Hi neighbors,
There have been a few big national housing stories in the last week, and together they paint a “tight but turning” picture of the market. I want to connect those dots and then zoom into what’s happening right now in Benton and Washington counties.
Overview
National Story: First-time buyers hit a record low
Contracts and confidence are quietly improving on national level
Washington County: still appreciating and normalizing
Benton County: more inventory, stronger price growth
National Story: First-Time Buyers Hit a Record Low
NAR’s new 2025 Profile of Home Buyers and Sellers shows first-time buyers are now just 21% of all buyers, the lowest share since they started tracking this in 1981. The median age of a first-time buyer is now 40, up from the late 20s in the 1980s.
A few other big shifts nationally:
First-timers are putting 10% down on average, the highest since the late 80s.
Repeat buyers now have a median age of 62 and are putting 23% down, with 30% buying in cash.
Sellers are staying put longer: the median time in a home before selling is 11 years, an all-time high.
Wealthier, older owners with equity are driving a lot of the activity, while younger buyers have to stretch further and wait longer to get into home ownership. You can read more here.
But Contracts and Confidence Are Quietly Improving
At the same time, NAR’s latest Pending Home Sales Index shows a market that’s finally stabilizing instead of sliding. Contract signings in September were flat vs. August and just 0.9% below last year, which actually ties the second-strongest pace of the year.
A few encouraging signs:
Existing home sales were up 4.1% year over year in September.
The biggest contract gains were in the Northeast (+3.1%) and the South (+1.1%), where we are.
Purchase mortgage applications are up about 20% vs. a year ago, showing more buyers are at least getting pre-approved and running numbers.
The 30-year fixed rate recently averaged around 6.2%, down from above 7% earlier this year, and inventory nationally is at a five-year high, giving buyers more options and negotiation room.
So the national backdrop is weird but hopeful: affordability is still tough, but there are more homes to choose from and buyers are slowly stepping back in as rates ease. Read the full story here.
On a Local Level
Washington County
From there, let’s zoom into what Washington County did from October 2024 to October 2025, using NWALook’s latest recap:
Stat | 2024 | 2025 | % change |
|---|---|---|---|
Median list $ | $358,000 | $375,000 | +4.7% |
Median sale $ | $353,800 | $372,900 | +5.4% |
Mons of inventory | 4 | 5 | + 1 |
New listings | 453 | 470 | +5.8% |
Close $ vs list $ | 98.82% | 99.44% | - |
Ave $ / sq ft | $203 | $201 | -0.01% |
Washington County is still appreciating at a healthy clip, but the extra month of inventory shows we’re drifting toward a more balanced market instead of the frenzy of the last few years. Homes are still selling very close to list price, but buyers have a little more leverage on terms and negotiations, especially on properties that need updates or are mis-priced.
Benton County
Now to Benton County, which continues to be the growth engine of the region:
Stat | 2024 | 2025 | % change |
|---|---|---|---|
Median list $ | $375,00 | $389,900 | +4.0% |
Median sale $ | $370,000 | $379,500 | +2.5% |
Mons of inventory | 4 months | 6 months | + 2 |
New listings | 722 | 916 | +26.9% |
Close $ vs list $ | 100% | 97.9% | - |
Ave $ / sq ft | $207 | $221 | +6.8% |
Prices are still pushing higher, especially on the list-price side, but we now have a lot more inventory to choose from. Buyers get something we haven’t seen in years: time to compare options and a bit more room to negotiate without giving up long-term appreciation potential.
Thinking About a Move?
I’m happy to walk you through your specific neighborhood and price point, not just the county averages.
Disclaimer: this property is not listed by Front Porch Real Estate. Front Porch Real Estate reserves the right to market the property on behalf of the current owner.
