Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: The Preserve at Tidewater, Sneads Ferry
September 24, 2026
(910) 395‑1000 · buddyblake.ai
Preserve at Tidewater Homes Sell in Just 15 Days
In the last 12 months, 36 homes sold in The Preserve at Tidewater and 4 didn't sell, a 10% didNotSell rate. Homes priced right from the start sold in 11 days at a median of $438,115, while ones needing price cuts sat 57 days and closed at 96.3% of asking.
Which pile do you want to be in?
Out of every 20 homes listed in The Preserve at Tidewater, Sneads Ferry 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 The outlined ones expired, were withdrawn or were canceled.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: 57 days, and sold for 96.3% of the first price.
What waiting costs
| Mortgage (principal + interest) | $2,320 |
| Property taxes | $239 |
| Homeowners insurance | $250 |
| Upkeep | $365 |
| Utilities | $250 |
| About | $3,420 |
About $3,420 every month the home sits.
Listings that didn't sell stayed on the market a median of 114 days — roughly $12,800 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); Onslow County rate 0.655 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
18%
8 of about 44 before closing
Those homes that later sold
75%
25% never sold
Sold vs. first ask after a fall-through
103.8%
vs. 100.0% on the first contract
Days to sell after a fall-through
39
vs. 10 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 28% · cash 11% · VA 58% · FHA 3%.
If you're selling
- Price it right from day one: 33 homes did this and sold in 11 days
- Needing a price cut cost time: 3 listings took 57 days and settled for 96.3% of asking
- 1 in 10 listings didn't sell, up slightly from 8% the year before
- 1 in 5 contracts fell apart before closing, most often inspection, appraisal or financing issues
If you're buying
- 33% of homes sold below the first asking price, so there's room to negotiate
- Homes that don't sell sit a median of 114 days, so a slow listing is a signal
- Most buyers here use VA loans (58%), with 28% conventional, 11% cash, and 3% FHA
Did you know?
- Typical days to sell in The Preserve at Tidewater is just 15 days
- Estimated monthly carrying cost on a typical $438,115 home is about $3,420 at 6.95%
- If a contract falls apart, 75% of those homes go on to sell later, often at 103.8% of asking
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For sellers
Listings that didn't sell
10%
up 1.9 pts from a year ago
4 expired, withdrawn or canceled vs 36 sold
Sold vs. first asking price
100.0%
up 0.9 pts from a year ago
median sale price ÷ original list price
Sold below first asking
33%
share of homes that sold
Price cut on homes that didn't sell
2.8%
median — and they still didn't sell
For buyers
True days on market
15
down 19 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
25%
of listings that didn't sell the first time
Median sold price
$438K
up 3.1% from a year ago
36 homes sold
The last 22 months
0% latest month · Aug 26
7 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 | 3 | 0 | 0% | 6 | 100.8% |
| $400–500K | 24 | 1 | 4% | 17 | 100.0% |
| $500–750K | 9 | 3 | 25% | 16 | 98.2% |
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