Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: South Harbour Village, Southport
September 24, 2026
(910) 395‑1000 · buddyblake.ai
1 in 4 South Harbour Village Listings Didn't Sell
In South Harbour Village over the last 12 months, 47 listings ended and 35 sold. 1 in 4 didn't sell, up from 16% the year before. Homes priced right from the start sold in a median of 11 days, while ones that needed price cuts took 109 days and 26 of them needed a cut.
Which pile do you want to be in?
Out of every 20 homes listed in South Harbour Village, Southport 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 The outlined ones expired, were withdrawn or were canceled.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 11 days. Needed price cuts: 115 days, and sold for 94.6% of the first price.
What waiting costs
| Mortgage (principal + interest) | $1,723 |
| Property taxes | $93 |
| Homeowners insurance | $250 |
| Upkeep | $271 |
| Utilities | $250 |
| About | $2,590 |
About $2,590 every month the home sits.
Listings that didn't sell stayed on the market a median of 164 days — roughly $13,900 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
21%
9 of about 44 before closing
Those homes that later sold
67%
33% never sold
Sold vs. first ask after a fall-through
92.9%
vs. 96.1% on the first contract
Days to sell after a fall-through
138
vs. 45 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 51% · cash 37% · VA 6% · FHA 6%.
If you're selling
- Price it right from day one: homes priced correctly sold in 11 days versus 109 days for homes that needed a cut.
- Waiting costs money: listings that never sold sat a median of 164 days, and still saw a 2.0% price cut with no sale.
- 1 in 5 contracts fell apart before closing. Most often that's inspection, appraisal or financing issues, general industry experience.
- If your contract does fall apart, most of those homes (67%) went on to sell later, but at 92.9% of ask instead of 96.1% for a home that sells on the first contract.
If you're buying
- Homes that need a price cut are selling around 94.8% of that adjusted price, so there's room to negotiate.
- 1 in 4 listings in South Harbour Village didn't sell at all, so overpriced homes are common here.
- Most buyers here are paying conventional financing (51%) or cash (37%), with VA and FHA each at 6%.
Did you know?
- The typical sold home in South Harbour Village went for 95.3% of its first asking price.
- On a $325,000 home at a 6.95% mortgage rate, the estimated monthly carrying cost is about $2,580.
- A home that sits unsold for the median 164 days can cost an estimated $13,900 in carrying costs.
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For sellers
Listings that didn't sell
26%
up 10.9 pts from a year ago
12 expired, withdrawn or canceled vs 34 sold
Sold vs. first asking price
95.6%
about the same as a year ago
median sale price ÷ original list price
Sold below first asking
91%
share of homes that sold
Price cut on homes that didn't sell
2.0%
median — and they still didn't sell
For buyers
True days on market
84
up 38 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
4.4%
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
$325K
up 11.2% from a year ago
34 homes sold
The last 23 months
33% latest month · Aug 26
70 latest month · Aug 26
96.3% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 11 | 2 | 15% | 70 | 96.4% |
| $300–400K | 16 | 6 | 27% | 101 | 96.4% |
| $400–500K | 4 | 1 | 20% | 89 | 93.9% |
| $500–750K | 2 | 3 | 60% | 41 | 96.3% |
| $750K–1M | 1 | 0 | 0% | 124 | 94.6% |
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