Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Village Acres, Pinehurst
September 26, 2026
(910) 395‑1000 · buddyblake.ai
In Village Acres, 1 in 5 Listings Didn't Sell
Over the last 12 months in Village Acres, 64 listings ended and 50 sold, but 14 didn't sell — that's 1 in 5. Homes priced right from the start sold in 9 days, while the ones that needed price cuts sat for 80 days before finding a buyer.
Which pile do you want to be in?
Out of every 20 homes listed in Village Acres, Pinehurst 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 The outlined ones expired, were withdrawn or were canceled.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: 80 days, and sold for 92.9% of the first price.
What waiting costs
| Mortgage (principal + interest) | $2,229 |
| Property taxes | $103 |
| Homeowners insurance | $250 |
| Upkeep | $348 |
| Utilities | $250 |
| About | $3,180 |
About $3,180 every month the home sits.
Listings that didn't sell stayed on the market a median of 81 days — roughly $8,500 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
9%
5 of about 55 before closing
Those homes that later sold
80%
20% never sold
Sold vs. first ask after a fall-through
93.9%
vs. 97.2% on the first contract
Days to sell after a fall-through
88
vs. 30 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 30% · cash 16% · VA 38% · FHA 8%.
If you're selling
- Price it right from day one: listings priced correctly sold in 9 days versus 80 days for ones that needed cuts
- Homes that needed price cuts still sold, but only at 92.9% of asking
- 9% of contracts fell apart before closing — most often inspection, appraisal or financing issues in general industry experience
- If your contract falls apart, most homes still go on to sell later, but it can add real time on market
If you're buying
- 72% of homes in Village Acres sold below the first asking price, so there's room to negotiate
- Homes that sit past the first month often come with price cuts of 2.0%
- Buyers are financing in different ways: 38% VA, 30% conventional, 16% cash, 8% FHA
Did you know?
- The typical home in Village Acres sold at 97.0% of its first asking price
- Listings that didn't sell sat for a median of 81 days before coming off the market
- At the median price of $417,500 with a 7.03% rate, estimated monthly carrying cost runs about $3,180
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For sellers
Listings that didn't sell
22%
up 7.1 pts from a year ago
14 expired, withdrawn or canceled vs 50 sold
Sold vs. first asking price
97.0%
down 1.0 pts from a year ago
median sale price ÷ original list price
Sold below first asking
72%
share of homes that sold
Price cut on homes that didn't sell
2.0%
median — and they still didn't sell
For buyers
True days on market
34
up 13 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
3.0%
how far under the original price homes sold
Didn't sell, then sold on a relist
36%
of listings that didn't sell the first time
Median sold price
$418K
down 0.5% from a year ago
50 homes sold
The last 23 months
0% latest month · Aug 26
69 latest month · Aug 26
92.5% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 1 | 0 | 0% | 4 | 99.4% |
| $300–400K | 15 | 3 | 17% | 28 | 97.2% |
| $400–500K | 23 | 8 | 26% | 44 | 96.6% |
| $500–750K | 11 | 3 | 21% | 67 | 96.2% |
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 26, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000