Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Ocean Isle Beach
September 29, 2026
(910) 395‑1000 · buddyblake.ai
Ocean Isle Beach: 1 in 4 Listings Didn't Sell
Over the last 12 months in Ocean Isle Beach, 607 homes sold and 223 didn't, a 27% didn't-sell rate, up from 23% the year before. Homes priced right from the start sold in a median of 13 days, while ones that needed price cuts took 71 days and still sold for less. The typical sold home fetched $430,000, or 93.8% of its first asking price.
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 Ocean Isle 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 The outlined ones expired, were withdrawn or were canceled.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 13 days. Needed price cuts: 71 days, and sold for 91.0% of the first price.
What waiting costs
| Mortgage (principal + interest) | $2,277 |
| Property taxes | $123 |
| Homeowners insurance | $250 |
| Upkeep | $358 |
| Utilities | $250 |
| About | $3,260 |
About $3,260 every month the home sits.
Listings that didn't sell stayed on the market a median of 157 days — roughly $16,800 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
15%
109 of about 718 before closing
Those homes that later sold
58%
38% never sold
Sold vs. first ask after a fall-through
91.0%
vs. 94.2% on the first contract
Days to sell after a fall-through
99
vs. 44 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 56% · cash 37% · VA 2% · FHA 3%.
If you're selling
- Price it right from day one. Homes priced correctly sold in a median of 13 days. Ones that needed cuts took 71 days and sold at 91.1% of asking instead of the full rate.
- The $1M+ range is the toughest right now, with a 32% didn't-sell rate. Under $300K is the strongest, at 20%.
- Waiting has a cost. Listings that never sold sat a median of 157 days and still had a 3.1% median price cut along the way.
- Contracts fall apart 15% of the time, about 1 in 7. Most often it's inspection, appraisal or financing issues industry-wide. Homes that go back on the market and sell again take a median of 99 days and typically close a bit lower, 91.0% of asking versus 94.2% for a first contract.
If you're buying
- 87% of homes in Ocean Isle Beach sold below the first asking price, so there's real room to negotiate.
- Homes that sat and needed price cuts took a median of 71 days to sell versus 13 days for correctly priced ones. Patience can pay off on listings that have been sitting.
- 38% of buyers paid cash and 56% used conventional financing. At today's 6.95% rate, a $430,000 home runs about an estimated $3,260 a month to carry.
Did you know?
- Homes that never sold in Ocean Isle Beach sat a median of 157 days before coming off the market.
- Sellers who had to cut their price still only sold at 91.1% of asking, compared to 93.8% overall.
- Carrying a $430,000 home while it sits unsold is estimated at about $16,800.
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Thinking of selling in Ocean Isle Beach? What it takes and what it costs →
For sellers
Listings that didn't sell
27%
up 3.2 pts from a year ago
221 expired, withdrawn or canceled vs 609 sold
Sold vs. first asking price
93.8%
down 1.1 pts from a year ago
median sale price ÷ original list price
Sold below first asking
87%
share of homes that sold
Price cut on homes that didn't sell
3.1%
median — and they still didn't sell
For buyers
True days on market
47
down 8 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
6.2%
how far under the original price homes sold
Didn't sell, then sold on a relist
18%
of listings that didn't sell the first time
Median sold price
$425K
down 4.6% from a year ago
609 homes sold
The last 24 months
23% latest month · Aug 26
53 latest month · Aug 26
95.0% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 137 | 33 | 19% | 40 | 91.6% |
| $300–400K | 128 | 55 | 30% | 44 | 91.4% |
| $400–500K | 71 | 31 | 30% | 73 | 95.1% |
| $500–750K | 126 | 42 | 25% | 61 | 96.0% |
| $750K–1M | 55 | 17 | 24% | 50 | 96.6% |
| $1M+ | 92 | 43 | 32% | 53 | 93.6% |
Neighborhoods in Ocean Isle Beach
| Neighborhood | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Osprey Isle | 81 | 22 | 21% | 26 | 81.7% |
| Ocean Ridge Plantation | 65 | 20 | 24% | 77 | 96.2% |
| Glendale Arbor | 47 | 4 | 8% | 47 | 96.7% |
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