Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Woodlake, Vass
September 26, 2026
(910) 395‑1000 · buddyblake.ai
In Woodlake, 1 in 3 Listings Didn't Sell This Year
Over the last 12 months in the Woodlake neighborhood in Vass, 91 listings ended and 64 sold. Typical sale took 72 days and closed at 97.9% of the first asking price. Homes priced right from the start sold in 23 days, while ones that needed price cuts sat for 114 days.
Which pile do you want to be in?
Out of every 20 homes listed in Woodlake, 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 The outlined ones expired, were withdrawn or were canceled.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 23 days. Needed price cuts: 114 days, and sold for 93.8% of the first price.
What waiting costs
| Mortgage (principal + interest) | $2,106 |
| Property taxes | $97 |
| Homeowners insurance | $250 |
| Upkeep | $329 |
| Utilities | $250 |
| About | $3,030 |
About $3,030 every month the home sits.
Listings that didn't sell stayed on the market a median of 193 days — roughly $19,200 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
10%
7 of about 71 before closing
Those homes that later sold
29%
57% never sold
Sold vs. first ask after a fall-through
88.5%
vs. 98.3% on the first contract
Days to sell after a fall-through
286
vs. 70 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 20% · cash 20% · VA 53% · FHA 3%.
If you're selling
- Price it right from day one: right-priced homes sold in 23 days, others took 114 days
- The $400-500K range struggled most, with a 36% did-not-sell rate
- 10% of contracts fell apart before closing, most often inspection, appraisal or financing issues
- Homes that never sold sat a median of 193 days and still needed a 3.1% price cut
If you're buying
- Typical home sold at 97.9% of first asking price, and 66% sold below that first ask
- Homes that don't sell in Woodlake sit a median of 193 days, so slow listings can mean room to talk price
- Most buyers used VA loans (53%), with cash and conventional each at 20%
Did you know?
- Owning a typical $394,500 home in Woodlake right now runs about $3,030 a month at a 7.03% rate
- If a home sits unsold, that's an estimated $19,200 in carrying costs while it waits
- If a contract falls apart, homes that do sell later average only 88.5% of asking, versus 98.3% for homes that sell on the first contract
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For sellers
Listings that didn't sell
30%
up 4.1 pts from a year ago
27 expired, withdrawn or canceled vs 64 sold
Sold vs. first asking price
97.9%
up 0.4 pts from a year ago
median sale price ÷ original list price
Sold below first asking
66%
share of homes that sold
Price cut on homes that didn't sell
3.1%
median — and they still didn't sell
For buyers
True days on market
72
up 16 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
2.1%
how far under the original price homes sold
Didn't sell, then sold on a relist
19%
of listings that didn't sell the first time
Median sold price
$395K
up 2.8% from a year ago
64 homes sold
The last 24 months
22% latest month · Aug 26
70 latest month · Aug 26
96.3% 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 | 0 | 0% | 10 | 94.3% |
| $300–400K | 22 | 9 | 29% | 70 | 97.9% |
| $400–500K | 23 | 13 | 36% | 89 | 99.1% |
| $500–750K | 8 | 2 | 20% | 28 | 98.5% |
| $750K–1M | 3 | 3 | 50% | 121 | 96.3% |
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