Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Bald Head Island
September 29, 2026
(910) 395‑1000 · buddyblake.ai
Bald Head Island: 1 in 4 Listings Didn't Sell
Over the last 12 months, 129 homes on Bald Head Island wrapped up and 99 sold. The typical sale took 99 days and closed at 92.7% of first asking price, with a median sold price of $1,540,000. Homes priced right from the start sold in 15 days, while the ones that needed price cuts sat 123 days.
Summary written September 23, 2026 from that day's numbers. The figures in the tiles update every hour, so they can differ slightly.
Which pile do you want to be in?
Out of every 20 homes listed in Bald Head Island over the last 12 months, the solid houses sold. The outlined ones expired, were withdrawn or were canceled.
Priced right from day one: sold in a median 12 days. Needed price cuts: 122 days, and sold for 89.7% of the first price.
What waiting costs
| Mortgage (principal + interest) | $8,155 |
| Property taxes | $439 |
| Homeowners insurance | $250 |
| Upkeep | $1,283 |
| Utilities | $250 |
| About | $10,380 |
About $10,380 every month the home sits.
Listings that didn't sell stayed on the market a median of 199 days — roughly $67,900 in holding costs, and the home still didn't sell.
An example, not a quote: 20% down, 30-year fixed at 6.95% (Freddie Mac average, 2026-09-17); Brunswick County rate 0.342 per $100 (NC Department of Revenue, 2025-26 county rates); town taxes add more inside town limits; insurance, upkeep (1% of value a year) and utilities are typical estimates. If your home is paid off, the mortgage line drops out — the rest still adds up.
When contracts fall apart
Contracts that fell apart
12%
14 of about 114 before closing
Those homes that later sold
86%
14% never sold
Sold vs. first ask after a fall-through
92.3%
vs. 93.0% on the first contract
Days to sell after a fall-through
181
vs. 82 on the first contract
The MLS doesn't record why a contract ends. In our experience the most common reasons are home inspection findings, appraisals that come in below the price, and buyer financing. How buyers paid on closed sales: conventional 50% · cash 44% · VA 0% · FHA 0%.
If you're selling
- Price it right on day one, homes priced correctly sold in just 15 days
- Homes that needed price cuts took 123 days and still only sold at 89.5% of asking
- Waiting has a cost, unsold homes on the market sat a median of 199 days
- 12% of contracts fell apart, most often inspection, appraisal or financing issues, so be prepared
If you're buying
- Typical home sold at 92.7% of first asking price, and 89% of homes sold under first asking, so there's room to negotiate
- If a home has been sitting close to 199 days, that's a sign it may be open to offers
- 43% of buyers paid cash and 52% used conventional financing, worth knowing when you plan your own offer
Did you know?
- 1 in 9 contracts on Bald Head Island fell apart before closing
- When a deal fell apart, 85% of those homes later sold anyway, typically at 91.9% of asking
- Carrying costs on a typical $1,540,000 home run about an estimated $10,380 a month, or about $67,900 while a home sits unsold
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Thinking of selling in Bald Head Island? What it takes and what it costs →
For sellers
Listings that didn't sell
23%
down 4.4 pts from a year ago
30 expired, withdrawn or canceled vs 100 sold
Sold vs. first asking price
92.7%
down 1.9 pts from a year ago
median sale price ÷ original list price
Sold below first asking
90%
share of homes that sold
Price cut on homes that didn't sell
0.0%
median — and they still didn't sell
For buyers
True days on market
96
up 40 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
7.3%
how far under the original price homes sold
Didn't sell, then sold on a relist
23%
of listings that didn't sell the first time
Median sold price
$1.53M
down 3.7% from a year ago
100 homes sold
The last 24 months
19% latest month · Aug 26
94 latest month · Aug 26
90.6% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| $500–750K | 2 | 0 | 0% | 23 | 92.4% |
| $750K–1M | 8 | 5 | 39% | 96 | 94.5% |
| $1M+ | 90 | 25 | 22% | 98 | 92.7% |
Neighborhoods in Bald Head Island
| Neighborhood | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| BHI (Bald Head Island) | 44 | 10 | 19% | 88 | 92.5% |
Homes only (land excluded), last 12 months unless noted. "Didn't sell" = listings that expired, were withdrawn or were canceled (some owners stop for reasons that have nothing to do with the market); true days on market counts from the first listing, even when a home was relisted. Source: Hive MLS listing and sales records, updated September 29, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000