Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: West End
September 26, 2026
(910) 395‑1000 · buddyblake.ai
1 in 4 West End Listings Didn't Sell
Over the last 12 months in West End, 187 homes sold and 61 didn't, a 25% didn't-sell rate, up from 22% the year before. Typical time to sell was 64 days, and homes that sold went for 96.3% of asking. Homes priced right from the start sold in 36 days, while ones that needed price cuts took 99 days and still closed at 92.1% of asking.
Which pile do you want to be in?
Out of every 20 homes listed in West End 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 The outlined ones expired, were withdrawn or were canceled.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 36 days. Needed price cuts: 99 days, and sold for 92.1% of the first price.
What waiting costs
| Mortgage (principal + interest) | $2,402 |
| Property taxes | $111 |
| Homeowners insurance | $250 |
| Upkeep | $375 |
| Utilities | $250 |
| About | $3,390 |
About $3,390 every month the home sits.
Listings that didn't sell stayed on the market a median of 182 days — roughly $20,300 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
19%
43 of about 231 before closing
Those homes that later sold
70%
28% never sold
Sold vs. first ask after a fall-through
90.4%
vs. 96.6% on the first contract
Days to sell after a fall-through
137
vs. 59 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 48% · cash 20% · VA 23% · FHA 7%.
If you're selling
- Price it right from day one. Homes priced correctly sold in 36 days versus 99 days for ones that needed cuts.
- The $500-750K range struggles most, with a 35% didn't-sell rate. The $750K-1M range does best at 16%.
- Waiting costs money. Listings that never sold sat a median of 182 days and still needed a 2.2% price cut.
- 19% of contracts fell apart before closing, most often inspection, appraisal or financing issues. Homes that went back on the market and later sold took 137 days and closed at 90.4% of asking, so be ready to relist quickly if it happens.
If you're buying
- 79% of sales in West End closed below the first asking price, so there's room to negotiate.
- Homes that sit past 36 days often see price cuts. Watch for listings that needed cuts, they closed at 92.1% of asking.
- Financing mix varies. 48% of buyers used conventional loans, 23% VA, 20% cash, and 7% FHA.
Did you know?
- The median sold price in West End over the last 12 months was $450,000.
- At today's 7.03% rate, carrying a $450,000 home runs about $3,390 a month, or an estimated $20,300 while it sits unsold.
- If a contract falls apart, 70% of those homes later sold, but 28% never did.
Get the West End report every month
The same numbers, updated monthly, straight to your inbox. No spam, one click to stop.
Thinking of selling in West End? What it takes and what it costs →
For sellers
Listings that didn't sell
25%
up 2.3 pts from a year ago
61 expired, withdrawn or canceled vs 187 sold
Sold vs. first asking price
96.3%
down 0.9 pts from a year ago
median sale price ÷ original list price
Sold below first asking
79%
share of homes that sold
Price cut on homes that didn't sell
2.2%
median — and they still didn't sell
For buyers
True days on market
64
up 22 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
3.7%
how far under the original price homes sold
Didn't sell, then sold on a relist
26%
of listings that didn't sell the first time
Median sold price
$450K
down 2.7% from a year ago
187 homes sold
The last 24 months
24% latest month · Aug 26
78 latest month · Aug 26
95.6% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 12 | 6 | 33% | 62 | 89.4% |
| $300–400K | 37 | 8 | 18% | 74 | 95.0% |
| $400–500K | 52 | 13 | 20% | 75 | 96.0% |
| $500–750K | 45 | 24 | 35% | 55 | 97.4% |
| $750K–1M | 26 | 5 | 16% | 77 | 99.6% |
| $1M+ | 15 | 5 | 25% | 47 | 91.3% |
Neighborhoods in West End
| Neighborhood | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Seven Lakes West | 70 | 17 | 20% | 55 | 96.7% |
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