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In the second quarter of 2025, the median price for a new single-family home was $410,800, which was $18,600 lower than the median price of existing homes, which stood at $429,400. This marks the largest historical gap where existing home prices exceeded those of new homes, according to U.S. Census Bureau and National Association of Realtors data (not seasonally adjusted – NSA)
Typically, new homes carry a price premium over existing homes. From 2010 to 2019, this pattern held steady, with an average difference of $66,000. However, over the past five years, the gap has narrowed significantly, averaging just $24,800. Notably, this trend reversed in 2024. In both the second and third quarters, the median price of existing homes surpassed that of new homes.
Both new and existing homes saw dramatic increases in prices post-pandemic due to higher construction costs and limited supply. While overall home prices remain elevated compared to historical norms, new homes prices have moderated due to tactical builder business decisions, whereas existing homes prices continue to increase because of lean supply and perhaps a lack of price discovery for existing homeowners.
Indeed, the median price for a new single-family home sold in the second quarter of 2025 decreased 0.9% from the previous year. New home prices have continued to experience year-over-year declines for nine consecutive quarters.
Meanwhile, the median price for existing single-family homes increased 1.7% from one year ago. Existing home prices have continued to experience year-over-year increases for eight consecutive quarters.
There are several factors as to why new and existing homes are selling at similar price points. Tight inventory continues to push up prices for existing homes, as many homeowners who secured low mortgage rates during the pandemic are hesitant to sell due to current high interest rates.
Meanwhile, new home pricing is more volatile – prices change due to the types and locations of homes being built. Despite various challenges facing the industry, home builders are adapting to affordability challenges by building on smaller lots, constructing smaller homes, and offering incentives. Additionally, there has been a shift in home building toward the South, associated with less expensive homes because of policy effects.
Moreover, the least expensive region for new homes in the first quarter was the South, with a median price of $372,100. The Midwest followed closely behind at $385,300. For existing homes, the Midwest was the most affordably region at $328,800, followed by the South at $376,300.
New homes were most expensive in the Northeast with a median price of $796,700, while the West sold at $531,100. For existing homes, the West led as the most expensive region at $646,100 homes, followed by Northeast at $646,100.
The new home price premium was most pronounced in the Northeast, where new homes sold for $269,500 more than existing homes. The West and South followed the national trend, with existing homes priced $4,200 more than new homes in the West and $115,000 more in the South.
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In 2024, there were 24,000 homes that exceeded 5,000 square feet, equating to a 2.3% market share of all new homes started. Both the number and market share for 5,000+ square foot homes experienced declines from 2023, according to the annual data from the Census Bureau’s Survey of Construction (SOC).
The number of homes started in 2024 exceeding 5,000 square feet dropped to 24,000, a decrease from 26,000 in 2023. In 2006, the number of new 5,000+ square foot homes reached a peak of 45,000. This number proceeded to drop during the Great Recession and hit a low of 11,000 in 2009. Since 2013, the number has remained consistently above 20,000, with a recent peak of 33,000 in 2021.
Of the total number of new homes started in 2024, 2.3% had 5,000+ square feet or more of finished space, down from 2.8% in 2023. The decline marks the third consecutive drop in the share of homes this size, down from a recent peak of 2.9% in 2021. In 2015, the 5,000+ square foot share reached a record high of 3.9%. Since then, it has fluctuated between 2.3% and 3.1%.
Tabulating the major characteristics of 5,000+ square foot homes started in 2024, the data show 83% have a porch, 79% have a finished basement, 71% have a patio, 69% have four or more bathrooms, 66% have a 3-or-more car garage, 54% have five bedrooms or more, and 50% belong to a community association.
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The share of new single-family homes built with individual septic systems declined slightly in 2024 compared to the previous year, while the share of homes served by private wells remained steady. According to NAHB’s analysis of the Census Bureau’s Survey of Construction (SOC), approximately 16% relied on individual septic systems, and 9% of new single-family homes started in 2024 were served by private wells.
Nationally, the majority of new homes were connected to public water systems – including community or shared supplies/wells – while 9% were built with private wells. This national share held steady from the previous year, though regional differences were notable. In New England, where median lot sizes are more than three times the national average, 37% of new single-family homes relied on private wells, making it the division with the highest rate in the nation. The East North Central division followed with 27%, while the Middle Atlantic stood at 13%. The South Atlantic region also exceeded the national average, with 11% of new homes using private wells. In stark contrast, private wells were uncommon in the East South Central and West South Central divisions, each accounting for just 1% of new homes started.
For sewage disposal, 84% of new single-family homes in 2024 were connected to public sewer systems, which include community or shared sewage/septic systems. The remaining 16% utilized individual septic systems, down slightly from 17% in the previous year. As with water sources, the usage of septic systems varied significantly by region.
New England led the nation with 49% of new homes using individual septic systems. The East North Central (28%), East South Central (25%), and South Atlantic (22%) divisions also reported shares above the national average. In contrast, lower usage was recorded in the Mountain (9%) and West North Central (8%) divisions, while the Pacific and West South Central divisions had the smallest shares, at 7% and 5%, respectively.
Compared to 2023, seven of the nine Census divisions experienced a decline in the use of individual septic systems with five of the divisions falling below the national average. New England and East North Central were the exceptions, recording increases of 11- and 5-percentage points, respectively, bringing their shares to 49% and 28% in 2024. However, these gains are not anomalies. In New England, the share had dipped to 38% in 2023, down from 46% in 2022. Similarly, East North Central’s share decreased from 27% in 2022 to 23% in 2023.
Zooming out, the share of new homes built with individual septic systems has generally been on a decline across most regions since 2010. This trend has been slightly more pronounced in the three divisions (New England, East South Central and East North Central) with historically higher usage. The South Atlantic division stands out as an exception. While its share ranged from 13% to 17% in the early 2010s, it has steadily increased in recent years, and now exceeds 20%.
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From 2020 to 2024, sales of lower-priced new homes declined significantly as the market moved toward higher-priced segments. Rising construction costs—driven by inflation, supply chain disruptions, and labor shortages—as well as higher regulatory costs, made it increasingly difficult for builders to construct affordable homes. On the other hand, low levels of inventory pushed up the price of new single-family homes, deepening the housing affordability crisis for first-time and middle-income buyers.
National New Home Sales by Sales Price
Data from the U.S. Census’s Survey of Construction (SOC) shows that total sales of new single-family homes declined by 17% during the 2020—2024 period. Meanwhile, the median sales price of new single-family homes increased significantly, rising from $330,900 in 2020 to $420,300 in 2024. This steep rise in sales price has placed additional pressure on prospective home buyers, particularly those seeking homes in the lower-priced segments.
Between 2020 and 2024, the market for new single-family homes experienced significant shifts in the distribution of sales by price range. Most notably, there was a sharp decline in sales of lower-priced homes. Homes priced under $300,000 experienced a 65% decline in sales, while sales of homes priced between $300,000 and $399,999 fell by 10%. In contrast, higher-end segments saw substantial growth, with sales of homes priced between $800,000 and $999,999 more than doubling and those priced at $1,000,000 or more increasing by 85%.
The market share of lower-priced homes declined dramatically. In 2020, homes priced under $300,000 accounted for 40% of the total new single-family home sales, making them a dominant category. By 2024, this category had dropped to the third largest, overtaken by homes in the $300,000—$399,999 and $400,000—$499,999 ranges. Meanwhile, the share of higher-priced homes expanded, reflecting a broader shift toward more expensive construction and away from affordability.
Regional New Home Sales by Sales Price
The regional picture mirrors these national trends, though the magnitude and affected price category vary by geography. Between 2020 and 2024, all four regions—the Northeast, Midwest, South, and West—saw declines in new home sales. The West experienced the steepest drop at 28%, followed by the Midwest at 14%, the South at 13%, and the Northeast at 8%. The declines mainly reflect significant declines in lower-priced home sales.
In the Midwest and South, the declines in new home sales were limited to homes priced under $300,000. In the Northeast and West, where the regions tend to have higher median home prices, sales declines occurred in multiple price categories. The Northeast saw a broader decline in new homes sold under $600,000, while new home sales in the West reported declines in three price categories under $500,000.
Furthermore, all four regions also experienced a decline in the market share of lower-priced homes. In 2020, more than half of the new homes sold in the Midwest and South were priced under $300,000. By 2024, that share had plummeted to just 16% in the Midwest and 23% in the South. The Northeast and West also saw notable shifts, with the share of homes priced between $300,000 and $499,999 dropping sharply over the same period.
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The median price for a new single-family home sold in the first quarter of 2025 was $416,900, a mere $14,600 above the existing home sale price of $402,300, according to U.S. Census Bureau and National Association of Realtors data (not seasonally adjusted – NSA).
Typically, new homes carry a price premium over existing homes. However, the median existing home price exceeded the new home price in the second quarter of 2024 and again in the third quarter of 2024. The first quarter of 2025’s $14,600 price difference is considerably modest by historical standards. Just over two years ago in Q4 2022, the price gap hit a peak with new homes selling for $64,200 more than existing homes. The average difference over the last five years was $26,700, while the decade (2010-2019) prior saw a much wider gap of $66,000.
Both new and existing homes saw dramatic increases in prices post-pandemic due to higher construction costs and limited supply. While overall home prices remain elevated compared to historical norms, new home prices have moderated due to builder business decisions, but existing home prices continue to increase because of lean supply.
The median price for a new single-family home sold in the first quarter of 2025 decreased 2.32% from the previous year. New home prices have continued to experience year-over-year declines for eight consecutive quarters.
Meanwhile, the median price for existing single-family homes increased 3.38% from one year ago. Existing home prices have continued to experience year-over-year increases for seven consecutive quarters.
There are several factors as to why new and existing homes are selling at similar price points. Tight inventory continues to push up prices for existing homes, as many homeowners who secured low mortgage rates during the pandemic are hesitant to sell due to current high interest rates.
Meanwhile, new home pricing is more volatile – prices change due to the types and locations of homes being built. Despite various challenges facing the industry, home builders are adapting to affordability challenges by building on smaller lots, constructing smaller homes, and offering incentives. Additionally, there has been a shift in home building toward the South, associated with less expensive homes because of policy effects.
The least expensive region for homes in the first quarter was the Midwest, with a median price of $367,500 for new homes and $297,800 for existing homes. The South followed closely, with a median new home price of $376,000 and an existing home price of $361,800.
New homes were most expensive in the Northeast with a median price of $784,900, while the West sold at $522,100. However, for existing homes, the West led as the most expensive region at $626,000, followed by the Northeast at $482,700.
The new home price premium was most pronounced in the Northeast, where new homes sold for $302,200 more than existing homes. In contrast, the South saw little difference with a modest $14,200— similar to the national trend. Uniquely, this pattern reversed in the West, where existing homes were $103,900 more than new homes.
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Around 48% of the U.S. housing stocks dates back to the 1980s and earlier. The median age of owner-occupied homes has climbed to 41 years in 2023, up from 31 years in 2005 according to the latest data from the American Community Survey[1]. The U.S. owner-occupied housing stock has aged rapidly particularly, particularly since the Great Recession, as the residential construction continues to fall behind in delivering new homes.
Currently, new home construction faces headwinds such as rising material costs, persistent labor shortage and elevated interest rates. These challenges have contributed to an insufficient supply of new construction, making the nation’s owner-occupied housing stock significantly older over time. As a result, the aging housing stock signals a future growing remodeling market. Older structures require updates to add new amenities or need repairs or replacements of old components.
Moreover, the lock-in effect from historically low mortgage rates during the pandemic period has led many homeowners to stay put and renovate their existing homes to accommodate the growing needs of their families. Over the long run, the aging of the housing stock implies that remodeling may grow faster than new construction.
From 2020 to 2023, new construction added nearly 2.6 million owner-occupied homes, accounting for only 3% of total owner-occupied housing stock as of 2023. Relatively newer homes built between 2010 and 2019 took up around 9% of the stock, while those constructed between 2000 and 2009 made up 15%. In contrast, around 48% of the owner-occupied homes were built before 1980, including around 35% built before 1970.
Due to modest supply of housing construction, the share of relatively newer owner-occupied homes (those built within past 13 years) has declined greatly, from 18% in 2013 to only 12% in 2023. Meanwhile, the share of older homes that are at least 44 years old has increased significantly, rising from 39% in 2013 to 48% in 2023. This shift further reflects the ongoing aging of the U.S. housing stock, highlighting the growing importance of the remodeling sector to address the growing needs of homeowners nationwide.
[1] : Census Bureau did not release the standard 2020 1-year American Community Survey (ACS) due to the data collection disruptions experienced during the COVID-19 pandemic. The data quality issues for some topics remain in the experimental estimates of the 2020 data. To be cautious, the 2020 experimental data is not included in the analysis.
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Manufactured homes play a measurable role in the U.S. housing market by providing an affordable supply option for millions of households. According to the American Housing Survey (AHS), there are 7.2 million occupied manufactured homes in the U.S., representing 5.4% of total occupied housing and a source of affordable housing, in particular, for rural and lower income households.
Often thought of as synonymous to “mobile homes” or “trailers”, manufactured homes are a specific type of factory-built housing that adheres to the U.S. Department of Housing and Urban Development’s (HUD’s) Manufactured Home Construction and Safety Standards code. To qualify, a manufactured home must be a “movable dwelling, 8 feet or more wide and 40 feet or more long”, constructed on a permanent chassis.
The East South Central division (Alabama, Kentucky, Mississippi and Tennessee) have the highest concentration of manufactured homes, representing 9.3% of total occupied housing. The Mountain region follows with 8.5%, while the South Atlantic region holds 7.7%.
The 1990s saw a surge in manufactured home shipments, peaking in 1998. During this period, manufactured homes constituted 17% to 24% of new single-family homes. However, shipments declined in the early 2000s, coinciding with a rapid increase in site-built housing construction leading up to the 2008 housing crisis. Since then, manufactured homes have stabilized at around 9% to 10% of new housing.
Characteristics of the 2023 Manufactured Home Stock
Given that most manufactured homes were produced in the 1990s, a significant portion of the existing manufactured home stock — approximately 72.2% — was built before 2000. Consequently, 7.7% of these homes are classified as inadequate compared to 5% of all homes nationwide. About 2% are considered severely inadequate and exhibit “major deficiencies, such as exposed wiring, lack of electricity, missing hot or cold running water, or the absence of heating or cooling systems”. However, with proper maintenance, manufactured homes can be as durable as site-built homes.
Currently, 57% of the occupied manufactured homes stock are single-section units, while 43% are multi-sections, according to the AHS. Single-section homes are manufactured homes that can be transported from factory to placement in a single piece while multi-sections are transported in multiple pieces and are joined on site. However, data from the Census show that newer shipments indicate a shift toward multi-section homes.
Most single-section homes are less than 1,000 square feet and contain five total rooms in the house — typically two bedrooms and three bathrooms. In contrast, multi-section homes usually range from 1,000 to 2,000 square feet and have six rooms, comprising three bedrooms and three bathrooms.
Demographics of Manufactured Homes Residents
Manufactured homes serve as a crucial housing option, particularly for those living in rural or non-metro areas. AHS data highlight a stark contrast between the locations of single-family and manufactured home residents. While most manufactured home residents (53%) live in rural areas, single-family residents are mostly concentrated (67%) in urbanized areas — defined as territories with a population of 50,000 or more. In comparison, only 33% of manufactured home residents reside in urbanized areas. Residents of both manufactured and single-family homes are less common in urban clusters — areas with populations between 2,500 and 50,000 — comprising just 13% and 9%, respectively.
The median age of a manufactured home householder is 55, the same as single-family householders. However, most manufactured home householders (37.8%) have an education attainment level of high school completion compared to single-family householders whose largest group (24.8%) have completed a bachelor’s degree.
Income disparities are also significant. The median household income for manufactured home residents is $40,000, far below the $85,000 median income for single-family householders. The gap widens among homeowners, with manufactured homeowners earning a median of $41,500 versus $93,000 for single-family homeowners.
Household CharacteristicManufactured Homes HouseholdSingle-Family HouseholdAge (Median)5555Majority Education Attainment LevelHigh school or equivalency (37.8%)Bachelor’s degree (24.8%)Annual Household Income (Median)$40,000$85,000Annual Household Income of Homeowners (Median)$41,500$93,000Sources: 2023 American Housing Survey (AHS) and NAHB analysis.
Cost of Buying and Owning Manufactured Homes
One of the key advantages of manufactured homes is affordability. The average cost per square foot for a new manufactured home in 2023 was $86.62, compared to $165.94 for a site-built home (excluding land costs) — a difference of $79.32 per square foot. This difference in cost has only grown over the decade from $51.84 per square foot in 2014. For a 1,500-square-foot home, this translates to a savings of approximately $118,980, and this savings has grown despite the average cost of manufactured homes increasing at a higher growth rate of 7.4% CAGR versus 6.1% CAGR for new single-family homes.
Owning a manufactured home is also more affordable in total housing cost, which includes mortgage payments, insurance, taxes, utilities and lot rent. According to the AHS, owners of a single-section manufactured home have a median total monthly housing cost of $563, while the cost for a multi-section home is $805. In contrast, the median monthly cost of owning a single-family home is $1,410.
Despite the lower costs associated with manufactured homes, affordability remains a challenge for many owners. Among single-section manufactured homeowners, 36.6% are considered cost-burdened, meaning they spend 30% or more of their income on housing. This is slightly higher than the 28.4% of multi-section manufactured homeowners and the 27.6% of single-family homeowners facing similar financial strain. This disparity underscores the reality that even though manufactured homes are a more affordable option, lower-income households are still disproportionately burdened by housing costs.
Manufactured Home Pricing
Data on manufactured home appreciation is limited. However, the Federal Housing Finance Agency (FHFA) publishes a quarterly house price index for manufactured homes. Comparing the indices for manufactured and site-built homes, manufactured homes have closely followed the appreciation trends of their site-built counterparts. Between the first quarter of 2000 and the last quarter of 2024, the index value for manufactured homes increased by a cumulative 203.7%, slightly surpassing the 200.2% increase for site-built homes. This indicates that the manufactured home markets face much of the same demand opportunities and supply challenges of the broader housing market.
It is important to note that this data reflects only manufactured homes financed through conventional mortgages as real property, acquired by Fannie Mae and Freddie Mac (the Enterprises). In contrast, the majority of new manufactured homes are titled as personal property, which is not eligible for conventional mortgage financing because the Enterprises do not acquire chattel loans. Nonetheless, it is common for manufactured homes to be placed on private land even though the unit is under a personal property title — a title that applies to movable assets, such as vehicles, tools or equipment, and furniture, whereas a real estate property title includes land and any structures permanently attached to it.
Despite this distinction, there has been a steady increase in the share of manufactured homes titled as real estate. Since 2014, the percentage of real estate-titled manufactured homes has grown from 13% to 20% in 2023, indicating a positive trend toward greater financial recognition and stability for these homes.
Zoning Restrictions and the Future of Manufactured Homes
Manufactured homes provide a cost-effective housing solution, particularly in rural areas where the transportation and material costs for site-built homes can be significantly higher. However, restrictive zoning laws often limit their placement in urban areas. Regulations such as bans on manufactured home communities and large lot size requirements can substantially increase costs, making it difficult to establish manufactured housing in cities. Reducing these zoning barriers could not only expand affordable housing options in high-cost urban areas but also improve access to essential services such as healthcare and economic opportunities for lower-income communities.
A successful example of zoning reform comes from Jackson, Mississippi, where city officials partnered with the Mississippi Manufactured Housing Association (MMHA) to launch a pilot program highlighting the potential of prefabricated and manufactured homes as affordable housing solutions. As part of the initiative, the city revised its zoning regulations to distinguish manufactured and modular housing from pre-1976 “mobile homes,” which had long been banned. Previously, manufactured homes were classified under the same category, restricting their placement. The new ordinance now permits manufactured housing within city limits, albeit with a discretionary use permit, paving the way for greater affordability and accessibility in urban housing.
Conclusion
Manufactured homes make up only 5% of the total housing stock but provide an alternative form of housing that meets the needs of various households, particularly in rural areas. Although they offer a lower-cost option compared with site-built homes, factors such as an aging housing stock, financing limitations and zoning restrictions could influence their accessibility and long-term viability.
Trends such as the increasing prevalence of multi-section homes and a growing share of units titled as real estate suggest a gradual shift in consumer preferences toward housing options that more closely resemble site-built homes in size, functionality and financing. As housing affordability remains a key concern, manufactured homes continue to play a role as an affordable supply in the broader housing landscape, and expanding their use through education, innovation and zoning reform could improve access to cost-effective housing.
Footnotes:
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2. Open-Plan Home in Montana
The owners of this spectacular house has been visiting this area for decades and wanted to create a place to draw the generations of their family together, so they asked Pearson Design Group to create the home of their dreams.
A clever open-plan layout is key to maximizing the breathtaking lake views. As shown here, the kitchen is open to a living area with an oversized picture window facing directly out across the water. A deep recess around the window creates a generous window seat for lake gazing.
Just visible in this photo is an adjoining dining room that also has floor-to-ceiling windows to allow the views to take center stage.
Large windows also wrap around a corner of the main bedroom, providing beautiful panoramic views for the homeowners to wake up to, while a guesthouse benefits from both a balcony and a roof terrace from which to enjoy spectacular sunset views.
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In 2023, nearly 6.45 million homes, around 5% of U.S housing stock, were classified as inadequate according to the American Housing Survey (AHS). Of these, 1.65 million homes were classified as severely inadequate, showing significant concerns over housing quality. While this reveals ongoing issues in nation’s housing conditions, it signals probable market growth for remodeling and home improvements in the year ahead.
The U.S. Department of Housing and Urban Development (HUD) defines physical adequacy based on whether a home meets the basic standard of “a decent home and a suitable living environment”. Homes are severely inadequate if they exhibit major deficiencies, such as exposed wiring, lack of electricity, missing hot or cold running water, or the absence of heating or cooling systems. Additionally, homes with at least five significant structural problems such as water leaks, large open cracks or holes in the floor also belong to this category. Moderately inadequate homes have three or four significant structural issues, or have problems such as incomplete kitchen facilities, lack of vented heating equipment, or prolonged toilet breakdowns.
Housing inadequacy has remained a persistent issue over the past decade, shown in Figure 1. In 2023, around 6.5 million households lived in moderately or severely inadequate housing. While the total number of inadequate homes declined slightly from 6.9 million in 2015 to 6.0 million in 2019, it rebounded to 6.7 million in 2021 and remained elevated in 2023. The majority, around 4.8 million, of inadequate homes were moderately inadequate, while 1.65 million households lived in severely inadequate conditions in 2023.
The share of inadequate homes varies significantly by the age of the home (Figure 2). Older homes have higher rates of inadequacy. Homes built before 1940 have the highest inadequacy rate at 9%, followed by those built between 1940 and 1959 at 7%. While housing units from 1960 to 1979 show a moderate inadequacy rate of 5%, they account for the largest number of inadequate homes, with 1.2 million classified as moderately inadequate and 465,000 as severely inadequate in 2023. In contrast, newer homes (1980-Present) have lower inadequacy rates with the share steadily declining from 4% for homes built between 1980 and 1999 to 3% for those constructed from 2000 to the present.
Geographically, inadequate housing is most concentrated in smaller metro areas. Around 50.4% of moderately inadequate homes (2.4 million units) and 43.6% of severely inadequate homes (720,000 units) are in these areas in 2023. This trend is likely driven by aging housing stock and lower household income compared to major metro areas. However, major metro areas still have a substantial share of inadequate homes, with 29.7% of moderately inadequate (1.4 million) and 38.2% of severely inadequate units (631,000). Non-metro areas have the lowest total numbers, (953,000 moderately inadequate and 720,000 severely inadequate homes), though challenges persist.
In 2023, around 6.45 million households lived in inadequate housing, with more renters (3.5 million) than owners (2.8 million). Housing cost burdens varied greatly among these two groups: Among those households in inadequate homes, 1.9 million owners spent less than 30% of their income on housing, compared to 1.6 million renters. It suggests that many homeowners living in inadequate housing may indeed have the financial capacity to improve their housing conditions if they choose to do so. In contrast, renters in inadequate housing face greater financial constraints, with 1.1 million spending more than 50% of their income on housing, more than double the 480,000 cost-burdened owners. This disparity highlights the challenges renters are facing, including limited affordable housing options and a lack of control over property conditions.
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With its white villas, bougainvillea and pine-planted valleys overlooking the Mediterranean sea, the La Corniche Boulevard in Marseilles, France, is a dream location. When a family of four found this two-story 1930s building for sale, they jumped at the chance to own it.
They hired interior designer Chrystel Laporte of Un jour d’avril and landscape architect Élodie Wehrlen of Côté Outdoor to help them turn it into their dream home. Designer Laporte began the design process by listening closely to the owners’ desires and collecting inspirational photos to reflected their wishes. “These mood boards help me tailor the feel of the rooms throughout the project,” she says.
“I also paid attention to the home and looked at its plan in 2D. I always worked from the existing space and examined its lines of sight to create a surprise,” she says. As a former graphic artist, she’s always attuned to the best framing, as illustrated here with this tantalizing slice of sparkling Mediterranean sea on display in the main bedroom, which was previously a bathroom.