Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Southern Pines
September 26, 2026
(910) 395‑1000 · buddyblake.ai
Southern Pines: 1 in 4 Listings Didn't Sell Last Year
Over the last 12 months, 452 listings ended in Southern Pines and 342 sold. Typical days to sell was 37 days, but homes that never sold sat for 162 days before giving up. Priced-right listings sold in 17 days, while ones needing price cuts took 67 days.
Which pile do you want to be in?
Out of every 20 homes listed in Southern Pines 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 The outlined ones expired, were withdrawn or were canceled.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: 67 days, and sold for 91.9% of the first price.
What waiting costs
| Mortgage (principal + interest) | $2,643 |
| Property taxes | $122 |
| Homeowners insurance | $250 |
| Upkeep | $413 |
| Utilities | $250 |
| About | $3,680 |
About $3,680 every month the home sits.
Listings that didn't sell stayed on the market a median of 162 days — roughly $19,600 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); Moore County rate 0.295 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
16%
65 of about 407 before closing
Those homes that later sold
69%
29% never sold
Sold vs. first ask after a fall-through
93.5%
vs. 98.2% on the first contract
Days to sell after a fall-through
106
vs. 32 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 32% · cash 26% · VA 36% · FHA 1%.
If you're selling
- Price it right from day one, homes priced right sold in 17 days versus 67 days for the ones that needed cuts
- The $1M+ range struggled most, with a 35% didn't-sell rate, while $400-500K homes did best at 19%
- Waiting has a cost, an estimated $19,600 in carrying costs for a typical home while it sits unsold
- 16% of contracts fell apart, most often inspection, appraisal or financing issues, so have things ready before you go under contract
If you're buying
- 66% of homes sold below the first asking price, and the typical sale closed at 97.6% of that price, so there's room to negotiate
- Homes that never sold sat for 162 days, so a long time on market is normal for some listings, not a red flag on its own
- Buyers are paying in different ways, 36% VA, 32% conventional, 26% cash and 1% FHA
Did you know?
- 1 in 6 contracts in Southern Pines fell apart before closing
- When a contract fell apart, the home took 106 days to sell the second time, versus 32 days for the first contract
- Listings that never sold had cut their price a median of 2.5% along the way
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Thinking of selling in Southern Pines? What it takes and what it costs →
For sellers
Listings that didn't sell
24%
up 3.3 pts from a year ago
110 expired, withdrawn or canceled vs 342 sold
Sold vs. first asking price
97.6%
down 0.8 pts from a year ago
median sale price ÷ original list price
Sold below first asking
66%
share of homes that sold
Price cut on homes that didn't sell
2.5%
median — and they still didn't sell
For buyers
True days on market
37
up 12 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
2.4%
how far under the original price homes sold
Didn't sell, then sold on a relist
17%
of listings that didn't sell the first time
Median sold price
$495K
down 0.9% from a year ago
342 homes sold
The last 24 months
24% latest month · Aug 26
49 latest month · Aug 26
92.3% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 30 | 11 | 27% | 39 | 94.0% |
| $300–400K | 63 | 25 | 28% | 31 | 98.6% |
| $400–500K | 69 | 16 | 19% | 56 | 97.7% |
| $500–750K | 124 | 31 | 20% | 27 | 98.5% |
| $750K–1M | 25 | 10 | 29% | 52 | 95.0% |
| $1M+ | 31 | 17 | 35% | 30 | 95.0% |
Neighborhoods in Southern Pines
| Neighborhood | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Downtown | 39 | 18 | 32% | 51 | 96.7% |
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 26, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000