The National Association of Realtors just released its annual Profile of Home Buyers and Sellers, and the numbers this year really made me pause.
The average age of a first-time homebuyer is now 40, making up only 21% of the market. Repeat buyers make up 79%, with a median age of 62. Those numbers tell a story that’s bigger than statistics… they reflect how challenging the path to homeownership has become, here in the Shenandoah Valley and across the country.
I recently attended a Virginia housing summit where similar patterns came up, and even then, the data felt heavy. Now that the NAR report is out, it confirms what many of us in real estate have been feeling for years… things are getting tighter, affordability is stretching thin, and the definition of the “typical” homebuyer is changing.
As I move into my eighth year as a Realtor, I can honestly say I’ve never seen a market quite like this one. I still remember my first closing.. a first-time homebuyer purchasing a three-bedroom, two-bath brick rancher in great shape. The price was $175,000, move-in ready and affordable for a new buyer. That feels like another world now.
Today, prices across the Shenandoah Valley have climbed, the cost of building materials continues to rise, and even basic home furnishings have become more expensive. The reality is that for many, the idea of buying a home, especially that first home, feels out of reach.
Working every day with buyers and sellers from Harrisonburg to Woodstock to Mount Jackson, I feel those challenges firsthand. The conversations have shifted from excitement to endurance. It’s not that people don’t want to buy… it’s that the options feel harder to find, and the math is tougher to make work.
I think we’ll start to see new living trends take shape in the Valley. Multi-generational homes are becoming more common — parents, adult children, and even grandparents pooling resources to make homeownership possible. It’s partly about affordability, but it’s also about connection and care.
And that brings me to something that really stood out in the NAR report. Across both buyers and sellers, the top reason for moving was to be closer to friends and family. That one line says a lot. People are craving community again. In a world that can feel disconnected and expensive, the pull to be near loved ones has never felt stronger.
It’s a good reminder that real estate in the Shenandoah Valley isn’t just about numbers… it’s about people, relationships, and building a sense of belonging.
Still, we can’t ignore the realities. Virginia continues to face a housing shortage, and that directly affects our region. Limited supply drives up prices and keeps first-time buyers on the sidelines. Builders are doing their best to help, offering incentives like rate buy-downs and closing cost assistance, but those can only go so far when affordability itself is the root challenge.
The NAR report also shows the median home seller is now 64, holding onto their home for around 11 years before selling. Half of those sellers purchased a newer home, while only a third bought something bigger. That paints a picture of practicality, people choosing homes that are easier to maintain, not necessarily larger or grander.
All of this reinforces what I’ve been feeling locally. We’re in a market defined by caution, connection, and change. People want stability. They want their community. They want to feel close to what matters.
It’s not easy right now… and I think we need to say that out loud. For new buyers, especially, it can feel discouraging. But I also believe that knowledge, preparation, and the right strategy make all the difference.
If you’re hoping to buy a home in the Shenandoah Valley, the best first step is to understand your options. Work with a Realtor who knows the local market, who can help you navigate incentive programs, and who will tell you the truth about what’s possible.
This market may look different than it did when I started eight years ago, but the heart of homeownership hasn’t changed. It’s still about finding your place, your people, and your peace of mind. And in that way, the Shenandoah Valley will always be home.
NAR | First-Time Home Buyer Share Falls to Historic Low of 21%, Median Age Rises to 40
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