North Hutchinson Island Condo Market Update - July 2026

Tom Dunphy Realtor (Fulton Grace Realty)
Licensed Florida Real Estate Sales Associate
TomDunphySellsRealEstate.com

Thomas J. Dunphy III, State-Certified Residential Real Estate Appraiser RD8755
APPRAIS

North Hutchinson Island Condominium Market Overview

North Hutchinson Island offers a varied collection of condominium communities near the Atlantic Ocean and Indian River Lagoon. Individual units and buildings can differ substantially in view, floor level, age, condition, amenities, monthly fees, reserve funding, insurance expenses, assessments and ongoing building work.

The July 2026 market data contain several declining indicators. Settled sales and absorption declined, months of housing supply increased, median sale prices declined and marketing periods remained within a three-to-six-month range. Active inventory remained generally stable, while median listing prices increased during each reporting period.

Those competing indicators are important. Buyers appear to have more negotiating time, but some sellers continue to position their units above recent sale-price trends.

Current Market Activity

The current six months produced 47 settled sales, three fewer than the 50 recorded during the prior seven-to-twelve-month period. The absorption rate remained at approximately 8.33 sales per month during the first two reporting periods before declining to 7.33 sales per month during the current three months.

Active listings increased from 53 during the prior seven-to-twelve-month period to 65 during the prior four-to-six-month period before declining to 60 during the current three months. Although the current total is generally stable compared with the earlier period, months of housing supply increased from 6.36 months to 8.18 months because the pace of sales declined.

Median sale prices declined from $403,750 to $400,000 and then to $360,000 during the current three-month period. Median sales days on market improved from 163 days during the earlier period to 83 days during the prior four-to-six-month period before increasing to 132 days during the current three months.

Median listing prices moved in the opposite direction, increasing from $449,500 to $472,000 and then to $497,000. That widening difference between recent sale-price and listing-price indicators suggests that property-specific pricing and careful comparison with current competition are especially important.

Appraiser's Perspective (RD8755)

The available data support a market with declining indicators as of July 30, 2026.

The conclusion is based on the decline in settled sales, the reduction in the current absorption rate, the increase in months of housing supply and the decline in median sale prices. Active inventory remained generally stable, and current median sales days on market remained less than during the prior seven-to-twelve-month period. Those factors prevent the data from being interpreted as uniformly declining across every measurement.

North Hutchinson Island should not be treated as one uniform condominium market. Two units may differ in ocean or river view, floor level, orientation, interior condition, renovation, parking, storage, amenities, monthly fees, assessments, insurance considerations and the financial position of their respective associations.

For that reason, the island-wide median should not be applied directly to an individual unit. A credible property analysis should focus first on recent sales and current listings within the same building or the most directly competitive condominium communities.

Thomas J. Dunphy III
State-Certified Residential Real Estate Appraiser RD8755

Possible Influences on the Condominium Market

The MLS statistics establish what occurred, but they do not establish one specific cause. Several factors may be influencing buyer decisions and seller pricing on North Hutchinson Island.

Florida condominium buildings may be subject to milestone-inspection and Structural Integrity Reserve Study requirements. Depending on the building, the results can affect repair planning, reserve funding, association budgets and potential assessments. Buyers may also encounter buildings undergoing concrete restoration, stucco work, painting or other substantial maintenance. Even when that work is necessary and beneficial to the building, active construction can affect showings and the way a prospective buyer experiences the property. Current requirements and educational information are available through Section 553.899, Florida Statutes and the Florida Department of Business and Professional Regulation condominium resource center.

Additional possible influences include monthly condominium fees, insurance expenses, existing or anticipated assessments and elevated mortgage rates. The market data do not prove that these factors caused the decline in median sale prices, but they are reasonable property-specific issues for buyers and sellers to investigate.

The report also found no foreclosure or short-sale activity during the analyzed twelve-month period. Distressed sales therefore did not appear to be a material influence on the overall market data.

Tom the Realtor's Perspective

If I Were Representing a Buyer

I would tell a North Hutchinson Island condominium buyer that current exposure and marketing periods generally provide time to compare units, buildings and ownership costs. Properties are commonly taking more than three months to sell, with an indicated exposure period of approximately three to six months.

Once a buyer identifies a unit they are seriously considering, I would narrow the analysis to that individual unit and condominium building. I would review the most relevant sales and listings and consider the unit's view, floor level, orientation, condition, renovation, parking, storage and included amenities before developing a supported price range and offer strategy.

The due-diligence process should also include review of the condominium association and available documentation, including:

• Current condominium fees and what those fees cover

• The association budget and available financial statements

• Reserve funding and the most recent Structural Integrity Reserve Study, when applicable

• Milestone-inspection information, when applicable

• Existing or anticipated special assessments

• The purpose, amount and payment status of any assessment

• Whether an assessment will be paid by the seller, credited at closing, prorated or assumed by the buyer

• Owner delinquencies or material uncollected association funds shown in available records

• Association insurance information

• Pending or planned building repairs

• Rental, pet and occupancy restrictions

• Parking, storage and community amenities

The allocation of a special assessment is separate from a seller concession and should be clearly addressed in the purchase agreement. Appropriate legal, inspection, insurance and financial professionals should be consulted when their expertise is needed.

I would also recommend an independent inspection of the unit. The objective would be to understand both the residence being purchased and the condominium building in which it is located before making a final commitment.

If I Were Representing a Seller

Pricing would be especially important in the current market. Median sale prices declined while median listing prices increased, and marketing periods extended beyond three months for many properties.

I would inspect the unit, analyze the most relevant sales within the building and competing communities, and review the listings buyers are most likely to compare with it. The recommended listing price would reflect the unit's individual characteristics, current competition, monthly ownership costs and any assessment or building-work considerations.

Before listing, I would want the seller to assemble the available association documents and decide how any existing assessment will be handled. Buyers will want to know the amount, purpose, remaining balance, payment schedule and whether the seller intends to pay it before closing, satisfy it from sale proceeds or request that the buyer assume it.

I would also discuss whether a pre-listing inspection of the unit would be useful. Identifying issues before marketing gives the seller an opportunity to address them or disclose them clearly.

The marketing plan could include:

• Professional photography

• Property video when appropriate

• Traditional or virtual staging when warranted

• Open houses when permitted by the condominium association

• Social-media exposure

• Placement in the Martin County REALTORS® of the Treasure Coast MLS

• Exposure through Fulton Grace Realty and TomDunphySellsRealEstate.com

• Distribution to real estate websites receiving MLS syndication

The objective would be to position the unit appropriately, present it clearly and work toward securing a buyer within the property's reasonable market-exposure period. No specific sale date can be guaranteed, but the pricing and marketing strategy should be designed to compete within the current three-to-six-month market.

Tom's Take on the Market

This is not an easy condominium market. Sales activity declined modestly, the current absorption rate declined, housing supply increased and median sale prices moved downward. At the same time, median listing prices continued to increase.

That does not mean every North Hutchinson Island condominium lost the same amount of value. It means buyers and sellers should not rely on a broad island-wide number without examining the individual building and unit.

For a buyer, the current market may provide time to investigate the building, compare alternatives and negotiate from informed market evidence. For a seller, the widening difference between sale-price and listing-price indicators makes realistic property-specific pricing and complete disclosure of building and assessment issues especially important.

The market statistics tell us the general direction. The individual unit and condominium building tell us what to do about it.

Considering Buying or Selling on North Hutchinson Island?

If you are considering purchasing or selling a North Hutchinson Island condominium, feel free to contact me. I can help you review recent sales, evaluate current competition, investigate the available condominium information and develop a property-specific strategy.

THE APPRAISER'S EDGE. THE RELOCATOR'S INSIGHT.

Tom Dunphy Realtor (Fulton Grace Realty)
Licensed Florida Real Estate Sales Associate
TomDunphySellsRealEstate.com

Thomas J. Dunphy III
State-Certified Residential Real Estate Appraiser RD8755
APPRAIS

Disclaimer

This market update is provided for general informational and educational purposes only. Market statistics were derived from data reported through the Martin County REALTORS® of the Treasure Coast MLS with an effective date of July 30, 2026. Information is believed to be reliable but is not guaranteed and may change.

The discussion of milestone inspections, Structural Integrity Reserve Studies, association finances, insurance, assessments and building work is general information and is not a representation that every North Hutchinson Island condominium is subject to the same requirements or circumstances. Buyers and sellers should verify the records, requirements, financial condition and physical condition applicable to the specific condominium building and unit under consideration.

This report should not be interpreted as an appraisal, broker price opinion, comparative market analysis, engineering opinion, inspection, legal opinion, financial advice, investment advice or guarantee of value or future market performance. Real estate brokerage services are offered through Fulton Grace Realty. Appraisal services, when separately engaged, are provided independently through APPRAIS.