Here’s a breakdown by budget of the projects that can save homeowners money on energy bills—and the potential savings.

Energy-efficient home upgrades could help homeowners cut their annual energy bills in half while also reducing their home’s carbon footprint. But even though consumers are showing a greater interest in sustainability, nearly a third say they think green remodeling projects are too expensive, according to a survey conducted by Thumbtack, a home services website, and Rewiring America, an electrification nonprofit. Another 31% say they don’t know where to begin when considering green upgrades.

Still, low-cost sustainable projects could result in yearly savings of $200 on electricity bills, which adds up over time, the report finds. Despite their reluctance, nearly three-fourths of consumers say they’re prioritizing sustainability in their home projects this year either because they want to lower their energy bills (55%), help the planet (41%) or feel pressure from neighbors to do so (70%), according to the survey.

The findings piggyback off another recent survey from the National Association of REALTORS® that showed members find value in promoting energy efficiency in listings. The 2023 REALTORS® and Sustainability Report revealed that about a third of agents and brokers are using green data fields in their MLS to promote sustainable home features, believing them to be a selling point. Further, 17% of REALTORS® say high-performance homes—those that have undergone green improvements to increase health, operational efficiency and durability—saw an increase from 1% to 10% in the dollar value of offers compared to a similar, nonperformance home. That could equate to thousands of dollars.

How to Make a Home More Eco-Friendly

“The number one question we hear from consumers is where to start,” says Nicole Staple, head of market partnerships at Rewiring America. “Few people can afford to make these upgrades all at once, so the best first step is to take an inventory of the age of your appliances and then arrange for an energy audit of your home. From there, you can start to make a plan to switch to more efficient electric machines before your old appliances reach the end of their useful lives.”

Rewiring America and Thumbtack provide a breakdown of sustainable upgrades by budget and the potential savings that could result. They also factored in government incentives, tax credits and rebates that can help homeowners save on installation costs with some of these retrofits.

Budget: Under $500

1. Energy-efficient lighting
   Estimated cost: $240.56
   Potential annual savings: $200 (on yearly energy bills)
2. Smart thermostat
   Estimated cost: $239.53
   Potential annual savings: $100

Budget: $1,000 to $5,000

1. Install EV charger
   Estimated cost: $2,230 (not including)
   Potential annual savings: up to $1,000 through a 30% tax credit
2. Double-pane windows
   Estimated cost: $1,569 (for 5-8 windows)
   Potential savings: $600 with a 30% tax credit and $308 on yearly energy expenses

Budget: $5,000 to $10,000

1. Heat pump water heaters (two to three times more efficient than traditional systems)
   Estimated cost: $5,280
   Potential savings: $1,750 in upfront costs (depending on household income), up to $2,000 through a 30% tax credit and $120 in yearly energy expenses
2. New insulation
   Estimated cost: $9,469
   Potential savings: $1,600 (for income-eligible households) in upfront costs, a 30% tax credit for up to $1,200 per year and about $400 in yearly energy expenses
3. Rooftop solar panels
   Estimated cost: $9,640
   Potential savings: 30% on upfront costs through government incentives (an average of $2,892) and $100 in yearly energy expenses—even after financing the upfront cost of the panels

Budget: $10,000 to $20,000

• Heat pumps (three to five times more energy efficient than traditional heating systems)
  Estimated cost: $16,588
  Potential savings: up to $8,000 (depending on household income) in upfront costs through government incentives, up to $2,000 in a 30% tax credit and $330 in yearly energy expenses

*Households who heat their home with electric resistance, fuel oil or propane can save over $1,000 on their yearly energy bills

Budget: $20,000 to $25,000

1. Complete all the projects listed above
   Estimated cost: $23,000 (using incentives and rebates)
   Potential annual savings: $2,500

National Association of REALTORS®

Reprinted with permission

Bamboo is fast-growing, lightweight and durable. These days, designers have bamboo product options for any room and style.

If you’ve ever been to a tiki bar or set up tiki torches in the yard, you’ve seen bamboo products in action. Bamboo has long been a mainstay in tropical locations. It is also one of the most well-marketed and mainstream sustainable design materials.

As a fast-growing, lightweight, renewable resource, bamboo has much to offer homeowners interested in sustainability—these days, that’s more than 50% of buyer clients, according to data compiled by the National Association of REALTORS®.

Bamboo 101

Bamboo is a tall evergreen plant that grows in tropical regions. It is known for growing very quickly. In the right conditions, bamboo can grow up to 23 inches in one day.

“Bamboo was one of the early adapted products for green design,” says interior designer Patricia Gaylor. “Hardwood grows to maturity at around 25 to 30 years, and bamboo’s growth to maturity is only 5 yrs. Also, bamboo is as strong as hardwood so its lifespan is comparable to it.”
 

Bamboo also absorbs more carbon and generates more oxygen than most other plants and trees, says Namita Madan, an interior designer and project director with Freemodel. She adds, “Bamboo also requires no use of pesticides or fertilizers, so its cultivation process is natural and far less harmful to humans and the environment.”

Still, sustainability isn’t always a simple equation. Gaylor says bamboo products in the United States are largely sourced from imports. She argues that the oil and energy used to import bamboo makes the product far less sustainable than it first seems. It is important for real estate professionals and their clients to watch out for greenwashing—false claims about eco-friendliness—when seeking sustainable materials, which is why research or working with someone knowledgeable on the product, production process and its origins is important.

Bamboo Trends in Home Design

Bamboo has been a sustainable home design mainstay for years. Still, designers constantly reinvent the wheel, and there are several ways to use bamboo that look fresh instead of dated.

Here’s how bamboo is showing up in today’s home design trends.

Bamboo Flooring

“Put a twist on the traditional hardwood flooring with a bamboo floor,” says Namita Madan, an interior designer and project director with Freemodel. “It’s more eco-friendly, costs less, and [is] quite durable.

Bamboo flooring is available in a variety of types and price points. Engineered bamboo is the most affordable option, according to Forbes Home. These planks include a thin bamboo layer glued on top of another low-cost, durable material like plywood.

Gaylor cautions against assuming all bamboo flooring is sustainable, however. Consider whether the flooring has any third-party sustainability certifications, whether the adhesive harms the environment, and how much energy was used in manufacturing.

Bamboo Ceilings

Bamboo can add beauty and warmth overhead too. “A bamboo ceiling is stylish, elegant and durable,” says Madan.

A bamboo-clad ceiling can work in many climates. Bamboo is less prone to cracking than wood panels, and it can be stained or sealed to protect the ceiling from high humidity.

Bamboo Wall Treatments

Wall treatments are in, and bamboo wall coverings add a warm, lustrous effect to hallways, mud rooms and any space needing a touch of nature.

“I think bamboo has a beautiful aesthetic,” says Gaylor. She says bamboo wall coverings can be effectively added to accent walls in almost any room and “even some outside areas such as modern fencing.”

Bamboo Doors

Because bamboo regenerates so quickly, bamboo doors can be more environmentally friendly than hardwood doors. The good news is that bamboo doors are also available in various architectural styles and finishes.

Madan says she has seen bamboo doors used most in farmhouses and cabins because of the warm stylishness they add to these rustic interiors.

Bamboo Furniture

You don’t have to wait for a major home renovation to use bamboo. If a piece of furniture can be made of wood, it can also be made from bamboo. Think outside the box with bamboo dining sets, golden-hued stools or side tables, and even indoor-outdoor sofas.

“Bamboo furniture is gaining a lot of popularity due to its light weight, strong mechanics, and adaptability,” says Madan. “The natural beauty of bamboo furniture adds warmth and character to any space.”

Finding Bamboo Resources and Retailers

Bamboo is one of the most accessible sustainable building and home design materials. It’s easy to find bamboo products at both local and national retailers, according to Gaylor and Madan.

Madan suggests Pottery Barn, Crate and Barrel and Restoration Hardware for home decor products and furniture. For bamboo flooring, she recommends Cali Bamboo and Green Building Supply. Even big-box retail stores like Home Depot or Lowe’s have budget-friendly bamboo flooring options.

Gaylor cautions that not all bamboo products are created equally. “Look for bamboo products that are LEED certified, or have no VOCs, which is basically any product in it that has harmful chemicals or sealants,” she says.

Curb appeal is important, but more homeowners want a yard that is useful and fun, inspiring movement and play.

Outdoor improvements like patios, pools and flower gardens have long been homeowner priorities, but the emphasis on creating an outdoor oasis increased in recent years, largely due to the pandemic. It looks like the trend is here for the long haul as homeowners have rediscovered the power and pleasure of a beautiful and inviting outdoor space.

Maximizing outdoor space brings peace of mind and a connection to nature that’s up close and personal, and it acts as a differentiator in the marketplace when it comes time to sell.

Pools and backyard spaces reminiscent of a favorite resort resonate right now, says landscape architect Steve Chepurny, owner of Beechwood Landscape Architecture and Construction in New Jersey. Homeowners are embracing native plants that don’t require as much water or maintenance, plants that don’t need pruning, zeroscaping, and hardscape that’s permeable to conserve water.

Though creating a welcoming outdoor space is idealistic in concept, landscape experts advise a dose of reality about the cost and time. In-ground pools are expensive, dependent on labor, materials and the bells and whistles. Landscape designer Michael Glassman, owner of Michael Glassman & Associates in California, says many outdoor landscaping and revitalization projects start at about $100,000, but landscape architect Rob Schwarz, design director at Mariani Landscape outside Chicago, puts the starting cost higher. In-ground pools, for instance, can take up a considerable chunk of one’s budget for construction alone.

Space is also a factor, which is why real estate professionals can encourage homeowners to hire a professional to help decide what’s possible. The American Society of Landscape Architects and the Association of Professional Landscape Designers are good places to start.

Outdoor improvements can be vast as well. For homeowners who want to work in phases or who have an initial budget that allows only for partial implementation, master plans offer a solution. They can be costly, with a spend of between $3,000 and $6,000 on average, but they’re valuable because they help homeowners to work slowly and phase in projects, Glassman says.

Sports Fix

Backyards are often synonymous with sports and play, but a more structured approach is trending. Almost any activity is possible, from pickleball and basketball to an archery range. Putting greens have become very popular, says Chepurny. Pools remain desirable, and the wait time to have one planned and installed has decreased since the pandemic.

Also, popular options include climbing walls, volleyball courts, ping-pong tables, shuffleboard courts, trampolines, batting cages, tree houses with a theme, and even ice hockey rinks in the right climate. To make the activities more practical, franchisor My Backyard Sports offers a soft surface of tiles from a plastic-type material that snap together and can be pulled apart, says Scott Stricof, vice president of franchise development. “We have the ability to design for more than 30 sports with custom colors,” he says. A half-court for basketball might run between $18,000 and $25,000; putting greens, $20,000 to $25,000. Jeff Herman, editor-in-chief of LawnStarter, which offers outdoor services, suggests some caution when picking a sport. “Pickleball eventually will peak, and bocce ball may only be popular in some neighborhoods,” he says.

There are more modest ways to go, adds Ron Wysocarski, broker and CEO of Wyse Home Team Realty in Daytona Beach, Fla. He suggests a DIY pallet swing in a favorite color or a sandbox. Joe Raboine, vice president of design at Oldcastle APG, which manufactures pavers and retaining walls, suggests oversized chess and checkerboard sets, Scrabble boards installed on a wall, and arts and crafts tables. Trevor Lively, president of Blue Jay Irrigation in London, Ontario, says a skate ramp can be added for between $200 and $500 or a foosball corner set up for between $1,000 and $2,000. Schwarz’s firm is installing trampolines in the ground to be less of an eyesore. Play structures can be affordable and get homeowners and children away from screens, says Theresa Raymond, SRS, PSA, principal broker-owner with TN Smoky Mtn Realty in Sevierville, Tenn.

Cook, Eat, Entertain

These three activities remain a centerpiece of many yards. Tabletop pizza ovens and grills or smokers prevail, says landscape designer Amber Freda of Amber Freda Landscape Design in New York. Outdoor kitchens have been scaled down in recent years, but still include some type of grill or barbecue, storage, and countertop. Schwarz’s firm discourages outside running water in its Chicago-area climate because of freezing temperatures and municipality requirements to tie it into a home’s sanitary sewer system. For the floor, more installations are using porcelain tile. “It offers advantages of not getting as hot as darker natural stones and tolerating salt come winter,” Schwarz says.

Photo courtesy of Amber Freda

Compass New Jersey real estate saleswoman Stephanie Mallios, EPRO, in South Orange is seeing more “gar-bars”—bars built into a part of a garage so they’re usable in bad weather. “The party can then spill out into the garden,” she says. Other covered areas protect entertaining spaces. Chepurny likes to vault a roof over a terrace. Retractable, motorized shades or louvered covers also offer protection. Watching TV outdoors appeals to some who use weatherproof models that work well in sunlight, Schwarz says.

Unwind by Fire or Water

Interest remains high in gathering around a fire pit or fireplace with the source—electric, gas or wood—dependent in part on municipal rules. Freda, who has many clients in New York City and its boroughs, has clients requesting shade structures such as oversized sails, awnings and pergolas. Many also want small water features that fit into urban backyards or atop decks. She likes metal soaking tubs that permit hot or cold water, according to the season. “They’re also easy to assemble and outfit with plumbing or electricity and usually cost less than $10,000,” she says.

Photo courtesy of Amber Freda

Even smaller water features such as an urn or vase can recirculate water and provide the sound of water trickling. These are also easier to maintain than a pond, which requires removing algae and leaves, and having a pump for a waterfall, which needs winterizing, Schwarz says.

Rethink the Lawn

While having a lush lawn was one of the hallmarks of curb appeal, a newer status is less lawn to conserve water and time, which also doubles as an environmental win, says Jim Charlier, an organizer of the annual Garden Walk Buffalo tour and co-author of Buffalo-Style Gardens.

Some homeowners switch to lower-water grasses or a clover lawn that takes care of itself and attracts pollinators, says Herman. Schwarz is using “no mow mix” versions for big borders. “It gets cut down only once a year and doesn’t require irrigation or fertilization,” he says. In some regions such as the Southwest and West, edible landscapes with blueberry bushes are in, says Raboine. In certain areas, experts may suggest a permeable material like gravel.

When it comes to other hardscape choices such as pavers, Raboine’s company finds that bigger formats—24 inches by 24 inches—and sometimes geometric shapes beyond rectangles are in vogue. They require fewer joints for a cleaner look, he says. Colors trend toward gray and away from earth colors. Artificial turf is more popular and not just for putting greens, but underneath playhouses and where dogs romp, Glassman says.

Try Out Farm Life

After growing more vegetables and herbs during the pandemic, some homeowners went on to plant fruit trees and build chicken coops or bring in goats and sheep. To avoid excessive bending down, Glassman says, more clients request raised planter beds or horse-style metal troughs. Schwarz’s firm suggests planting vertically. It’s become less expensive to introduce a glass conservatory for year-round growing, since less-expensive models are readily available. Container gardens also make gardening easy. “Many put house plants in them so they can bring pots in during winter or rearrange them outdoors,” Charlier says. Some homeowners are becoming beekeepers or planting pollinators to attract bees and butterflies. “You plant and sit back and watch the show,” Herman says.

Whatever features homeowners install, they should remember to add adequate sources of water, use LED lighting to extend use of the outdoor space into the night, and fence off their yard for privacy. And they should also remember that many of these features require attention and maintenance to remain looking good.

National Association of REALTORS®

Reprinted with permission

Find out what home styles—both interior and exterior—are seeing dramatic increases in online searches.

Homeowners are trying to maximize their space by taking on remodeling projects geared toward creating new living areas while overhauling their property’s style, according to the 2023 Houzz U.S. Emerging Summer Trends Report. Houzz, a home improvement site, analyzed the latest search insights from homeowners, designers and contractors to identify the following top trends. 

Online searches for “finishing a basement” have increased significantly over the past year as more homeowners look to turn their large, open spaces into a family or recreation room. Basements are being refinished to create a spot for watching movies, playing games and exercising, according to the report. The search term “basement golf simulator” posted one of the biggest upticks among home improvement-related searches, the report shows.

Rooftop Lounging

More homeowners are looking up to expand their spaces. Houzz found that “rooftop deck” and “rooftop patio” searches increased by 90% and 40%, respectively. The trend is mostly occurring in metro areas where outdoor space is a hot commodity, the report notes.

Bathroom Accessibility

More homeowners are showing an interest in renovating their bathrooms to include accessible features that enable them to live in their homes longer as they age. Houzz found that searches for “age-in-place bathrooms” and “handicap-accessible bathrooms” more than doubled compared to a year ago. Popular add-on features include handheld shower heads, ADA-compliant bathroom vanities and curbless showers.

Industrial-Style Kitchens

A greater number of homeowners are showing a desire to swap out their pristine, all-white kitchens for something a little more rugged. “Industrial kitchens” are generating greater interest, particularly for features like “kitchen track lighting,” “pull-down kitchen faucets,” “stainless steel countertops” and a “brick kitchen wall.” Houzz researchers also noticed a growing interest for “concrete countertops” and “copper kitchen backsplashes” that fit within this style.

The Entertainment Kitchen

More than half of renovating homeowners surveyed say they’re designing their kitchens for entertaining. Searches over the past year have grown for “open-concept kitchen to family room” and “island cooktop and ranges,” the survey says. These features allow hosts to prepare a meal as they engage their guests. Searches also have doubled for a “walk-in kitchen pantry,” with a space to not only tuck away kitchen goods but also hide toasters, coffee makers and other smaller appliances.

Carving Out Some Division

Open-concept design is popular in the kitchen, but homeowners still desire some privacy. Houzz researchers saw an uptick in interest in design elements that create temporary separation like a “living room divider,” “Shoji screen” or “partition wall.”

Painted Ceilings

The fifth wall is becoming the new place for an accent wall. Paint and texture are dressing up more ceilings. The trends report shows searches have spiked over the past year for “high-gloss ceilings,” “painted ceilings” and “black ceilings.” “Tongue-and-groove ceilings”—which are wooden planks that fit side to side across a ceiling—are also up significantly, with searches growing by 73% over the past year, Houzz reports.

A Historical Revival

Classic architectural elements are being mixed in with contemporary ones. Notably, search trends are up for features commonly associated with Colonial and Spanish Colonial styles. For example, homeowners are searching for Colonial design elements like “front porches” and “formal living rooms” as well as “Spanish Colonial exteriors.” “Homeowners are hiring architects and designers to help them honor the roots of their homes, while updating them with a cohesive, intentional look,” the report says.

Enhancing Outdoor Style

Homeowners are making the most of their outdoor space and aren’t letting limited size shrink their plans. Searches for “small swimming pool,” “small plunge pool,” “small pool house” and “small screened-in porch ideas” grew over the past year, the report notes. Also, researchers report that searches for “small outdoor kitchens” have more than doubled over the past year.

National Association of REALTORS®Reprinted with permission

At the high end, for-sale and rental multifamily luxury housing delivers the crème de la crème in technology, concierge-style services and amenities.

In many metros and suburban markets, luxury living means for-sale apartments that start at $1 million and rentals that are also uber-expensive. One recent for-sale listing in Boston’s chic Back Bay neighborhood was listed at almost $6 million; a San Francisco Pacific Heights rental was marketed at $10,000 a month.

Luxury doesn’t merely equate to dollars spent, though. There’s also a perception that a building, and what’s inside it, offers its occupants the best, says Mary Cook of commercial interiors design firm Mary Cook Associates, which collaborates with home builders.

Today, there’s another challenge for those working in this niche, says Cook. “There’s a greater tug of war between what goes into the units and amenity spaces because of the cost of building Class A structures. Costs for materials, labor, land and services are all rising,” she says, adding, “Everybody wants the best, and choices often depend on the demographic’s values and the project’s location.” In Salt Lake City, where outdoor activities are plentiful, a gear closet for ski and board storage is important. In a downtown site, a spacious roof deck with outdoor space, plantings and stunning views could add more value, Cook says.

Those developing and designing properties at the high end plan their budgets, too, to appeal to this demographic, says architect Michael E. Liu, senior partner and design principal at architecture firm The Architectural Team (TAT).

Luxury owners and renters aren’t the only beneficiaries. Many choices eventually trickle down and become more widespread and affordable for a larger pool of residents. Following are seven categories that set luxury buildings apart.

Location

Location still ranks high in the luxury space. Safety, walkability, access to greenery and superior views top the location list, says Ximena Rodriguez, principal and director of interior design at CetraRuddy in New York City. The 200 Amsterdam Avenue condominium building there, for which her firm served as interior designer, offers luxury in its proximity to Lincoln Center’s cultural offerings and Central Park.

Prize locations are also emphasized through materials, scale, detailing and fenestration, says architect John W. Schenck AIA, LEED AP of Svigals + Partners, in New Haven, Conn. The site for The Mark rental building designed by architecture firm AO plays up the historic district of Riverside, Calif., by showcasing views of the iconic Fox Theater and Mission Inn, says firm architect Michael Heinrich, AIA, Principal. Its stepped-back facade adds its own visual imprint to the streetscape. In downtown Philadelphia, Dranoff Properties’ Arthaus condominium building offers walkability in the arts district.

Suburbs have prime locations, too. The Finger Companies’ new The Quin rental building in Schaumburg, Ill., outside Chicago, is close to many corporate headquarters, a Topgolf entertainment venue, and highways to downtown and to O’Hare International Airport.

Residents will pay a premium for a desirable location, says Dan Doyle, senior vice president and COO at The Beach Company in Charleston, S.C. His company’s 12-story rental The Jasper in that city’s downtown offers panoramic water views and sits adjacent to a park and playground. “It’s the gateway to the historic district,” he says.

Size and Square Footage

The scale and square footage of areas from the shared spaces to the individual units can also convey a feeling of luxury, Rodriguez says. Some larger, detailed buildings stand out in their neighborhood or skyline, she says. Robert A.M. Stern Architect’s 15 Central Park West building in Manhattan has a recognizable classic limestone facade and canopied bronze entry door that mirrors the class of nearby older buildings. In Charleston, a city known for historic preservation, The Jasper’s facade mimics Old World wealth with 1,600 precast panels that use concrete clad with thin brick. Optima Verdana, a 100-unit, six-story building designed, developed and managed by Optima Inc. that opens soon in the Chicago suburb of Wilmette, Ill., presents spacious layouts and features similar to those of a custom single-family home.

Materials

Configuration and aesthetic are as important as the materials themselves. “It might be the way a beautiful marble is installed, a special glass is used in cabinets or an island is constructed,” says Rodriguez.

Sustainability and wellness have become more important, with choices veering toward low-volatility paints and carpeting, FSC-certified woods, and LED lighting and controls. Dranoff’s Arthaus is said to be Philadelphia’s first biophilic development, with personal garden plots and a professional greenhouse. The Jasper emphasizes big windows and natural light. If there’s a common denominator in what luxury looks like, it’s cleaner, lighter and without a Mediterranean edge, says real estate salesperson Kevin Spina of Keyes Real Estate in Palm Beach Gardens, Fla.

Amenities

Over the past five to 10 years, lines have blurred between amenities at the for-sale and rental luxury levels, says Liu. As with a single-family home, curb appeal starts at the sidewalk, with features like upscale landscaping, lighting and walkways, and continues through the lobby and shared spaces and up to the terraces and rooftops.

The most luxe shared spaces also incorporate the latest trends borrowed from hotels and resorts, such as wine and liquor cabinets, beehives and edible gardens.

Workspaces are available in units and also in amenity rooms, where luxury finishes and office perks like coffee bars and plush furnishings are available, says designer Carrie Tolman, associate principal with Chicago architecture firm KTGY’s interior design studio. Some buildings allow residents to purchase cabanas for privacy, says Spina. At The Quin, residents can rent furnished guest suites, so their guests enjoy privacy, says Hunter Wagner, The Finger Companies’ executive vice president of asset management.

The Sky Lobby fine dining restaurant at Raffles Boston Back Bay Hotel & Residences in Boston, Massechusetts

Because of today’s emphasis on healthfulness, activities abound: Squash, basketball, pickleball, indoor and outdoor pools, and golf simulators are favorites. At The Quin, a gated 2 1/2-acre park has lighted walking trails, benches, picnic tables, two dog parks and native trees and specimen plantings. And gardens also aid healthy outlooks and bodies. Optima Verdana, in Wilmette, includes exterior hanging gardens designed to remain green year-round in its four-season surroundings.

Some buildings, particularly in South Florida, focus on kids through themed play and learning rooms, toddler splash pads, over-the-top playgrounds, miniature golf courses, sports courts and outdoor theaters. Miami’s One Park Tower by Turnberry features a crystal clear 7-acre lagoon.

A themed playroom for children in the Baccarat Residences Miami, Florida

More buildings are also incorporating food and dining options, through a hotel dining room or restaurant or a convenience store, often with healthy options, says designer Katherine Berger, Director of Design at Svigals + Partners. Many terraces and rooftops also have top-notch kitchen equipment that mirrors quality indoor appliances and allows residents to be their own chef.

The best of technology is a must-have as well, with strong bandwidth and smart-home features that residents can control from their mobile devices. Many buildings have added customized apps to track deliveries, schedule repairs and communicate with staff or other residents, says Doyle.

Unit Features

Luxuries show up in handcrafted materials, extra-high ceilings, oversized windows, bigger glass walls to the outside, the best kitchen and bathroom appliances and fixtures, water conservation and energy efficiency considerations, multiple fireplaces and balconies, detailed moldings and trims, and oversized closets. But owners prefer to outfit closets themselves, says Alexander Donovan, senior project manager at TAT. Anything that can be done to decrease upkeep gains favor, like The Jasper’s use of wood or luxury vinyl planking rather than carpet.

In-unit living space and bedroom at The Jasper in Charleston, South Carolina

Some developers, like Harvey Hernandez, founder and CEO of Newgard Development Group, fully furnish units as a luxury perk. The company’s Lofty Brickell in Miami is furnished with Italian mattresses and German appliances, he says. If buyers want to make selections, they can receive a furniture credit, he adds. Of the building’s 362 condos, 92% have been presold.

Services and Programs

Services and programs are also borrowed from the hospitality sector as more condos and rentals are constructed within hotels. Raffles Residences in Boston, designed by TAT, is one example. Other names that convey status in the luxury residential niche include the Baccarat Residences, Casa Bella Residences by B&B Italia, Waldorf Astoria, the Ritz-Carlton, the Standard Residences and Aston Martin Residences.

Service may come from the equivalent of a concierge or doorperson who walks a resident’s dog, delivers dinner or parks a car. At The Jasper, two concierges plan events such as bourbon tastings, says Doyle. Other specialists on staff or contract provide massages, pedicures, manicures and fitness training in a home, says Tolman, whose firm recently completed renovations at the Waldorf Astoria Chicago.

Clubroom at The Quin in Schaumburg, Illinois

The goal, Rodriguez says, is to make life easier. To follow that, staff at Houston-based Venterra Realty’s rental properties will hang a TV and perform other handyman services gratis, says Richard Roos, chief operating officer.

Quality Control

Updates are critical to maintain luxury. At The Beach Company’s buildings, that means painting, wallpapering and laying new carpeting or flooring every two to five years, or as needed. At its 2-year old The Jasper, the company is refreshing pool deck furniture. “We’re in a harsh climate and people use the facility,” Doyle says.

National Association of REALTORS®
Reprinted with permission

A growing number of cities are passing ordinances to decrease night-time light pollution, and agents in the know are better equipped to help clients.

For years part of the emphasis on beautifying outdoor yards included some form of landscape illumination. The goal was to up-light trees and shrubs, accent flower beds, pools, paths and houses to showcase them as well as add a sense of safety as dusk turned to darkness.

The technology of low-voltage LED lights offer greater energy efficiency. And as prices came down, home improvement projects that incorporated lighting also became more affordable.

Now, there’s another lighting change underway in urban, suburban and rural areas nationwide. The bright light sent upward into the sky has polluted the air, making it hard to see the sun, moon and stars.

An Overview of Light Pollution

Over the last 25 years, light pollution has increased by at least half and is growing about 10% annually, according to the International Dark-Sky Association (IDA), a Tucson, Ariz.-based organization focused on reversing the issue. One-third of the world’s population can’t see the galaxy at night that makes up the Milky Way, according to Stephen Loring, arctic archaeologist and museum anthropologist with the Arctic Studies Center at the Smithsonian’s National Museum of Natural History in Washington, D.C. The effect of light pollution is part of an exhibit that Loring co-curated titled “Lights Out: Recovering our Night Sky,” which continues through April 2025.

It’s an important exhibit, Loring says, because light pollution adversely affects all forms of life on Earth. Bright light hurts plants, animals, insects, fish and people by affecting their natural rhythms and habits. “Birds pay a heavy price and are sometimes killed when artificial lights throw them off course,” says astronomer John Barentine, who started Tucson-based Dark Sky Consulting to help decrease light pollution. “The lights hurt other animals by exposing them at night to predators. In other cases, certain insects like fireflies can’t find their mates because they can’t see them signaling,” Barentine says.

Excessive night light also causes problems for humans, and not just because they can’t enjoy the wonder of night-time celestial bodies, Barentine says. “Exposure to artificial light at night disrupts circadian rhythms, which, in turn, lessens production of melatonin, the hormone that promotes sleep,” he says.

While light pollution has existed for decades, more buildings and denser neighborhoods have increased the problem, particularly after the Second World War. In 1958, Flagstaff, Ariz., passed the first outdoor lighting ordinance, which outlawed searchlights for advertising to protect the sky overhead. The city’s local Lowell Observatory was concerned that pollution would limit its telescope’s capacity. Tucson adopted an outdoor lighting ordinance on June 5, 1972, so that night lighting wouldn’t interfere with its astronomical observatories, according to an articlepdf by Dr. David Portree.   

The Environmental and Monetary Cost of Light Pollution

Since its founding in 1988, IDA has helped guide businesses and homeowners to light their environment with as little bright light as possible. IDA points to several reasons for reducing light pollution at the commercial and personal levels. One is the huge waste that comes from artificial brightness or “skyglow.” About 20 to 50% of the light that shines into the night sky is said to be lost due to fixtures being unshaded, which results in an estimated economic cost of about $3 billion, says Brian Liebel, Director of Strategic Initiatives at IDA. “We all pay that cost, either directly through utility bills or in the prices of goods and services, into which infrastructure costs are rolled.”

In addition, about 15 million tons of C02 is emitted each year to power residential outdoor lighting, which would require that 600 million trees be planted to offset that carbon emission amount. Lighting expert Dawn Brown, Associate IALD, CLD, with Canadian architecture and engineering firm WalterFedy said in a podcast titled Light Pollution is Pollution, “We can see better under natural light conditions rather than bright light.”

The good news is that the problem is solvable, says Loring. “Lights don’t have to be on all the time, can be angled downward and even turned off at times, including when birds migrate and might strike buildings because they’re distracted,” he says.

How Communities are Addressing Light Pollution

Arizona cities may have jumpstarted this country’s effort to decrease light pollution, but other cities, municipalities and states are joining the initiative. Some are adding regulations to zoning ordinances that residents must follow when they install lights outdoors. New Mexico passed its comprehensive Night Sky Protection Act in 1999, one of the first of its kind to make dark skies a focus, says Loring. Eighteen other states, plus Washington, D.C., and Puerto Rico, have some type of state-level law governing outdoor lighting. About 40 cities internationally have also acted. A list that’s regularly updated appears on IDA’s website.

Amanda Padilla, a senior planner with the zoning department in Bee Cave, Texas, a certified IDA International Dark Sky Community, said her city, 20 minutes outside Austin, approved a new light ordinance this past February to protect its surrounding preservation acreage. “We wanted to ensure that surrounding lands and our ecosystem as well as residents’ health and well-being would be protected from the harmful effects of light pollution,” she says. The city doesn’t limit residents to using a set number of light fixtures on their property but wants homeowners to make an intentional effort to pare light pollution, she says.

Builders and Developers Accommodate Solutions

Another step pushing the concept forward is that more builders and developers are following IDA guidelines so that new communities they construct may qualify as a dark-sky community. Such places often appeal to homebuyers who are interested in sustainability or conservation.

The 180-acre Canyon Pines development, planned by Chad Ellington and surrounded by 1,200 acres of open space in Arvada, Colo., which is just outside Denver, reflects such goals. The community includes 90 custom homes and seven to eight miles of trails. In keeping with the philosophy of preserving the natural environment and its wildlife, the right light fixtures and bulbs will be required as construction begins. “We want to preserve the site as well as comply with the city of Arvada, which doesn’t permit up-lighting on trees or houses,” says Ellington. He says complying with requirements is easy and doesn’t incur much in the way of additional expenses. Interested homeowners who buy into the community must submit a light plan for review and approval.

How Real Estate Professionals Can Counsel Clients

To aid the dark-sky illumination initiative, real estate professionals might encourage homeowners outside communities with light-specific guidelines to follow those regulations on their own accord. The IDA lists five key rules on its website and encourages residents to be good neighbors and not “light trespass” or direct light pollution onto a neighbor’s property:

• All light should have a definite purpose. Before installing any, homeowners should weigh reflective paint or self-luminous markers instead of permanently installing outdoor lighting.
• Light should be directed only where needed, which is made easier with a shield and by aiming the light beam, so it points downward.
• Low light levels limit the amount of light.
• Light should be used only when it is needed rather than left on 24/7; that is why motion detectors and timers are useful.
• Light colors should be carefully selected and preferably warmer colored rather than blue-violet. “The blue scatters the light more in the night sky and increases the level of light pollution,” Libel says.

But it’s not just night-time outdoor light that should be curtailed, says Liebel. “Most of our time is spent indoors and so it’s important when inside to dim your lights and use warmer color lights at night, about 2700 Kelvin or lower,” he says.

As a real estate pro, you may want to suggest clients purchase outdoor lights that include an IDA label since these products will minimize or reduce glare, light trespass and skyglow and harmful blue light. IDA does not sell lighting but offers an FSA Database with fixtures that have been certified as dark-sky friendly. To help clients find retailers that sell proper lighting, they might visit the Dark Sky Retailers page. Those who follow IDA’s steps [NS1] [BB2] can display its Dark-Sky Friendly Home certification once they submit results to comply.

Nowadays when homeowners hire professionals to install outdoor lights to showcase trees, large shrubs or art, they might ask installers to follow similar guidelines. One expert, Sacramento, Calif.-based landscape designer Michael Glassman, does this and suggests not illuminating an entire plant or artwork but directing light toward interesting branches or part of the artwork and pointing it down rather than up into the sky.  

There’s no federal legislation yet, but Barentine remains hopeful that may happen. “My hope is that as a society we will come to fully appreciate the significance of light pollution as a problem on par with other kinds of pollution Congress has chosen to regulate,” he says.

National Association of REALTORS®
Reprinted with permission