Properties priced above JMD $50 million make up 62.5% of every active listing in St. Ann and St. Mary right now. They make up only 22.3% of what actually sells. And 57.1% of every listing that expired or got cancelled since January 2025 was in that same premium tier. The top of the market isn’t undersupplied or slow. It’s overpriced, and the data shows exactly how much.
I want to be precise about what “premium” means here, because the number is easy to misread. This isn’t a story about a handful of trophy estates sitting unsold. It’s 450 of the 720 active listings across both parishes today.
The imbalance, in three numbers
Line up the same JMD $50 million threshold against three groups and the pattern is impossible to miss:
- 62.5% of active listings are premium-priced (450 of 720)
- 57.1% of everything that expired or got cancelled was premium-priced (418 of 732)
- 22.3% of everything that actually sold was premium-priced (83 of 373)
A market where two-thirds of supply serves less than a quarter of demand isn’t a temporary lull. It’s a standing mismatch between what sellers are asking and what buyers in that range are actually willing to pay, and it’s been running since at least January 2025.
Where it’s concentrated
This isn’t spread evenly across the North Coast. Tower Isle and Richmond each carry 71 premium-priced active listings, the two heaviest concentrations in either parish, followed by Ocho Rios at 63 and Runaway Bay at 45. Together those four communities account for 250 of the 450 premium active listings, better than half.
St. Ann carries 318 of the 450, St. Mary the remaining 132. Tower Isle’s count is driven heavily by unit inventory at developments like The Gates of Ocean Ridge, where dozens of individual units sit in the same price band. When one development accounts for a meaningful share of a community’s premium supply, a single pricing decision at that development ripples through the entire community’s numbers.
It’s not just premium versus everything else, it’s a problem inside premium too
Here’s the finding that convinced me this is a pricing story specifically, not just a “premium is slow” story. I compared prices within the premium tier itself, across the properties that sold, the ones that expired or got cancelled, and what’s active today:
- Successful premium sales: median JMD $70,000,000
- Expired or cancelled premium listings: median JMD $78,712,618
- Active premium listings today: median JMD $82,652,188
Inside the same tier, the properties that actually sell are meaningfully cheaper than the ones that fail, and the ones coming to market right now are priced higher again than the failures that came before them. This is the same pattern we found looking at the whole market, active listings pricing above the level of listings that already didn’t sell, just repeated in miniature at the top end, where it’s doing the most damage to overall sell-through.
What this means if you’re selling or buying premium
If you’re listing above JMD $50 million right now, you’re one of 450 competing for the buyer pool that closed only 83 successful deals in twenty months. The properties in that 83 leaned toward the lower end of the premium band, not the top. Pricing at or above what similar properties in Tower Isle, Richmond, Ocho Rios, or Runaway Bay are currently asking, rather than what one actually sold for, puts you in the larger group by design.
If you’re buying in this range, the imbalance works in your favor in a way it doesn’t anywhere else in the market. With supply this far ahead of demand, sellers who genuinely need to move a premium property have far less leverage than the asking prices suggest.
The takeaway
Premium inventory isn’t overbuilt everywhere in St. Ann and St. Mary, and this isn’t a case against the top of the market existing. It’s a case against pricing into it the way most current sellers are. The properties that actually sell up there are priced closer to JMD $70 million than $80 million, and that gap is the entire overpricing problem in one comparison.
For the current month-by-month view of what’s active in each parish, see our St. Ann and St. Mary market reports. If you’re weighing where your own premium listing should land, that pricing conversation is what our selling services are built around.