Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Citadel Point at Southbridge, Sneads Ferry
September 24, 2026
(910) 395‑1000 · buddyblake.ai
Citadel Point at Southbridge: Every Listing Sold This Year
In Citadel Point at Southbridge, all 61 homes that ended in the last 12 months sold. Typical time to sell was 46 days, and the median sold price was $379,558, with typical homes fetching 99.4% of asking.
Which pile do you want to be in?
Out of every 20 homes listed in Citadel Point at Southbridge, Sneads Ferry 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 The outlined ones expired, were withdrawn or were canceled.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 21 days. Needed price cuts: 88 days, and sold for 92.8% of the first price.
What waiting costs
| Mortgage (principal + interest) | $2,010 |
| Property taxes | $207 |
| Homeowners insurance | $250 |
| Upkeep | $316 |
| Utilities | $250 |
| About | $3,030 |
About $3,030 every month the home sits.
An example, not a quote: 20% down, 30-year fixed at 6.95% (Freddie Mac average, 2026-09-17); Onslow County rate 0.655 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
10%
7 of about 68 before closing
Those homes that later sold
100%
0% never sold
Sold vs. first ask after a fall-through
97.2%
vs. 99.4% on the first contract
Days to sell after a fall-through
49
vs. 46 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 21% · cash 2% · VA 67% · FHA 10%.
If you're selling
- Homes priced right from day one sold in a typical 21 days — 38 sold that way.
- Homes that needed price cuts took a typical 88 days and sold at 92.8% of asking, so pricing matters.
- 10% of contracts fell apart (1 in 10), most often inspection, appraisal or financing issues, but 100% of those homes went on to sell later, at a typical 97.2% of asking.
- 54% of homes sold below the first asking price, so set your first number carefully.
If you're buying
- Homes here sold at a typical 99.4% of first asking price, so there's not a lot of room to negotiate.
- If a contract falls apart, most of those homes go back on the market and sell again — 100% did, at a typical 97.2% of asking.
- Most buyers in Citadel Point at Southbridge used VA loans (67%), with 21% conventional, 10% FHA and 2% cash.
Did you know?
- In Citadel Point at Southbridge, 0% of listings didn't sell in the last 12 months, same as the year before.
- At a mortgage rate of 6.95%, the estimated monthly carrying cost on a $379,558 home is about $3,030.
- Homes that sold on the first contract took a typical 46 days, while those that fell through and sold again took a typical 49 days.
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For sellers
Listings that didn't sell
0%
about the same as a year ago
0 expired, withdrawn or canceled vs 61 sold
Sold vs. first asking price
99.4%
about the same as a year ago
median sale price ÷ original list price
Sold below first asking
54%
share of homes that sold
Price cut on homes that didn't sell
—
median — and they still didn't sell
For buyers
True days on market
46
down 36 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
0.6%
how far under the original price homes sold
Didn't sell, then sold on a relist
—
of listings that didn't sell the first time
Median sold price
$380K
down 1.4% from a year ago
61 homes sold
The last 22 months
0% latest month · Aug 26
36 latest month · Aug 26
100.0% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| $300–400K | 32 | 0 | 0% | 40 | 100.0% |
| $400–500K | 29 | 0 | 0% | 49 | 97.1% |
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