Written by Ben Bryk
The National Association of REALTORS® (NAR) just released its 2025 Profile of Home Buyers and Sellers—and the numbers paint a stark picture of a divided housing market. First-time buyers have plummeted to a record low of just 21% (down from a historical norm of 40% pre-2008), with their median age hitting an all-time high of 40. Meanwhile, repeat buyers rule at 79%, armed with massive down payments (median 23%), 30% paying all-cash, and the highest median age ever recorded at 62.
High mortgage rates (averaging 6.69% during the survey period), limited inventory, and affordability barriers have sidelined younger buyers. But for equity-rich, seasoned homeowners? This is their playground—especially in Florida's Treasure Coast luxury enclaves like Vero Beach and Hutchinson Island, where cash transactions dominate, prices hold steady, and the lifestyle pulls in exactly the profile NAR describes.
If you're a discerning buyer or seller eyeing coastal luxury without the South Florida frenzy, these trends scream opportunity right now.
The National Squeeze: First-Timers Out, Cash Kings In
NAR's data highlights extremes:
- All-cash buyers at an all-time high, fueled by repeat buyers cashing in years of equity (sellers held homes a record 11 years before listing).
- Down payments soared: 10% median for first-timers (highest since 1989), 23% for repeats (highest since 2003).
- Buyer ages peaked across the board—median 59 overall—driven by older repeats moving closer to family (top reason at 19%) or downsizing.
- Neighborhood priorities shifted: Quality of neighborhood (59%) and proximity to friends/family (47%) trump job commute (31%, down sharply since 2014 as remote/hybrid work sticks).
Buyers overwhelmingly use agents (88%), searches average 10 weeks, and satisfaction hits 92% despite inventory woes. Sellers? 91% use agents, FSBO at a historic low of 5%.
This isn't a broad-market collapse—it's a luxury real estate renaissance for those with financial firepower.
Why Vero Beach & Hutchinson Island Are the Perfect Fit for Today's Repeat Buyer
Vero Beach and nearby Hutchinson Island embody NAR's repeat-buyer surge: affluent, often retired or semi-retired, equity-loaded, and prioritizing lifestyle over location logistics.
In Vero Beach's luxury segment (think oceanfront estates, barrier island homes, and private club communities like Orchid Island), cash deals aren't the exception—they're the norm. Local reports show 80-90% of high-end sales closing cash, far outpacing national averages. Buyers—many in their 60s+—leverage proceeds from northern home sales or built-up equity to skip mortgages entirely, drawn by:
- Uncrowded beaches, preserved nature, and cultural depth (Riverside Theatre, McKee Botanical Garden).
- Low-density appeal and environmental stewardship.
- Proximity to family/friends without big-city chaos.
Hutchinson Island mirrors this with oceanfront condos and estates: tight supply, resilient pricing (median luxury around $1.48M in recent data), and strong demand from Northeast migrants seeking value and serenity. While broader Florida softened in 2025, these barrier island luxury pockets stayed stable—prices flat or modestly up, inventory balanced, and cash buyers snapping up well-priced gems.
This aligns perfectly with NAR's profile: older repeat buyers (median age 62), large down payments or all-cash (30% nationally, much higher here), motivated by family closeness and neighborhood quality.
2026 Outlook: Stability + Opportunity in Treasure Coast Luxury
Local experts forecast modest appreciation (1-2%) or continued stability in Vero Beach and Hutchinson Island for 2026—no dramatic dips expected. Interest rates may ease slightly, but cash-heavy buyers aren't waiting—they're acting now amid low inventory and seasonal momentum.
For buyers:
- More choice in luxury listings (up in some reports).
- Stable (or slightly softening) entry points compared to peak 2024-2025.
- Prime time to secure ocean-to-river properties or gated enclaves before migration waves intensify.
For sellers:
- Cash buyers mean faster closings and fewer contingencies.
- Pricing competitively wins—properly presented homes move quickly despite longer national searches.
The Bottom Line: If You're in This Buyer Profile, Vero & Hutchinson Are Calling
NAR's 2025 report confirms what Treasure Coast luxury agents have seen firsthand: The market favors experienced, financially secure buyers who value quality, privacy, and coastal living over flash. First-timers may be sidelined nationally, but here? Repeat buyers—often cash-ready, family-focused, and lifestyle-driven—are thriving.
Whether you're a repeat buyer eyeing a downsizing move closer to loved ones, a seasonal resident upgrading to full-time paradise, or a seller ready to capitalize on equity, Vero Beach and Hutchinson Island offer unmatched alignment with today's realities.
Ready to explore? The window is open in 2026—don't wait for the next report to tell you what savvy buyers already know.
Contact a local luxury specialist today to see current listings and position yourself ahead of the curve. Your next chapter on the Treasure Coast starts now.
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