Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Holden Beach
September 29, 2026
(910) 395‑1000 · buddyblake.ai
Holden Beach: 1 in 3 Listings Didn't Sell This Year
Over the last 12 months, 160 homes wrapped up in Holden Beach and 111 sold. The other 49 didn't sell, a 31% rate, up from 23% the year before. Homes priced right from day one sold in 9 days, while homes that needed cuts sat 63 days before going under contract.
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 Holden Beach 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 The outlined ones expired, were withdrawn or were canceled.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 9 days. Needed price cuts: 63 days, and sold for 92.0% of the first price.
What waiting costs
| Mortgage (principal + interest) | $5,163 |
| Property taxes | $278 |
| Homeowners insurance | $250 |
| Upkeep | $813 |
| Utilities | $250 |
| About | $6,750 |
About $6,750 every month the home sits.
Listings that didn't sell stayed on the market a median of 152 days — roughly $33,800 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
18%
24 of about 135 before closing
Those homes that later sold
46%
38% never sold
Sold vs. first ask after a fall-through
93.5%
vs. 94.7% on the first contract
Days to sell after a fall-through
160
vs. 33 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 49% · cash 36% · VA 0% · FHA 0%.
If you're selling
- Price it right from day one. Homes priced correctly sold in 9 days at a median 38 out of 160. Homes that needed price cuts took 63 days and sold at 92.0% of asking, versus 94.4% overall.
- Waiting costs money. Listings that never sold sat a median 152 days and still only cut price by 0.7%.
- 18% of contracts fell apart, about 1 in 6. Most often that's inspection, appraisal or financing issues. Homes that fell apart and later sold took 160 days total and sold at 93.5% of asking, versus 33 days and 94.7% for homes that got it right the first time.
- 38% of homes that had a contract fall apart never sold at all.
If you're buying
- 83% of homes in Holden Beach sold below the first asking price, so there's room to negotiate.
- Homes that sat needed price cuts and sold at 92.0% of asking, compared to 94.4% typical. Sitting inventory is where the negotiating room is.
- 36% of buyers paid cash, 49% used conventional financing. At the $975,000 example price with a 6.95% rate, estimated monthly carrying cost runs about $6,750.
Did you know?
- Median sold price in Holden Beach over the last 12 months was $975,000.
- A home that sits unsold for the median 152 days carries an estimated cost of about $33,800 for a typical home at this price point.
- Typical time to sell was 37 days, but that number hides a big split: priced-right homes sold in 9 days, homes needing cuts took 63 days.
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Thinking of selling in Holden Beach? What it takes and what it costs →
For sellers
Listings that didn't sell
31%
up 7.4 pts from a year ago
49 expired, withdrawn or canceled vs 111 sold
Sold vs. first asking price
94.4%
about the same as a year ago
median sale price ÷ original list price
Sold below first asking
83%
share of homes that sold
Price cut on homes that didn't sell
0.7%
median — and they still didn't sell
For buyers
True days on market
37
down 7 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
5.6%
how far under the original price homes sold
Didn't sell, then sold on a relist
33%
of listings that didn't sell the first time
Median sold price
$975K
down 6.3% from a year ago
111 homes sold
The last 24 months
36% latest month · Aug 26
33 latest month · Aug 26
93.9% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| $300–400K | 2 | 0 | 0% | 11 | 97.6% |
| $400–500K | 5 | 5 | 50% | 47 | 93.9% |
| $500–750K | 9 | 3 | 25% | 33 | 97.2% |
| $750K–1M | 41 | 18 | 31% | 75 | 95.0% |
| $1M+ | 54 | 23 | 30% | 34 | 93.5% |
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