Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Vass
September 26, 2026
(910) 395‑1000 · buddyblake.ai
1 in 4 Vass Listings Didn't Sell Last Year
In Vass, 176 out of 229 listings sold over the last 12 months, and 53 didn't sell. Homes priced right from day one sold in a typical 39 days, while ones that needed price cuts took 119 days and still sold for less.
Which pile do you want to be in?
Out of every 20 homes listed in Vass 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 The outlined ones expired, were withdrawn or were canceled.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 39 days. Needed price cuts: 119 days, and sold for 93.8% of the first price.
What waiting costs
| Mortgage (principal + interest) | $2,082 |
| Property taxes | $96 |
| Homeowners insurance | $250 |
| Upkeep | $325 |
| Utilities | $250 |
| About | $3,000 |
About $3,000 every month the home sits.
Listings that didn't sell stayed on the market a median of 129 days — roughly $12,700 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
11%
22 of about 198 before closing
Those homes that later sold
64%
27% never sold
Sold vs. first ask after a fall-through
96.0%
vs. 98.7% on the first contract
Days to sell after a fall-through
204
vs. 80 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 22% · cash 11% · VA 60% · FHA 5%.
If you're selling
- Price it right from day one: pricedright listings sold in 39 days, versus 119 days for ones that needed cuts
- The $400–500K range struggled most, with a 23% didn't-sell rate, while listings under $300K did best at 7%
- Waiting has a cost: estimated carrying costs run about $12,700 while a home sits unsold at $3,000 a month
- 11% of contracts fell apart in Vass, most often inspection, appraisal or financing issues industry-wide; be ready with paperwork and repairs lined up
If you're buying
- Typical sold price was 98.5% of first asking price, and 67% of homes sold below that first ask, so there's room to negotiate
- Homes that didn't need a price cut sold in 39 days, but the overall typical time to sell was 81 days
- 60% of buyers used VA financing, 22% conventional, 11% cash, and 5% FHA
Did you know?
- Listings that never sold in Vass sat for a median of 129 days before coming off the market
- When a contract fell apart, 64% of those homes went on to sell later, at a typical 96.0% of asking price
- Contracts fell apart on 1 in 9 Vass listings over the last 12 months
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Thinking of selling in Vass? What it takes and what it costs →
For sellers
Listings that didn't sell
23%
up 2.4 pts from a year ago
53 expired, withdrawn or canceled vs 176 sold
Sold vs. first asking price
98.5%
up 1.6 pts from a year ago
median sale price ÷ original list price
Sold below first asking
67%
share of homes that sold
Price cut on homes that didn't sell
2.3%
median — and they still didn't sell
For buyers
True days on market
81
down 4 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
1.5%
how far under the original price homes sold
Didn't sell, then sold on a relist
11%
of listings that didn't sell the first time
Median sold price
$390K
up 1.6% from a year ago
176 homes sold
The last 24 months
33% latest month · Aug 26
73 latest month · Aug 26
96.8% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 25 | 2 | 7% | 13 | 100.0% |
| $300–400K | 63 | 16 | 20% | 80 | 98.1% |
| $400–500K | 64 | 19 | 23% | 108 | 98.6% |
| $500–750K | 14 | 3 | 18% | 28 | 98.6% |
| $750K–1M | 3 | 6 | 67% | 121 | 96.3% |
| $1M+ | 7 | 7 | 50% | 99 | 92.4% |
Neighborhoods in Vass
| Neighborhood | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Woodlake | 64 | 27 | 30% | 72 | 97.9% |
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