Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Osprey Isle, Ocean Isle Beach
September 24, 2026
(910) 395‑1000 · buddyblake.ai
1 in 5 Osprey Isle Listings Didn't Sell This Year
In Osprey Isle, 102 listings ended in the last 12 months and 80 sold. Homes priced right from the start sold in 26 days at a typical 81.7% of first asking price, while the 1 in 5 that didn't sell sat a median of 110 days before coming off the market.
Which pile do you want to be in?
Out of every 20 homes listed in Osprey Isle, Ocean Isle Beach 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 The outlined ones expired, were withdrawn or were canceled.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 1 days. Needed price cuts: 26 days, and sold for 81.6% of the first price.
What waiting costs
| Mortgage (principal + interest) | $1,266 |
| Property taxes | $68 |
| Homeowners insurance | $250 |
| Upkeep | $199 |
| Utilities | $250 |
| About | $2,030 |
About $2,030 every month the home sits.
Listings that didn't sell stayed on the market a median of 110 days — roughly $7,300 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
11%
10 of about 90 before closing
Those homes that later sold
70%
30% never sold
Sold vs. first ask after a fall-through
82.9%
vs. 81.6% on the first contract
Days to sell after a fall-through
71
vs. 26 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 58% · cash 33% · VA 5% · FHA 3%.
If you're selling
- Only 1 listing sold without ever cutting the price, and it went in 1 days. The other 79 needed a cut of 9.8% and still took 26 days and landed at 81.6% of asking.
- The $300–400K range struggled most, with a 27% did-not-sell rate. Under $300K did best at 17%.
- Waiting has a cost. Listings that never sold sat a median of 110 days before ending as expired, withdrawn or canceled.
- 11% of contracts fell apart, about 1 in 9. Most often that's inspection, appraisal or financing issues. Homes that later sold after a fall-through took 71 days and closed at 82.9% of asking, versus 25 days and 81.7% for a first contract that holds.
If you're buying
- Nearly all sales, 99%, closed below the first asking price. There's room to negotiate in Osprey Isle right now.
- Homes in the $300–400K range are sitting longer and seeing more price cuts, which can mean more negotiating leverage.
- Buyers are financing this differently than you might think: 58% used conventional loans, 32% paid cash, 5% VA, 3% FHA.
Did you know?
- The typical Osprey Isle sale closed in 26 days once priced right.
- A typical home here carries an estimated $2,030 a month at a $239,000 price and 6.95% rate, based on the sold price and current mortgage rate.
- Sitting unsold has a real estimated cost too, about $7,300 in carrying costs for a typical home that lingers on the market.
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For sellers
Listings that didn't sell
22%
up 14.9 pts from a year ago
22 expired, withdrawn or canceled vs 80 sold
Sold vs. first asking price
81.7%
down 5.4 pts from a year ago
median sale price ÷ original list price
Sold below first asking
99%
share of homes that sold
Price cut on homes that didn't sell
9.8%
median — and they still didn't sell
For buyers
True days on market
26
up 7 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
18.3%
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
$239K
down 4.4% from a year ago
80 homes sold
The last 16 months
50% latest month · Aug 26
28 latest month · Aug 26
78.8% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 44 | 9 | 17% | 28 | 82.2% |
| $300–400K | 36 | 13 | 27% | 25 | 78.7% |
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