Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: BHI (Bald Head Island), Bald Head Island
September 24, 2026
(910) 395‑1000 · buddyblake.ai
Bald Head Island: Priced Right Homes Sell in 8 Days
In the BHI neighborhood on Bald Head Island, homes that were priced right from the start sold in a median of 8 days. Homes that needed price cuts took a median of 121 days and still sold for less, 89.0% of asking. Over the last 12 months, 1 in 5 listings didn't sell at all.
Which pile do you want to be in?
Out of every 20 homes listed in BHI (Bald Head Island), 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 The outlined ones expired, were withdrawn or were canceled.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 8 days. Needed price cuts: 124 days, and sold for 89.4% of the first price.
What waiting costs
| Mortgage (principal + interest) | $8,314 |
| Property taxes | $447 |
| Homeowners insurance | $250 |
| Upkeep | $1,308 |
| Utilities | $250 |
| About | $10,570 |
About $10,570 every month the home sits.
Listings that didn't sell stayed on the market a median of 191 days — roughly $66,200 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
8%
4 of about 49 before closing
Those homes that later sold
100%
0% never sold
Sold vs. first ask after a fall-through
89.5%
vs. 93.6% on the first contract
Days to sell after a fall-through
181
vs. 55 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 42% · VA 0% · FHA 0%.
If you're selling
- Homes priced right out of the gate sold in a median of 8 days and there were 13 of them
- 32 listings needed price cuts, sat a median of 121 days, and sold at 89.0% of asking instead of the 92.3% typical figure
- 10 listings didn't sell in the last 12 months, that's 18%, down from 33% the year before
- 8% of contracts fell apart before closing, most often inspection, appraisal or financing issues is the general industry experience for why that happens
If you're buying
- Homes here typically sold at 92.3% of first asking price, so there is room to negotiate
- Listings that never sold sat a median of 191 days before coming off market, a sign some sellers start too high
- 42% of buyers paid cash and 56% used conventional financing, VA and FHA were not used
Did you know?
- The median sold price in BHI over the last 12 months was $1,540,000
- If a contract fell apart, every one of those homes went on to sell later, 100%, though it took a median of 181 days total
- Carrying a typical $1,540,000 home at today's 6.95% rate runs an estimated $10,380 a month, so sitting unsold adds up to about $65,000 in estimated carrying cost
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For sellers
Listings that didn't sell
19%
down 13.3 pts from a year ago
10 expired, withdrawn or canceled vs 44 sold
Sold vs. first asking price
92.5%
down 0.8 pts from a year ago
median sale price ÷ original list price
Sold below first asking
91%
share of homes that sold
Price cut on homes that didn't sell
1.5%
median — and they still didn't sell
For buyers
True days on market
88
up 39 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
7.5%
how far under the original price homes sold
Didn't sell, then sold on a relist
40%
of listings that didn't sell the first time
Median sold price
$1.57M
about the same as a year ago
44 homes sold
The last 22 months
25% latest month · Aug 26
125 latest month · Aug 26
92.7% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| $750K–1M | 1 | 2 | 67% | 40 | 89.6% |
| $1M+ | 43 | 8 | 16% | 94 | 92.7% |
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 24, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000