Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Indigo Preserve, Leland
September 24, 2026
(910) 395‑1000 · buddyblake.ai
Indigo Preserve: Price It Right or Wait Months Longer
In Indigo Preserve, 102 of 106 homes that ended in the last 12 months actually sold, and the typical one sold in 53 days. Homes priced right from the start sold in a median of 17 days, but the ones that needed price cuts took 119 days and still closed lower at 92.0% of asking.
Which pile do you want to be in?
Out of every 20 homes listed in Indigo Preserve, Leland 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 The outlined ones expired, were withdrawn or were canceled.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 17 days. Needed price cuts: 138 days, and sold for 91.9% of the first price.
What waiting costs
| Mortgage (principal + interest) | $2,195 |
| Property taxes | $118 |
| Homeowners insurance | $250 |
| Upkeep | $345 |
| Utilities | $250 |
| About | $3,160 |
About $3,160 every month the home sits.
Listings that didn't sell stayed on the market a median of 19 days — roughly $2,000 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
18%
22 of about 124 before closing
Those homes that later sold
96%
5% never sold
Sold vs. first ask after a fall-through
91.8%
vs. 98.1% on the first contract
Days to sell after a fall-through
170
vs. 41 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 79% · cash 6% · VA 3% · FHA 10%.
If you're selling
- Price it right from day one. Homes that started right sold in 17 days versus 119 days for homes that needed cuts.
- The $300–400K range struggled most, with a 9% rate of not selling. The $400–500K range had 0%.
- Waiting has a cost. Homes that sat before cutting price ended up selling for less, 92.0% of asking versus 98.1% for homes that got it right the first time.
- Contracts fell apart 18% of the time, about 1 in 6. Most often that is inspection, appraisal or financing issues industry-wide. Homes that had a contract fall through and later sold took 170 days and sold at 91.8% of asking.
If you're buying
- Most homes sold below the first asking price, 69% of them, with a typical sale at 96.8% of ask.
- Homes that sat on the market longer, a median of 19 days for ones that never sold, are worth a second look for negotiating room.
- Most buyers here used conventional financing (79%), with 6% paying cash, 10% FHA and 3% VA.
Did you know?
- A typical home in Indigo Preserve sold for $409,500.
- At a 6.95% mortgage rate, the estimated monthly carrying cost on a home at that price is about $3,130.
- Sellers who had to keep carrying an unsold home faced an estimated $2,000 a month in the meantime.
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For sellers
Listings that didn't sell
4%
down 9.2 pts from a year ago
4 expired, withdrawn or canceled vs 100 sold
Sold vs. first asking price
97.0%
down 2.1 pts from a year ago
median sale price ÷ original list price
Sold below first asking
68%
share of homes that sold
Price cut on homes that didn't sell
0.0%
median — and they still didn't sell
For buyers
True days on market
54
up 2 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
3.0%
how far under the original price homes sold
Didn't sell, then sold on a relist
0%
of listings that didn't sell the first time
Median sold price
$414K
up 9.3% from a year ago
100 homes sold
The last 16 months
17% latest month · Aug 26
16 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 |
|---|---|---|---|---|---|
| Under $300K | 5 | 0 | 0% | 11 | 100.0% |
| $300–400K | 37 | 4 | 10% | 85 | 95.4% |
| $400–500K | 45 | 0 | 0% | 55 | 97.3% |
| $500–750K | 11 | 0 | 0% | 65 | 98.4% |
| $1M+ | 2 | 0 | 0% | 95 | 6.5% |
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