
The analysis beneath the decision.
26 North is a real estate research and underwriting practice in Southwest Florida. We test whether a deal works before anyone markets it — then carry the same evidence through positioning, sales, and representation.
DatabasesSixDistinct databases, joined in-house into one proprietary model of the market — and kept private.
RecordsMillionsReconciled and deduplicated, record by record, into one continuous picture of the market.
OwnershipA decadeOf ownership history — every transfer, basis, and holding period behind the current owner of a property.
Demand31Priority feeder markets mapped to the communities their buyers actually purchase in.
01 / Why we exist
Most real estate advice is unverifiable at the moment you must act on it.
A client hires once every seven to ten years, never observes the outcome the property would have had under different advice, and cannot separate a good decision from a rising market. So the work gets judged on presentation rather than on whether it was right.
We work the other way. Every engagement produces something inspectable before you commit — the evidence behind the recommendation, the carry math, the buyers by origin, and the plan that changes if the market disagrees with us. You can check it in advance and audit it afterward.
02 / The practice
Five lines, one model.
Each line stands alone. Taken together they are a single chain of evidence — the research feeds the underwriting, the underwriting governs the marketing, and the representation carries both to closing.
Evidence
I
Research & Market Intelligence
Parcel, neighborhood, buyer-origin, absorption, rental, insurance, and competitive-product research assembled to answer a specific decision — not to fill a dashboard.
MillionsOf records behind each answerThe 26 North evidence base
What you getA written answer to the
question you actually asked, with the record it rests on.
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Capital
II
Investor & Acquisition Services
For those who acquire, reposition, and resell: sourcing of candidate properties, acquisition underwriting, exit strategy set before the offer, and the repositioning of product the market has passed over.
Full marketActive listings evaluatedInside the 26 North model
What you getA candidate pipeline, an
underwriting on each, and an exit written before the entry — including the cases
where the answer is that the deal does not work.
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Execution
III
Development Advisory
Product definition, unit mix, entitlement strategy, approvals, cost and schedule discipline, and owner-side coordination from a viable concept through closeout.
MonthlyEvidence-base refreshNew construction & renovation tracked
What you getAn owner's representative who
already knows what the underwriting requires the product to be.
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Demand
IV
Market Positioning & Sales
Product narrative, identity, renderings, offering materials, web, lead capture, launch strategy, and sales feedback — marketing governed by the underwriting.
Sold & unsoldEvery outcome modeledSuccesses and failures alike
What you getA launch whose story
comes from the model, not from a brochure written after the fact.
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Transaction
V
Buy & Sell Support
Buyer representation, acquisition search and screening, offer strategy and negotiation, listing and disposition, and closing coordination — representation carrying the same evidence that underwrote the deal.
10 yearsOwnership historyEvery transfer and holding period
What you getAn ask, a counter, and a
walk-away number that were computed rather than felt.
Representation is provided through Realty Hub, an independent
brokerage, and by a Licensed Real Estate Agent — not by 26 North.
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Start here
—
Tell us the decision you are facing.
The first conversation is not a pitch. It establishes whether there is a real question here, and what it would cost to answer properly.
Begin a conversation →03 / The evidence base
One model of the market, kept in-house.
Six databases and millions of records, joined and reconciled by methods we built and do not publish. The model is checked against real outcomes and refreshed continuously — what leaves the practice is the conclusion, never the machinery.
Ownership & basis
Supply & construction
Demand by origin
Outcomes, sold & unsold
04 / What we are
Real-estate intelligence, built to be acted on.
26North Research studies the Naples market the way an investor would — property by property, owner by owner — and turns what we find into a clear answer: what the evidence supports, who the likely buyer is, and what to do next.
What we study- —every property, parcel by parcel
- —who owns it — and since when
- —the equity behind each sale
- —what it truly costs to hold
- —what is for sale and what is being built
- —where the buyers come from
- —where the money is moving
- —how deals actually get done
How far it goes is up to you
Every engagement starts as research. It can stay research — or become the underwriting, the marketing, the development plan, and the deal itself.
05 / The standard
What an engagement is held to.
Three commitments that survive contact with a live deal — and that an incumbent cannot answer without becoming us.
One model, one set of evidence
The research that answers the decision is the research that shapes the product and briefs the sales effort. Nothing is re-argued at the next stage, and marketing never quietly overrides what the numbers said.
Findings, not files
Engagements deliver conclusions and the reasoning behind them. Underlying data assets and methods stay with the practice — which is what keeps the analysis worth commissioning.
06 / How an engagement runs
Scoped to a decision, agreed before it starts.
Four steps and a written scope, agreed before the work begins.
The question
A conversation to establish what decision is actually being made, and what would have to be true for the answer to change.
The scope
A written scope naming the deliverable, the evidence it will rest on, and the timeline.
The work
Research, model, and written findings — including the cases where the honest answer is that the deal does not work.
Execution
Where wanted, the same evidence carries into positioning, launch, and representation through closing.
Begin a conversation
Tell us the decision you are facing.
The first conversation is not a pitch. It establishes whether there is a real question here, whether we are the right people for it, and what it would take to answer properly.
- Telephone
- +1 239-555-2053
- Office
- Naples, FL, USA · Collier & Lee counties