Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Madeline Farm, New Bern
September 26, 2026
(910) 395‑1000 · buddyblake.ai
Madeline Farm: 77% of Buyers Use VA Loans
Over the last 12 months in Madeline Farm, 67 of 73 homes that ended sold, with a typical 46 days to sell. Median sold price was $336,950, and the typical home sold at 100.0% of first asking price. Most buyers here are using VA loans, at 77%.
Which pile do you want to be in?
Out of every 20 homes listed in Madeline Farm, New Bern 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 The outlined ones expired, were withdrawn or were canceled.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 46 days. Needed price cuts: 90 days, and sold for 95.5% of the first price.
What waiting costs
| Mortgage (principal + interest) | $1,799 |
| Property taxes | $125 |
| Homeowners insurance | $250 |
| Upkeep | $281 |
| Utilities | $250 |
| About | $2,700 |
About $2,700 every month the home sits.
Listings that didn't sell stayed on the market a median of 21 days — roughly $1,900 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); Craven County rate 0.4448 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
7%
5 of about 73 before closing
Those homes that later sold
80%
20% never sold
Sold vs. first ask after a fall-through
97.8%
vs. 100.0% on the first contract
Days to sell after a fall-through
163
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 10% · cash 3% · VA 77% · FHA 6%.
If you're selling
- Homes priced right from day one sold in a typical 46 days, and 64 of them got there.
- Homes that needed price cuts took 90 days and sold at 95.5% of asking, so pricing right the first time pays off.
- 6 listings, or 8% (about 1 in 12), didn't sell at all in the last 12 months, up from 1% the year before.
- 7% of contracts fell apart (about 1 in 15) — most often inspection, appraisal or financing issues. Of those, 80% later sold, but it took 163 days and typically at a lower 97.8% of asking.
If you're buying
- 51% of homes here sold below the first asking price, so there is room to negotiate.
- Listings that never sold sat a median of 21 days before coming off market, so if a home is lingering past that, ask why.
- Most buyers in Madeline Farm are using VA loans (77%), with conventional financing at 10% and cash at just 3%.
Did you know?
- A typical home here sold for $336,950.
- At a 7.03% mortgage rate, the estimated monthly carrying cost on a typical home here is about $2,700.
- Homes that sat unsold carried an estimated cost of about $1,900 a month while waiting.
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For sellers
Listings that didn't sell
8%
up 7.0 pts from a year ago
6 expired, withdrawn or canceled vs 67 sold
Sold vs. first asking price
100.0%
about the same as a year ago
median sale price ÷ original list price
Sold below first asking
51%
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
46
down 14 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
0.0%
how far under the original price homes sold
Didn't sell, then sold on a relist
33%
of listings that didn't sell the first time
Median sold price
$337K
up 2.3% from a year ago
67 homes sold
The last 24 months
0% latest month · Aug 26
37 latest month · Aug 26
98.3% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| $300–400K | 67 | 6 | 8% | 46 | 100.0% |
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