Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Brandywine Bay, Morehead City
September 26, 2026
(910) 395‑1000 · buddyblake.ai
Brandywine Bay Homes Sell Fast When Priced Right
In Brandywine Bay, homes priced right from the start sold in just 5 days over the last 12 months. Wait too long and you're looking at 53 days before a price cut, and homes that never sold sat for 125 days. Median sold price was $415,000, with typical homes going for 95.9% of asking.
Which pile do you want to be in?
Out of every 20 homes listed in Brandywine Bay, Morehead City 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 The outlined ones expired, were withdrawn or were canceled.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 5 days. Needed price cuts: 53 days, and sold for 93.5% of the first price.
What waiting costs
| Mortgage (principal + interest) | $2,215 |
| Property taxes | $78 |
| Homeowners insurance | $250 |
| Upkeep | $346 |
| Utilities | $250 |
| About | $3,140 |
About $3,140 every month the home sits.
Listings that didn't sell stayed on the market a median of 125 days — roughly $12,900 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); Carteret County rate 0.225 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
21%
9 of about 44 before closing
Those homes that later sold
78%
0% never sold
Sold vs. first ask after a fall-through
93.4%
vs. 96.4% on the first contract
Days to sell after a fall-through
124
vs. 15 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 46% · cash 51% · VA 3% · FHA 0%.
If you're selling
- Price it right from day one: homes priced right sold in 5 days, homes needing cuts took 53 days
- 20 listings needed a price cut and still sold at 93.5% of asking
- 1 in 5 contracts fell apart before closing, most often inspection, appraisal or financing issues
- Waiting has a cost: an unsold home in this price range runs about $12,900 in estimated carrying costs
If you're buying
- Typical home sold at 95.9% of first asking price, and 83% sold below the original ask
- 1 in 6 listings didn't sell at all, and the ones that didn't sat a median of 125 days
- Most buyers here paid cash (51%) or used conventional financing (46%)
Did you know?
- 1 in 6 homes in Brandywine Bay didn't sell in the last 12 months
- 21% of contracts fell apart before closing, about 1 in 5
- At a 7.03% mortgage rate, carrying a $415,000 home runs about $3,140 a month
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For sellers
Listings that didn't sell
17%
up 1.4 pts from a year ago
7 expired, withdrawn or canceled vs 35 sold
Sold vs. first asking price
95.9%
down 0.7 pts from 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
5.6%
median — and they still didn't sell
For buyers
True days on market
19
down 18 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
4.1%
how far under the original price homes sold
Didn't sell, then sold on a relist
14%
of listings that didn't sell the first time
Median sold price
$415K
about the same as a year ago
35 homes sold
The last 24 months
0% latest month · Aug 26
49 latest month · Aug 26
93.6% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 5 | 1 | 17% | 4 | 98.6% |
| $300–400K | 8 | 1 | 11% | 11 | 99.4% |
| $400–500K | 12 | 2 | 14% | 30 | 94.7% |
| $500–750K | 9 | 3 | 25% | 15 | 96.3% |
| $750K–1M | 1 | 0 | 0% | 18 | 94.7% |
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 26, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000