Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Belhaven
September 26, 2026
(910) 395‑1000 · buddyblake.ai
Belhaven: 1 in 3 Listings Didn't Sell Last Year
In Belhaven, 51 homes sold and 26 didn't over the last 12 months. Homes priced right from day one sold in 13 days, but the ones that needed price cuts sat for 116 days and still had to cut 3.4% before they sold.
Which pile do you want to be in?
Out of every 20 homes listed in Belhaven 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 The outlined ones expired, were withdrawn or were canceled.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: 116 days, and sold for 85.4% of the first price.
What waiting costs
| Mortgage (principal + interest) | $1,708 |
| Property taxes | $119 |
| Homeowners insurance | $250 |
| Upkeep | $267 |
| Utilities | $250 |
| About | $2,590 |
About $2,590 every month the home sits.
Listings that didn't sell stayed on the market a median of 209 days — roughly $17,800 in holding costs, and the home still didn't sell.
An example, not a quote: 20% down, 30-year fixed at 7.03% (Freddie Mac average, 2026-09-24); Beaufort County rate 0.445 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
25%
17 of about 69 before closing
Those homes that later sold
53%
41% never sold
Sold vs. first ask after a fall-through
74.8%
vs. 93.2% on the first contract
Days to sell after a fall-through
230
vs. 43 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 33% · cash 56% · VA 6% · FHA 4%.
If you're selling
- Price it right from day one. Listings priced right sold in 13 days flat.
- Wait too long and the numbers get worse. Homes needing cuts sat 116 days and sold at 85.4% of asking, versus 91.7% for the market overall.
- 1 in 4 contracts fell apart before closing. Most often inspection, appraisal or financing issues cause that, so have your home and paperwork ready before you go under contract.
- Listings that never sold sat a median of 209 days. That's a long time to carry a home nobody's buying.
If you're buying
- 80% of homes in Belhaven sold below the first asking price. There's room to negotiate.
- Homes that sat needing price cuts eventually sold at 85.4% of asking. Patience on a stale listing can pay off.
- Most buyers here paid cash (56%) or used conventional financing (33%). VA and FHA buyers were a smaller share.
Did you know?
- A home that goes under contract and falls apart takes a lot longer overall: 230 days versus 43 days for one that sticks on the first try.
- Carrying a typical $320,000 home in Belhaven runs about $2,590 a month at today's 7.03% rate, or an estimated $17,800 while it sits unsold.
- Belhaven's didn't-sell rate actually improved, dropping from 41% the year before to 34% now.
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Thinking of selling in Belhaven? What it takes and what it costs →
For sellers
Listings that didn't sell
34%
down 7.1 pts from a year ago
26 expired, withdrawn or canceled vs 51 sold
Sold vs. first asking price
91.7%
up 0.9 pts from a year ago
median sale price ÷ original list price
Sold below first asking
80%
share of homes that sold
Price cut on homes that didn't sell
3.4%
median — and they still didn't sell
For buyers
True days on market
68
up 15 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
8.3%
how far under the original price homes sold
Didn't sell, then sold on a relist
8%
of listings that didn't sell the first time
Median sold price
$320K
up 10.3% from a year ago
51 homes sold
The last 24 months
33% latest month · Aug 26
71 latest month · Aug 26
95.7% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 22 | 10 | 31% | 88 | 86.7% |
| $300–400K | 9 | 5 | 36% | 110 | 92.1% |
| $400–500K | 9 | 3 | 25% | 43 | 92.2% |
| $500–750K | 7 | 6 | 46% | 55 | 94.4% |
| $750K–1M | 4 | 0 | 0% | 81 | 94.9% |
| $1M+ | 0 | 2 | 100% | — | — |
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 26, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000