Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Topsail Reef, North Topsail Beach
September 24, 2026
(910) 395‑1000 · buddyblake.ai
Topsail Reef: 80% of Listings Didn't Sell This Year
In the Topsail Reef neighborhood in North Topsail Beach, 40 homes ended in the last 12 months and only 8 sold. That's a didNotSell rate of 80%, up from 61% the year before. Homes that did sell took a typical 105 days and sold at 83.2% of first asking price.
Which pile do you want to be in?
Out of every 20 homes listed in Topsail Reef, North Topsail 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 The outlined ones expired, were withdrawn or were canceled.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 9 days. Needed price cuts: 114 days, and sold for 79.4% of the first price.
What waiting costs
| Mortgage (principal + interest) | $749 |
| Property taxes | $77 |
| Homeowners insurance | $250 |
| Upkeep | $118 |
| Utilities | $250 |
| About | $1,440 |
About $1,440 every month the home sits.
Listings that didn't sell stayed on the market a median of 274 days — roughly $13,000 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.
If you're selling
- Price it right from day one. Homes priced correctly took just 9 days to sell (2 of them). Homes that needed cuts sat a typical 114 days and still only sold at 79.4% of asking.
- Listings that never sold sat a median of 274 days before coming off market, with a median price cut of 4.7% along the way.
- Waiting costs money. Carrying a typical home here is estimated at about $1,440 a month, or about $13,000 while it sits unsold.
- 88% of homes that sold went for less than the first asking price. Set the number realistically at listing, not after months on market.
If you're buying
- With 80% of listings not selling, there's real room to negotiate on price and terms.
- Typical sold price here is $141,500, and most sellers accepted less than their first asking price.
- Homes that do sell here can take a typical 105 days, so patience is part of the process.
Did you know?
- Only 8 of 40 listings in Topsail Reef sold in the last 12 months.
- Homes priced right from the start sold in a typical 9 days, versus 114 days for homes that needed price cuts.
- At a 6.95% mortgage rate, carrying a $141,500 home here runs an estimated $1,440 a month.
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For sellers
Listings that didn't sell
80%
up 18.9 pts from a year ago
32 expired, withdrawn or canceled vs 8 sold
Sold vs. first asking price
83.2%
up 1.3 pts from a year ago
median sale price ÷ original list price
Sold below first asking
88%
share of homes that sold
Price cut on homes that didn't sell
4.7%
median — and they still didn't sell
For buyers
True days on market
105
down 117 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
16.8%
how far under the original price homes sold
Didn't sell, then sold on a relist
3%
of listings that didn't sell the first time
Median sold price
$142K
down 17.1% from a year ago
8 homes sold
The last 23 months
67% latest month · Aug 26
111 latest month · Aug 26
84.3% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 8 | 32 | 80% | 105 | 83.2% |
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