Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Southwater Village, Hampstead
September 24, 2026
(910) 395‑1000 · buddyblake.ai
Southwater Village: 73% of Listings Didn't Sell This Year
In Southwater Village, 1 in 2 listings ended without a sale over the last 12 months, and that's up sharply from 30% the year before. Homes priced right from the start sold in a median of 16 days, while the ones that needed price cuts took a median of 111 days and still weren't guaranteed to close.
Which pile do you want to be in?
Out of every 20 homes listed in Southwater Village, Hampstead 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 The outlined ones expired, were withdrawn or were canceled.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 16 days. Needed price cuts: 111 days, and sold for 95.0% of the first price.
What waiting costs
| Mortgage (principal + interest) | $2,068 |
| Property taxes | $240 |
| Homeowners insurance | $250 |
| Upkeep | $325 |
| Utilities | $250 |
| About | $3,130 |
About $3,130 every month the home sits.
Listings that didn't sell stayed on the market a median of 102 days — roughly $10,500 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); Pender County rate 0.7375 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
41%
14 of about 34 before closing
Those homes that later sold
7%
93% never sold
Sold vs. first ask after a fall-through
92.8%
vs. 100.0% on the first contract
Days to sell after a fall-through
181
vs. 19 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 15% · cash 10% · VA 55% · FHA 20%.
If you're selling
- Price it right from day one: right-priced homes sold in 16 days, cut-price ones took 111 days
- The $400-500K range struggled most, with a 79% didn't-sell rate; $300-400K did better at 65%
- Waiting has a cost: an unsold home in this price range carries an estimated $10,500 while it sits
- 41% of contracts fell apart before closing; most often inspection, appraisal or financing issues cause this industry-wide, so get inspections and financing lined up early
If you're buying
- 35% of homes that sold went for below the first asking price, so there's room to negotiate
- Homes that never sold sat a median of 102 days, so a stale listing is a sign to make an offer
- Most buyers here used VA loans (55%), with FHA at 20%, conventional at 15% and cash at 10%
Did you know?
- 1 in 2 listings in Southwater Village didn't sell in the last 12 months
- 41% of contracts that went pending still fell apart before closing
- When a contract fell apart, only 7% of those homes went on to sell later; 93% never sold
Get the Southwater Village, Hampstead report every month
The same numbers, updated monthly, straight to your inbox. No spam, one click to stop.
For sellers
Listings that didn't sell
73%
up 43.3 pts from a year ago
55 expired, withdrawn or canceled vs 20 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
35%
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
23
down 580 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
27%
of listings that didn't sell the first time
Median sold price
$390K
up 4.4% from a year ago
20 homes sold
The last 16 months
80% latest month · Aug 26
1 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 | 0 | 7 | 100% | — | — |
| $300–400K | 14 | 26 | 65% | 22 | 100.0% |
| $400–500K | 6 | 22 | 79% | 30 | 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 24, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000