A private island in Palm Beach could become the most-expensive home ever sold in Florida, if it gets its asking price of $218 million.

Developer Todd Michael Glaser and his partners bought 10 Tarpon Isle — the only private island in Palm Beach — for $85 million in 2021. They built a brand new house, turned the existing structure into a guest house, and added a giant pool, tennis courts and other amenities and have now relisted the property.

“I paid $85 million without a hesitation because there’s only one of them,” Glaser said. “You watch art, they sell. There’s a Mercedes 300 SLR that just sold for $142 million. … That’s what this is … it’s a one of one.”

When Glaser bought Tarpon Isle, it held a modest 1940s house and plenty of potential.

“I came over the bridge, I saw the two trees and I said, ‘Guys, let’s knock down the garage and the guest house and the maid’s quarters and let’s build a brand new house,'” Glaser said.

The new main house is over 9,000 square feet. With the guest house, tennis pavilion and other structures, the property now has over 21,000 feet of living space. There are 11 bedrooms, 15 full bathrooms and seven half-baths.

Unlike many Palm Beach mansions, which are Mediterranean-styled giants festooned with gold carvings and mahogany, Tarpon Isle is a study in modern simplicity, where the star of the home is sweeping water views on all four sides.

The master bedroom suite is a large complex of closets, bathrooms and sitting areas. The larger of two bathrooms is a temple of white Italian marble, covering the floors, countertops, ceiling and oversized shower. A large soaking tub perched in front of the windows overlooks the Intracoastal Waterway.

“It’s the best bathroom I ever did,” Glaser said. “My wife picked it, and she did an incredible job. I’ve never seen anything like this bathroom.”

Outside, there’s a new 98-foot pool overlooking the views of the water to the south. A large dock can fit multiple boats or a mega-yacht. The guest house features resort-like amenities, including a spa, massage room, salon and entertainment area.

“That’s the way we designed it,” Glaser said. “When people come to Palm Beach they bring their families, they’re on vacation.”

Glaser said the human-made island, which was built in the 1940s, has a high sea wall. Because it’s well protected in the Intracoastal and well elevated, it has easily weathered big storms and tidal surges, he said.

Granted, $218 million is an ambitious price, even for Palm Beach. The record sale in the enclave was Oracle founder Larry Ellison’s $173 million purchase of billionaire Jim Clark’s oceanfront estate last year.

Palm Beach is the most expensive real estate market in the country, with an average sale price of nearly $13 million, according to Douglas Elliman and Miller Samuel. Many homes saw their prices more than triple during the pandemic as ultra-wealthy buyers from the Northeast fled to Florida, and the coveted properties in Palm Beach in particular.

Christopher Leavitt of Douglas Elliman, who is listing the property alongside Christian Angle Real Estate, said interest in the property has been strong, especially from hedge fund managers and finance chiefs looking to relocate south.

“The buyer of this home is someone who wants the one and only private island on the island of Palm Beach, surrounded 360 degrees by water, accessible by your boat or a private bridge,” Leavitt said. “It’s somebody who wants that one property that no one else has, that one trophy property.” 

Glaser declined to say what profit he would make if the home sells for its asking price. He added that he and his investors spent “a fortune” on the new home and improvements. But he said the buyer will be making a long-term investment.

“Whoever buys this house, in five years they’re going to be very happy with the purchase,” he said. “It’s a legacy property that they’ll own for the rest of their lives.”

All new vehicles become used cars and trucks once they’re sold.

It’s an obvious statement, but one that needs to be laid out to explain the root cause for ongoing inventory and pricing issues in the U.S. used vehicle market, which has been a barometer for the country’s inflation levels.

During the onset of the coronavirus pandemic in early 2020, automakers shuttered factories for weeks to stop the spread of Covid-19. It was an unprecedented action that eventually led to additional supply chain problems, such as an ongoing semiconductor chip shortage, causing factories to cease production again for weeks, if not months, at a time in recent years.

The lack of production meant fewer new vehicles would become used models for consumers to purchase, leading to inventory constraints in both the new and used vehicle markets, as well as record prices due to resilient demand.

It’s been three years since those initial plant closures, but American consumers — as well as the Biden administration — hoping for the used vehicle market to return to “normal” pre-pandemic levels shouldn’t hold their breath.

A notable decline in used vehicle prices toward the end of last year has been roughly cut in half in 2023, as inventories remain significantly down following vehicle-production disruptions. There’s also been an uncharacteristically large number of consumers buying out leases to avoid sky-high car prices and increasing interest rates.

“It looks like it will persist for some time,” said Chris Frey, senior industry insights manager at Cox Automotive. “It’s really a function of this hole in new production, creating a dynamic where wholesale or general used values are higher because there are millions of fewer new vehicles that would eventually turn into used.”

Cox Automotive reports wholesale used vehicle prices are up by 8.8% this year through mid-March, according to the Manheim Used Vehicle Value Index, which tracks vehicles sold to dealers at auction. The prices are trending higher, and the index is heading back toward a record of 257.7 basis points set at the start of 2022. It was 238.6 as of mid-March.

Used vehicle inventory is down 21% from a year ago and off a whopping 26% from pre-pandemic levels of 2.8 million available vehicles in 2019. Cox Automotive doesn’t expect the total number of used sales to return to pre-pandemic levels of about 38.2 million units until at least 2026, Frey said.

Adding to the production hole is a change in leasing. Cox reports a 20% increase in consumers who leased their vehicles buying them out instead of trading them in from 2019 to 2022. The increase occurred as residual values of the vehicles in some cases were far above expectations, making it significantly cheaper to buy the vehicle than lease another amid inflated prices and rising interest rates.

“It’s still under a lot of pressure, just like it was last year,” said Benjamin Preston, an autos reporter for Consumer Reports. “Prices came down a little bit … but the bottom line is they’re just way higher than they were before the pandemic.”

Cox Automotive previously forecast wholesale prices on the Manheim Used Vehicle Value Index to end 2023 down 4.3% from December 2022. The company has not revised that forecast but may need to do so amid the increasing wholesale prices.

Cox reports the average listed price of a used vehicle was $26,068 in February, the most recent data available, down from records last year of more than $28,000 but significantly higher than the roughly $22,000 average it reported two years ago. Retail prices for consumers traditionally follow changes in wholesale prices.

So, what’s the solution? There’s no other course but an increase in new vehicles being produced in order to boost the number of future used models. Automakers are expected to lift production this year, but they’ve also pledged to not overbuild like they have in the past.

“We’re unlikely to go back to pre-pandemic levels. Vehicles cost way more now,” Frey said regarding used car pricing. “The landscape has changed. [Automakers] are not manufacturing as many as they have because they got the taste of gold — huge profits from not having so many vehicles in manufacturing.”