The Source - 2026 - Michael J. Franco

ISSUE 01 / 2026

THE SOURCE

THE LEGACY PORTFOLIO

Michael J. Franco A Curated View of New York Real Estate

Feature Callout Connection Over Commission

A NOTE ON LEGACY & LASTING VALUE

Dear Valued Clients,

Every year, New York reveals itself in new ways—quietly, boldly, unexpectedly. That constant evolution is part of what makes this city endlessly inspiring, and why helping you navigate its real estate landscape continues to be one of the great privileges of my career. What I treasure most about this work isn’t a closing or a record-setting sale; it’s the relationships built along the way. The conversations at kitchen tables. The trust extended in pivotal moments. The opportunity to help you make decisions that shape your life, your family, your future. That connection is what matters most, and it is the foundation on which my team and I have always built our service. Thank you for allowing us to guide you with care, candor, and deep market expertise. With more than 25 years in New York City real estate, including seven as an attorney advising high-net-worth clients in real estate and tax matters, my approach remains rooted in both strategic insight and a meticulous attention to detail. After more than $1.5 billion in closed transactions, one thing has never changed: every client, every home, and every deal deserves nothing less than exceptional attention. We are fortunate to work across the full spectrum of New York’s architecture and neighborhoods from rarely offered off-market properties to iconic residences with rich histories and striking design. These opportunities are made possible by a trusted network of attorneys, architects, designers, lenders, and advisors who share our commitment to excellence and discretion. Whether you are searching for a new home, exploring an investment, or simply seeking perspective in a shifting market, my team and I are here steadfast, informed, and always ready to support you with honesty and intention. Your goals will always be our guide. Thank you again for your continued confidence. It means more than you know. I look forward to being part of your next chapter in this extraordinary city.

The Douglas Realty Group 561 Broadway, Residence 8A On The Market | Asking $5,250,000

NOTABLE RECENT SALES

305 EAST 85TH STREET, #PHC

Legacy is often defined by trust and precision. At 305 East 85th Street, our expertise facilitated a sophisticated double-transaction that exemplified client connection: not only did we represent the purchaser in securing Penthouse C, but we immediately followed by repping the sale of their former residence, 19C, back-to-back. This seamless, in-building transition showcases our ability to manage complex real estate portfolios and underscores the profound confidence our clients place in our strategic counsel.

$8,875,000 | 6 BD | 6 BA

15 WEST 81ST STREET, #12/13C

300 CENTRAL PARK WEST, #18/19D

$6,937,500 | 3 BD | 5 BA

$13,000,000 | 6 BD | 10 BA

Located on one of Manhattan’s most coveted and historically preserved blocks, 15 West 81st Street is a distinguished, well- established white-glove cooperative celebrated for its legacy of stellar service and gracious residential atmosphere. Positioned just off Central Park West and directly across from the Museum of Natural History, this iconic address offers residents immediate connection to the cultural heart of the Upper West Side and the enduring green space of Central Park.

Celebrating the best of luxury living, this duplex residence features glorious light, stunning panoramic views of the park, water, and skyline, and elegant prewar details like herringbone floors and high ceilings, complemented by modern amenities like central AC. Located at the prestigious El Dorado, this iconic property offers spectacular outdoor space and is served by an unparalleled white-glove staff, with alternate floor plans available to realize your vision.

37 WEST 12TH, #PHC

252 SEVENTH AVENUE, #9X

$7,345,000 | 4 BD | 4 BA

$5,550,000 | 4 BD | 4 BA

Built in 1962 by celebrated architects, The Butterfield House remains one of the most significant and recognizable landmark co-ops on the Greenwich Village Gold Coast, representing an enduring legacy of sophisticated downtown living. This iconic building fosters a connected community experience through its architecturally significant garden and collaborative spaces, all supported by an outstanding white-glove staff, including a full-time doorman and resident manager.

Situated at the heart of Chelsea, the Mercantile at 252 Seventh Avenue anchors the neighborhood’s modern legacy as a full-service, white-glove Condominium featuring a stunning new lobby and robust financial health. This vibrant community offers residents an unparalleled quality of life, fostering connection through a 10,000 square foot landscaped roof deck—a shared urban oasis—alongside dedicated services including a 24-hour doorman, concierge, and on-site conveniences like Whole Foods.

246 EAST 49TH STREET, TOWNHOUSE

Some homes carry a legacy that transcends architecture; they hold history. The sale of the 246 East 49th Street Townhouse secured a unique piece of New York’s cultural heritage: the former long-time residence of legendary composer Stephen Sondheim. As featured in multiple publications like Architectural Digest (italicize), this transaction represents more than a luxury sale. It is the careful stewardship of a landmark that fostered brilliant artistic creation, connecting the new owner to the enduring creative spirit of Turtle Bay.

$7,000,000 | 7 BD | 4 BA

GH: We had a deal involving a high net worth buyer which became unnecessarily complicated by an attorney from a large law firm that had very little experience in the nuances of NYC Co-ops, ultimately killing the deal. Luckily, we were able to pivot to another property and leverage our teams experience selling in this particular building, collaborate with a skilled and trusted NYC real estate attorney as well as with the Compass brokers who had the exclusive listing to successfully close the deal for our buyers who are extremely happy in their new NYC pied a terre apartment. Q: When tackling a highly competitive market, how does leveraging Compass tools like the Network Tool or Collections translate into a tangible competitive advantage for your sellers? (Focus on the lifestyle aspect). MR: Certainly, the Collections help with quickly getting properties to buyers which helps the sellers. It also makes a cohesive curated group of listings the buyer can go back to and the listings update in the Collection when anything changes (price, sold, contract etc..). Running all day and working mostly from my phone the app makes it so easy to get listings to my buyer in real time. The current and modern marketing and digital advertising helps get our sellers’ properties out to the market place in various ways. Insights is an amazing tool that tracks the traffic of the listing which we can share with our sellers - it’s a great tool! GH: When I have a listing, I’ll set up a collection for my sellers of comparable listings in the building and neighborhood. This is an excellent way for them to keep up to date, in real time, on the market activity and how their listing is competing in the market. Q: Looking ahead to the next five years, what major trend do you believe will most dramatically change how high-net-worth clients buy and sell property? MR: I think high net worth clients will always go to an agent who is knowledgeable about the market and the inventory. Knowledge is always key in any business. You need to know the market, what is happening with various properties; for example, with new construction, what is being offered to a buyer and the new projects that are on the horizon. I also think that private listings or off market will continue to be impactful with both buyers and sellers. I have found many high network clients like the idea of having their property being marketed discreetly and I have found high network clients appreciate having an opportunity to be offered a property that is off market. GH: I think with the massive transfer of wealth happening with high-net-worth clients, purchasing in structures that will protect their privacy as well as allow them the flexibility to purchase for their families in tax advantageous ways will drive them to certain types of properties (new development, condos, townshouses).

CONNECTION OVER COMMISSION The Philosophy Setting the Michael J. Franco Team Apart

Q: What initially drew you into the world of real estate, and how has that initial motivation shaped your approach to client service today? MR: I was initially drawn to real estate through my grandmother who owned many rental properties. I saw her love for the industry and her approach to her tenants and staff. She was always kind, thoughtful and fair to their needs, hence her business thrived. I feel that I learned to appreciate my clients’ needs and learned to address their specific needs through the interactions I saw with my grandmother and her clientele. GH: After a career in Finance and Accounting, I was looking to transition to a more fulfilling career in which I would feel empowered and where I could invest my skill set in clients with a clear goal to work towards - not just spreadsheets and reports. I was always interested in architecture and interior design and loved working with people - and Real Estate seemed like the perfect fit and most natural path for me. Q: In an industry often focused on transactions, what philosophy or core value guides the long-term relationships you build with your clients? MR: I believe you must have your clients’ needs first and foremost. Constant communication and follow up is key. Return emails and phone calls in a timely manner. Your clients always come first - it is a service business where excellent service is key. GH: The main core value that guides my relationship with my clients is honest and open communication throughout the entire process - which ultimately builds trust and promotes a strong comfort level during an often stressful time for our clients. If your clients trust you and you make them feel good, everything else will fall into place.

Q: We often hear about the ‘Compass difference.’ How does being powered by the Compass platform—beyond just the technology—truly elevate your day-to-day business operations and client delivery? MR: Aside from the fabulous technology Compass offers, Compass also offers sleek, current and modern marketing. Additionally, we have offices all over the country with top agents so referring clients that want to buy or sell in various cities is easy with the ecosystem Compass has in place. I know if I refer a client to another Compass agent in another market they will be well taken care of. This helps streamline my referral business. GH: Obvioulsy the technology is amazing but the tools that Compass provides as part of that technology makes it very easy to work “on the go.” And to have access to the marketing center with seemingly limitless assets for social media and newsletter marketing is a priceless tool as an agent. Q: Can you share one recent success story or complex deal that truly highlighted the benefit of your team’s collaborative process? MR: Wow! There have been a few. Most recently, we had a transaction on WEA. What seemingly should have been a fast and seamless transition took time - we had an anxious seller and a property that was not moving quickly. We worked as a team to communicate constantly with the client, continuously showed the property (we never say no to a showing, unlike other agents we have come across), set the client up with a fabulous closing attorney we recommended and our team lead spearheaded the negotiations. We closed the transaction with a client that was thrilled (emailing us glowing feedback) and as a team we really worked together to close, what should have been an easier transaction, a sale that proved many challenges along the way.

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A Sense of Place

An interiors photographer reveals how restraint, light, and mood can turn a house into something unforgettable.

The Collector’s Calendar

From Mexico City to Milan, discover the fairs and festivals that shape taste, build collections, and define the year ahead.

INTERIORS

ART

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Quiet Luxury, Rewritten

Bespoke tailoring, private perfumeries, discreet clubs, and concierge living: a closer look at the subtle codes shaping modern indulgence.

Strength in Motion

On Charleston’s cobblestone streets, movement and mindfulness converge in a rhythm-driven studio shaping both body and community.

CATEGORY

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WHAT MAKES A HOME TRULY PHOTO- WORTHY?

PHOTOGRAPHER LACEY LAND SHARES HER EYE FOR EDITORIAL INTERIORS

PHOTOGRAPHY BY LACEY LAND THIS IMAGE: TEXTILES BY JAIPUR LIVING

“A TRULY EDITORIAL- WORTHY HOME HAS ITS OWN PERSPECTIVE, AND WHILE IT MAY NOT BE FOR EVERYONE, IN SOME WAY IT’S WORTH TALKING ABOUT AND SHARING.”

DESIGN BY SAPHRIN COLLECTIVE

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With a discerning eye and a reverence for restraint, the best photographers show homes not just as they appear—but as they live, breathe, and feel. Lacey Land has defined her career by doing exactly that. A sought-after interiors photographer whose portfolio spans high-rise escapes and sky-high city apartments to secluded countryside retreats, Land’s images have the rare quality of feeling both editorial and intimate. Her gift lies in capturing the intangible: the mood of a space, the rhythm of its design, and the life unfolding just beyond the frame. “A space becomes instantly memorable to me when it balances architectural beauty with a sense of soul,” she explains. “I’m most drawn to homes that feel personal, where you can sense the people who live there through the art on the walls, the collected treasures, and the thoughtful mix of objects that tell a story.” Land’s talent and taste have made her a trusted collaborator for top designers and tastemakers, but what sets her apart isn’t simply technical skill, it’s her ability to capture the unspoken. Her images invite the viewer to feel a space, not just admire it. “Maybe it’s because, to me, the most compelling spaces are the ones that tell a story without anyone having to explain it,” she continues. “You walk in and immediately understand something about the people who live there, what they love, where they’ve been, what matters to them.” For those investing in high-end residential properties—whether to live in or list—Land offers a unique perspective. While the luxury market tends to focus on square footage and finishes, she’s interested in cohesion, texture, and mood. A truly refined home, she believes, doesn’t need to announce itself. Its power lies in its restraint. “The most memorable homes tend to use beautiful materials in a simple, confident way,” she says. “Nothing feels overdone, but everything feels considered.” It’s this quiet confidence that defines the homes Land photographs again and again: not the loudest spaces, but the most articulate. The ones where every detail belongs and nothing tries too hard. She brings the same level of consideration to her photography process. When preparing for a shoot, Land begins with a scout. She studies how the light moves through the home and takes cues from the natural architecture. “The mood of a space can shift dramatically between a bright, sunny day and an overcast one,” she notes. “Weather can be your greatest ally or your biggest obstacle, depending on how you work with it.” “Natural light is at the heart of how I approach photographing a space,” she adds. “It sets the mood, shapes how we experience a room, and ultimately defines how a photograph feels.” Though she often incorporates artificial lighting into her shoots, Land uses it with subtlety and purpose. “The goal is for the light to support the architecture, not distract from it.”

Even with technical expertise and advanced equipment, Land insists that styling plays an essential role in how a home is perceived. She encourages homeowners to begin by identifying what gives the space its unique character—then designing around that. “Start by thinking about what matters most in your space—what gives it character, function, or feeling. Is it the architecture? A unique detail? The way light moves through the room? Identifying that anchor helps guide everything else.” For luxury homeowners interested in making their space feel not just finished, but meaningful, her advice is surprisingly simple: invest in fewer, better things. “When it comes to styling, less is usually more,” she says. “Avoid adding things just to fill gaps. Instead, consider using one-of-a- kind pieces or personal objects—something vintage, handmade, or collected. These are the kinds of details that add depth and personality, and they photograph beautifully because they tell a story.” For Land, a room’s emotional impact is shaped as much by what’s left out as what’s included. “Sometimes it’s more about what you leave out than what you include,” she notes. “Negative space, implied context, and restraint can say just as much as the room itself.” This sense of discernment extends to her take on what separates a “nice” home from one that earns a magazine cover. “Editorial-worthy homes need layers, even if minimally done,” she explains. “There’s a common thread throughout the home whether the materials were thoughtfully chosen and consistent throughout, the color palette is unique and inviting, or the furniture, accessories and art feel personal and storied.” That said, she encourages homeowners to bring uniqueness and authenticity to design, and to embrace a more fearless approach. “A truly editorial- worthy home has its own perspective, and while it may not be for everyone, in some way it’s worth talking about and sharing,” Land advises. This preference reflects her own taste, too. When not on set, Land gravitates toward spaces that are textural, tonal, and grounded in natural materials. “I love earthy color palettes, natural textures, and materials that age beautifully,” she

RUGS BY DISTRICT LOOM

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DESIGN BY SAPHRIN COLLECTIVE

DESIGN BY ERIN SANDER DESIGN

says. “Organic elements, storied pieces, and a bit of quirk—like unexpected art or a sculptural accessory—tend to pull me in.” As her career continues to evolve, Land finds herself increasingly drawn to more personal projects—specifically, the design of her own home. “I want to put more creative energy into my own home,” she shares. After moving in a year ago, Land hasn’t been able to dedicate enough time to designing her space in a way that both honors the architectural bones and reflects her personal style. The idea of photographing her own space, after years of capturing those belonging to others, feels like a natural progression. “I’d love to create a space that inspires me as much as the homes I photograph, a home that’s warm, welcoming, and personal. A place that reflects who we are as a family and evolves with us.” For Land, it is less about perfection and more about perspective. What makes a home photo-worthy isn’t extravagance or trend; it’s clarity, emotion, and the unmistakable feeling that the space really belongs to someone.

THE SOURCE ISSUE 02 OJAI, CALIFORNIA

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THE WELL-TRAVELED COLLECTOR: 10 ART & DESIGN FAIRS WORTH TRAVELING FOR IN 2026 A CALENDAR OF CULTURAL INDULGENCE, CREATIVE DISCOVERY, AND SAVVY ACQUISITION FROM MEXICO CITY TO MILAN

For the modern collector, the calendar is as much a canvas as any gallery wall. Art and design fairs have become rituals of rhythm and place, drawing a global community to cities that pulse with energy, innovation, and rare beauty. In 2026, the circuit offers a particularly compelling itinerary for aesthetes, investors, and creatives alike. Whether you’re furnishing a new architectural gem, building a private collection, or simply seeking inspiration in beautifully

curated environments, the events below are essential touchpoints. Each one offers access—not just to the work on view, but to the culture, conversation, and quiet power of presence. From collectible furniture in Milan to contemporary canvases in Tokyo, here are ten events worth circling now and a collector’s guide to navigating them like an insider.

Feria Material – Mexico City

February 6–9, 2026

Fresh, fast-rising, and joyfully unconventional, Feria Material has

emerged as Latin America’s most exciting contemporary fair. Set against the creative backdrop of Mexico City Art Week, it’s a place for discovering artists before the rest of the world catches on. What to expect: Innovative, often experimental work from emerging voices, many of whom are underrepresented by traditional galleries While you’re there: Stay in Roma Norte and explore a wave of art-forward properties reshaping the city’s luxury real estate scene.

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Regen Projects, Frieze Los Angeles 2025

Frieze Los Angeles – Santa Monica Airport

February 13–16, 2026

Frieze LA brings art-world gravitas to the relaxed, cinematic glow of the West Coast. Housed in an airy space at the Santa Monica Airport, it balances blue-chip confidence with curated cool. What to expect: Contemporary powerhouses, a strong showing of West Coast galleries, and Hollywood collectors making quiet (or not-so-quiet) acquisitions. While you’re there: Consider a self-guided tour of Case Study Houses or, if you’re looking for something more permanent, schedule a few private showings in the Hollywood Hills.

Salone del Mobile & Milan Design Week – Italy

April 14–19, 2026

Milan Design Week is less an event than a citywide transformation—an immersive, electrifying celebration of design that turns the city into a living, breathing museum. From the main halls of Salone del Mobile to large-scale installations throughout the city, this is where the global design world comes to launch new work, set trends, and connect. What to expect: New collections from heritage houses, limited-edition design, and immersive installations redefining luxury interiors. While you’re there: Visit Fondazione Prada, sip negronis at Bar Basso, and spend a golden hour strolling the Navigli canal district.

SOLAR LIGHT SUNNE MARJAN VAN AUBEL ©MARJAN

TEFAF Maastricht – Netherlands

March 7–16, 2026

If contemporary art is a conversation, TEFAF is a whisper of legacy. Known for museum-quality offerings across fine art, jewelry, and antiques, this is where connoisseurs come to acquire with authority. What to expect: Old Masters, rare objets, and serious collectors. Each piece is vetted by a panel of experts. While you’re there: Enjoy an intimate classical concert at Theater aan het Vrijthof and dine on seasonal tasting menus at Château Neercanne.

FLOWER WALL JITSKE NAP COURTESY OF TEFAF

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Frieze New York – The Shed at Hudson Yards

May 1–4, 2026

Compact, curated, and designed with collectors in mind, Frieze New York offers a tightly edited look at the U.S. art market’s most compelling voices. What to expect: A mix of established and mid-career artists, beautifully staged booths, and easy access to New York’s gallery scene. While you’re there: Book a chef’s counter tasting at Atomix, catch a show at The Public Theater, and see what’s on view at the Whitney.

PHOTO BY CASEY KELBAUGH COURTESY OF FRIEZE AND CKA

Venice Biennale – Italy

May 9–November 22, 2026

Held every other year, the Biennale is a sprawling, poetic examination of contemporary culture—set across Venice’s gardens, palaces, and pavilions. What to expect: Nation-led exhibitions, bold curatorial statements, and the kind of big-picture perspective that shapes the art world for years to come. While you’re there: Charter a private boat for gallery-hopping by water. Many collectors also rent Venetian palazzos as temporary viewing salons.

Art Basel – Basel, Switzerland

June 11–14, 2026

There is no fair quite like Basel. It’s the global summit of the contemporary art world—where the best work, the biggest names, and the sharpest collectors all converge. What to expect: Iconic modern works, boundary-pushing contemporary pieces, and record-setting sales. While you’re there: Basel is also a nexus of private banking, art advisory, and family office services, many of which host invitation-only events during the fair.

KLAUDIA SCHIFFERL COURTESY OF ART BASEL

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Design Miami/Basel – Switzerland

June 11–16, 2026

Running alongside Art Basel, Design Miami/Basel is a feast of form and function. Expect museum-worthy furnishings, radical design concepts, and sculptural work that transforms space. What to expect: Collectible design across disciplines. Think Jean Royère, Charlotte Perriand, and next-generation talents reshaping the design canon. While you’re there: This is an ideal setting to find unique pieces across varied aesthetics and to connect with galleries offering global white-glove shipping.

A relatively new addition to the calendar, Tokyo Gendai is fast becoming Asia’s most influential art fair, offering Western collectors a gateway to the region’s nuanced and vibrant market.

Tokyo Gendai – Japan

What to expect: Japanese galleries, global heavyweights, and a thoughtful balance between traditional craft and avant-garde expression.

July 3–6, 2026

While you’re there: Wander the Nezu Museum gardens, book an omakase dinner at Sushi Saito, and explore the contemporary fashion boutiques in Aoyama.

A KASSEN, BRONZE POUR, 2025, BRONZE, MULTIPLE DIMENSIONS, COURTESY OF A KASSEN AND EACH MODERN

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Art Basel Miami Beach – Florida

December 4–7, 2026

Art Basel Miami Beach closes the year with its signature blend of serious collecting and warm- weather indulgence. For many, it’s the social high point of the art calendar. What to expect: Big energy, Latin American voices, and dozens of satellite fairs including NADA and Untitled. While you’re there: Visit The Bass or Rubell Museum, enjoy a sunset dinner at Mandolin Aegean Bistro, and unwind poolside at The Surf Club.

TINA KIM GALLERY COURTESY OF ART BASEL

INSIDE THE VAULT: THE QUIET RISE OF PERSONAL LUXURY

WORDS BY KAYLEIGH BUTLER

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THE NEW CODE OF LUXURY The townhouse is unmarked. No sign, no buzzer, just a soft click as the door opens from within. Upstairs, a tailor awaits– not just with fabric swatches, but with your measurements, your preferences, and the memory of the last conversation you had over an espresso six months ago. There’s no sales pitch. No rush. The experience has been designed just for you. This is what luxury looks like now. In a world where designer labels are increasingly accessible and trends are algorithmically driven, the truly discerning are seeking something else entirely: privacy, intimacy, and individuality. For them, luxury isn’t about being seen, it’s about being known. It’s no longer defined by what you buy, but instead by what has been made exclusively for you. From made-to-measure ateliers and custom fragrance labs to invitation-only clubs and jewelers who work by referral only, a new kind of luxury experience has emerged. The new luxury is quieter, more personal, and often hidden in plain sight. These services aren’t marketed to the masses. In fact, they’re rarely marketed at all. They exist in “the vault,” a cultural and emotional space reserved for those who value nuance over noise, and quality over quantity. In this article, we explore the rise of bespoke and custom experiences–from fashion and perfumeries to private clubs and concierge-level lifestyle offerings–and why personalization has become the ultimate status symbol. This is not a list of things to buy, but a look at the values shaping modern indulgence.

Welcome inside.

THE AGE OF PERSONALIZATION: WHY CUSTOM MATTERS MORE THAN EVER Coded, nuanced, and historically tied to ownership, luxury has always been a language of distinction. But today, that code is being rewritten. In an age of mass access and mass production, where status symbols can be ordered online and trends are algorithmically predicted, luxury’s greatest currency has become something far less visible: the personal. Custom is no longer niche, it’s foundational to how modern luxury is defined. For a growing number of consumers, especially those at the top of the market, true indulgence isn’t found in the object alone, but in the process. It’s in

the appointment-only fitting, the hours spent developing a signature scent, the knowledge that a piece of jewelry was designed around a moment only you remember. This shift reflects a larger cultural undercurrent. We’re living in a time of over-saturation, from content, to product, and even information. The result? A growing appetite for intentionality. Personalization offers relief from the noise. It provides clarity, control, and a kind of emotional resonance that can’t be bought off the rack. For Millennial and Gen X consumers, many of whom came of age during the boom of fast fashion and influencer-driven trends, luxury is no longer about broadcasting wealth. It’s about curating identity. A bespoke suit or fragrance becomes a quiet signal of discernment, not just spending power. It’s a conversation with the self, rather than a performance for others. The world may be moving faster than ever, but personal luxury reminds us that the most precious things can’t be rushed—and often, can’t be shared.

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These spaces offer highly tailored programming: custom wellness regimens, chef-driven dining experiences, private trunk shows, gallery previews, and curated travel opportunities. Many function like an IRL concierge service, anticipating members’ needs before they’re voiced. And yet, the true appeal of these clubs isn’t in the perks. It’s in the psychological promise they offer: the sense that you are part of something rare. That you’ve been invited inside not just because of what you do, but because of who you are. In a hyper-connected world, privacy has become one of the last true luxuries. These clubs don’t just provide access—they protect it. And for those who value refinement over recognition, that kind of invisible luxury is worth far more than any velvet rope. The Bespoke Atelier: Dressing with Intention Step into a private tailoring salon–perhaps on Madison Avenue, perhaps tucked behind a discreet façade in Milan–and the experience feels more like an intimate conversation than a transaction. A tailor or designer greets you by name. Swatches are selected not only for the season, but for how you move, what you do, and where you’re going next. Every detail is considered, down to the monogram placement inside the jacket or the roll of a collar against the neck. In the world of custom fashion, the garment is only one part of the offering. Time, attention, and memory are just as integral to the process. Brands like Brunello Cucinelli, Dior, and Ralph Lauren Purple Label have cultivated bespoke programs that emphasize precision and restraint over trend. In these spaces, fashion returns to something elemental: a practice rooted in craftsmanship, not commerce. What distinguishes the modern bespoke experience is how closely it aligns with personal identity. A suit isn’t chosen from a rack but rather built around posture, personality, and preference. For those who travel often or spend their lives in motion, tailoring becomes a quiet form of self-regulation, and a wardrobe is designed to keep pace without needing reinvention. Even casualwear has begun to shift. Clients request specific sleeve lengths for sweaters, hand-cut linings in coats, or bespoke denim with hidden embroidery meaningful only to them. The goal isn’t eccentricity, but precision. A kind of personal correctness. There’s also the element of trust. Many bespoke clients return to the same tailor or house for decades. It’s a relationship built on familiarity, shared reference points, and a sense of continuity in a world that constantly accelerates. Over time, the atelier becomes a kind of archive, holding patterns for your garments and the memories that pair with them. While trends evolve and markets cycle, the appeal of made-for- you clothing remains steadfast. It offers clarity. A way to dress without noise or negotiation. That quiet assurance, stitched into every seam, may be the most luxurious material of all.

BEHIND CLOSED DOORS: THE PRIVATE MEMBERSHIP CLUB RENAISSANCE There was a time when private clubs were synonymous with mahogany-paneled tradition–old money, dress codes, and names etched in brass. But today’s most sought-after membership experiences are rewriting the rules entirely. In place of tradition, they offer curation. In place of status, they offer sanctuary. And at the center of it all is a renewed focus on personalization, privacy, and belonging. This new generation of private clubs isn’t necessarily louder or flashier than the ones that came before, but they are more emotionally attuned. Members aren’t joining to be seen. They’re joining to feel known. Whether it’s a discreet art-filled townhouse in Mayfair or a candlelit restaurant behind a hidden door in New York, the most coveted clubs today are deeply intentional spaces, designed to cater to your habits, your taste, and your time. Take Zero Bond, located in a landmark building in Manhattan’s NoHo neighborhood, where the line between social hub and cultural salon is thoughtfully thin. The interiors, designed with moody lighting and mid-century touches, host a rotating calendar of art lectures, screenings, and member-only dinners. Access is highly selective—not based solely on wealth, but on character, creative influence, and discretion. Across the Atlantic, Casa Cruz offers a different kind of escape. Tucked into a leafy corner of London’s Notting Hill, the club occupies a converted Georgian townhouse with interiors that shimmer. Copper-paneled ceilings, mirrored walls, and emerald green velvet create a cinematic backdrop for quiet power lunches and unhurried evening meals. The South American-inspired menu is elegant without being showy, and the staff move with the ease of those who know their clientele by name. Though the setting is glamorous, the culture is built on restraint. Phones stay tucked away. Conversations stay in the room. Founded by industry insiders and creatives, the invitation- only membership at The A Club in Paris provides access to a curated circle of thinkers, designers, and collectors. Events range from private dinners in artist studios to intimate salon- style conversations with fashion editors and founders. There is no central clubhouse. Instead, members are granted access to a constellation of beautifully considered spaces throughout the city and beyond. The A Club operates with the elegance of a well-kept secret, offering its members not just exclusivity, but a certain rhythm of life

THE LANGUAGE OF SCENT: WHERE MEMORY MEETS CRAFT In the world of bespoke fragrance, the process begins not with a bottle, but with a question: What does this scent need to say? Clients arrive at private perfume houses carrying stories, and perfumers translate those memories, emotions, and desires into scent. A single consultation can stretch across hours. At perfumeries like Maison Francis Kurkdjian in Paris or Ex Nihilo’s Osmologue on the Left Bank, professional perfumers pull from hundreds of rare ingredients to construct a formula that belongs to one person alone. There are no off-the-shelf blends, no shortcuts. Every note is built around the wearer’s chemistry, lifestyle, and sensory memory. This is a kind of portraiture. The final result may capture a place, a season, or a relationship. Some request interpretations of their childhood garden or a long-forgotten vacation by the sea. Others bring scraps of fabric, poetry, or photographs to help shape the creative direction. At Buly 1803, clients can even request historically inspired perfumes made using pre-industrial techniques. Scent becomes a way of preserving time–both real and imagined. The appeal of custom fragrance lies in its invisibility. It leaves no logo, no signature other than the scent itself. More than advertising taste, the wearer is living inside it. In an age where self-expression is often filtered through screens, this kind of privacy and discernment feels unusually intimate. For many clients, the process is as meaningful as the perfume itself. It requires presence, sitting with unfamiliar scents, articulating sensations that don’t have language, revisiting personal histories with the help of vetiver or labdanum. The perfume is wearable, but the experience is lasting. Some fragrance houses keep the final formula locked away, accessible only to the client. Others allow limited production for gifting to partners or family members. In either case, the result is wholly unrepeatable, tailored not just to skin, but to memory, mood, and meaning. Custom scent lives close to the body. It lingers. And while no one else may recognize its origin, those who wear it often find it becomes a kind of emotional signature–quiet, steady, unforgettable.

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VI. HEIRLOOMS IN THE MAKING: THE PRIVATE JEWELER’S STUDIO Jewelry often marks a milestone. It celebrates, commemorates, or carries something forward. In the world of private jewelers, that meaning takes center stage. Here, design begins with conversation about family, memory, purpose, or future legacy. Never merely ornamental, the result holds weight, both literally and symbolically. Clients may begin with a vision: an old stone passed down through generations, a sketch from a partner, or a vague idea tied to a meaningful place. From there, the jeweler becomes both guide and interpreter. At New York’s Material Good, clients work with experts who pair rare stones with bespoke settings, creating pieces that balance technical precision with emotional resonance. In Los Angeles, designers like Grace Lee focus on subtle, deeply personal elements, like engraved symbols, unconventional cuts, and delicate craftsmanship that invites quiet admiration rather than spectacle. Unlike a traditional showroom, the studio creates an behind- the-scenes environment. There are no gleaming display cases or velvet boxes on view. Instead, trays of loose gems, design molds, and in-progress settings create a space that feels more like an artist’s workspace than a boutique. Clients are encouraged to handle the materials, to understand the structure of a setting, to weigh options over time.. The rise in bespoke jewelry reflects a broader shift in how people want to mark important moments. There’s a growing preference for pieces that can’t be replicated, gifts that carry embedded meaning, and designs that feel rooted in personal narrative rather than trend. These pieces are often imagined not just for daily wear, but for inheritance. They are designed to live beyond their original wearer. Such an involved, intimate process invites a different kind of relationship. Many clients return again and again to the same jeweler, building a collection that evolves with them. Over time, the pieces form a quiet archive, a visual record of love, achievement, transformation. Bespoke jewelry doesn’t demand attention in the way traditional statement pieces often do. Instead, these curated, one-of-a- kind pieces invite curiosity. And for the wearer, knowing the story behind it all–that a sapphire was sourced on a birthday trip, or that a locket holds initials known only to two people–becomes part of the experience. Meaning, after all, is the most enduring setting.

THE CONCIERGE CLASS: BESPOKE BEYOND THE PRODUCT

Luxury used to be defined by what could be owned. Increasingly, it’s shaped by what can be arranged. Travel, wellness, design, and even time itself have become raw materials for customization. In this world, concierge services are no longer limited to securing hard-to-get reservations or last-minute travel changes. Instead, they are architects of entire lifestyles. At the highest levels, concierge services function less like assistants and more like curators. They design experiences around an individual’s rhythm preferences, and long-term goals. At Aman, personal travel consultants craft deeply tailored itineraries that prioritize restoration and seclusion, often booking private villas and arranging cultural encounters unavailable to the public. Equinox Circle, an invitation-only wellness program, assigns members a full performance team, including trainers, nutritionists, and medical experts, who operate in tandem to optimize everything from sleep to strength to recovery. These programs operate quietly, often by referral. Their value comes not only from access, but from the absence of friction. A member doesn’t ask for a yoga instructor–they receive one who already understands their injury history and schedule. The art advisor doesn’t present options–they anticipate acquisitions that speak to the client’s aesthetic instincts.

Some of the most refined services aren’t branded at all. Ultra- high-net-worth individuals often retain personal fixers, typically hybrid roles that blend executive assistant, stylist, and cultural guide. These individuals manage everything from outfitting a chalet to organizing an impromptu wine tasting with a private sommelier flown in from Burgundy. Technology has tried to replicate this level of customization, but algorithms lack instinct. The most effective services rely on memory, intuition, and trust. They notice when a client’s preferences shift, and they evolve accordingly. Discretion remains the standard, but the relationships are anything but transactional. The appeal of this kind of service lies in its efficiency, but also in its undeniable intimacy. When someone understands your taste before you’ve articulated it, the result feels less like convenience and more like care. That distinction matters, especially to those whose lives move at a demanding pace. In this space, luxury becomes a way of moving through the world with ease. Every detail handled, every experience shaped with intention. Ownership may have limits, but curation, when done well, expands endlessly.

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THE SHAPE OF TRUE LUXURY

that the door opens only when you’ve been invited in. And those invitations aren’t based on celebrity or social metrics– they’re extended through trust, discretion, and long-standing relationships. While luxury will continue to adapt with technology and cultural shifts, its most enduring qualities are already present in these quiet spaces. Craft, attention, intimacy, and memory hold more weight than ever. The future isn’t about more, it’s about refinement. There is something inherently human about this return to the personal. It reflects a desire to feel understood in a world of constant noise. The most meaningful luxuries don’t always announce themselves from a storefront or screen. Often, they are discovered in a quiet studio, a handwritten note, or a whispered recommendation. The door to this world doesn’t swing wide. It opens slowly, and only for some. That’s precisely what makes what’s behind it worth seeking.

Luxury has always evolved alongside desire. As the world grows louder, faster, and more exposed, a new kind of longing has emerged–one shaped by restraint, care, and quiet. From personal fragrance sessions, to private jewelers, made-to-measure ateliers to invitation-only clubs and curated lifestyle services, the world is witnessing a growing appetite for things that cannot be rushed or replicated. In this new landscape, value is measured by attention. The time someone spends designing a piece just for you, the detail remembered from a conversation months ago, the way a space is adjusted to match your pace. This is where modern luxury lives now: in the small, intentional gestures that don’t announce themselves but signal consideration. Customization, when practiced at this level, offers something rarer than access. It offers recognition. That recognition may take the form of a scent that suits only your skin, a jacket that fits without compromise, or an itinerary that moves in rhythm with your life. What unites these experiences is their refusal to generalize. Each one exists for someone in particular.

Many of these services remain invisible to the public eye by design. Their power comes from privacy, from the sense

NORTH BY INTENTION INSIDE THE ROOTED, RADIANT WORLD OF 100 MILES NORTH, THE HUDSON VALLEY DESIGN STUDIO REWRITING THE RULES OF SUSTAINABLE LIVING, ONE LANDSCAPE AT A TIME

PHOTOGRAPHY COURTESY OF 100 MILES NORTH

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In the rolling wilds of New York’s Hudson Valley, where winding roads pass meadows and the scent of rain lingers on native blooms, Brigid Walsh is designing a more regenerative future—one rooted in ecology, driven by curiosity, and quietly revolutionizing how we live with the land. At 100 Miles North, Walsh blends permaculture principles with an eye for aesthetics, offering clients a chance to live more beautifully and more in tune with their environment. It’s not traditional landscaping. It’s something more profound. “I have always been passionate about the outdoors,” she says. Growing up in a rural farming community in Southern California, Walsh saw firsthand how development can deplete natural beauty and destroy ecological balance. But it wasn’t until she relocated to Upstate New York and began working in regional planning that the seed for her design firm was planted. “I saw a real need to bring simple, accessible solutions to everyday homes to help all of us regenerate our lands for resiliency.” With time, her clarity of purpose evolved into a distinct design philosophy that views every landscape as both an ecological system and every interior as a canvas. “Our design approach takes a whole systems methodology,” Walsh explains. “Every single site has a specific story to tell. The soil, the water, the sun, the slope are all positioned in ways to tell us how the features we design will bring out the best natural ecology to restore a low-maintenance and healthy space, all the while focusing on beautification.” The same regenerative principles that guide her landscapes extend into the built environment through the firm’s interiors and restoration work. Employing their earth-first design practices, 100 Miles North offers everything from bespoke design to renovations and restorations using salvaged materials, non-toxic finishes, and timeless design elements that age beautifully. Whether incorporating reclaimed wood,

restoring vintage hardware, or sourcing natural clay and lime plasters, the team prioritizes what already exists—preserving character while upgrading function. Every interior is approached with an eye toward utility, low-impact materials, and enduring beauty, offering clients spaces that are as healthy and sustainable as they are elegant. It’s a method that starts with function but never ends there. “The mix of functionality and beauty that exists in nature astonishes me on a daily basis,” she says. “We focus on the efficiencies of natural beauty, while taming it to the degree that ensures human interaction is simple and convenient.” One special, and self-sustaining, project encapsulates that ethos. “We recently created a breathtaking food garden and orchard for a client that is completely regenerative,” she says. “The rain capture system that we installed is the source for watering the garden. There’s no need for hoses, or wells. If the tank overflows with too much rain, it drains to the local stream. If the tank lacks water, the local stream along with a solar pump fills the tank.” The result? A lush, self-sustaining ecosystem overflowing with food that nourishes both the homeowner and the local community, through donations to a nearby food charity. For Walsh, beauty and abundance are just two facets of her firm’s mission. The work done by 100 Miles North is also a direct challenge to the widespread notion that regenerative design is costly or complicated. “Regenerative design is not more expensive,” she says. “It requires far less maintenance and certainly far fewer non-natural inputs than conventional ‘landscaping.’” Still, the idea of permaculture can feel abstract to the uninitiated. That’s where Walsh’s passion for education comes in. “When clients first see the ideas that come from a permaculture design philosophy, it’s always a lightbulb moment,” she says. “Permaculture brings forward solutions that stack functions of multiple parts of your life and garden, and these solutions are quite simple.” The simplicity, in fact, is what makes her work so revolutionary. Swap plastic for biodegradable cellulose. Trade Teflon pans for cast iron. Compost your food scraps, even if you don’t have a garden. “The easiest and most convenient start is to implement simple solutions right in your kitchen,” she says, adding, “We offer kitchen greening packages that get you set up.”

public appetite shift dramatically. She observes, “Lawns are out. Meadows are in. Ornamentals are out. Foodscapes are in. Pesticides are out. Nature’s birds and bugs are in.” The firm’s reach is also expanding into interiors, product sourcing, and nonprofit advocacy. Walsh serves on the board of the firm’s nonprofit partner, the Permaculture Land Trust. Together, they’re preserving and developing agroforestry sites throughout the Northeast by reintroducing native nut and fruit tree crops, developing community-accessible nurseries, and ensuring future generations inherit a more resilient landscape. As part of that mission, Walsh is building an Eco Design Center in the Hudson Valley. “This will allow designers, builders, architects, and consumers to come see what their choices are,” she says. “We do all of the research to make sure that the best products and designs are available to you.” For Walsh, it all comes back to alignment—with the land, with long-term thinking, and with the client’s values. That’s where her entrepreneurial journey has taught its sharpest lessons. “When a client or a situation does not align with my values, it is so obvious to me now that it is just not a compromise we can make,” she says. “Our culture has become so conditioned to go for the quick fix, so I often have to talk to clients about patience. If we do it the right way now, you’ll never have to replace it again.” That kind of clarity doesn’t just make for better landscapes, it cultivates a new kind of luxury. One rooted not in opulence, but in intention. And in a world increasingly defined by excess, the work of 100 Miles North feels like a breath of air: cool, clean, and wild with possibility.

It’s this values-driven, low-barrier approach that has fueled the firm’s rapid growth. In less than two years, Walsh has seen

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