Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: ZIP 27504 · Benson
September 26, 2026
(910) 395‑1000 · buddyblake.ai
In ZIP 27504, 1 in 2 homes listed didn't sell
In the last 12 months, 60 homes finished their time on the market in ZIP code 27504 (Benson area): 32 sold and 28 did not — about 1 in 2. The ones that sold took a median of 56 days, counted from the first day listed, and closed at 97.5% of their first asking price.
Which pile do you want to be in?
Out of every 20 homes listed in ZIP 27504 · Benson 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 The outlined ones expired, were withdrawn or were canceled.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: 93 days, and sold for 93.6% of the first price.
What waiting costs
| Mortgage (principal + interest) | $1,724 |
| Property taxes | $140 |
| Homeowners insurance | $250 |
| Upkeep | $269 |
| Utilities | $250 |
| About | $2,630 |
About $2,630 every month the home sits.
Listings that didn't sell stayed on the market a median of 156 days — roughly $13,500 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); Johnston County rate 0.52 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
18%
7 of about 39 before closing
Those homes that later sold
86%
14% never sold
Sold vs. first ask after a fall-through
92.4%
vs. 99.0% on the first contract
Days to sell after a fall-through
245
vs. 47 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 53% · cash 3% · VA 25% · FHA 19%.
If you're selling
- Homes priced right from day one sold in a median of 36 days. Homes that needed price cuts took 93 days and sold for 93.6% of their first price.
- Waiting costs money. A $322,940 home runs about $2,630 a month to hold — roughly $13,500 over the time a typical unsold listing sat.
- About 1 in 6 contracts fell apart before closing. Homes that went back on the market sold for 92.4% of first asking, versus 99.0% for homes that closed on the first contract.
If you're buying
- 72% of homes sold below their first asking price — the first price is often a starting point.
- Homes that sit usually sit for a reason. Listings that didn't sell stayed on the market a median of 156 days.
Did you know?
- 3% of buyers paid cash, and 25% used VA loans.
- A year earlier, 19% of listings didn't sell; now it's 47%.
- When a contract fell apart, 14% of those homes never sold at all.
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For sellers
Listings that didn't sell
47%
up 27.3 pts from a year ago
28 expired, withdrawn or canceled vs 32 sold
Sold vs. first asking price
97.5%
down 2.0 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
0.0%
median — and they still didn't sell
For buyers
True days on market
56
up 11 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
2.5%
how far under the original price homes sold
Didn't sell, then sold on a relist
7%
of listings that didn't sell the first time
Median sold price
$323K
down 5.8% from a year ago
32 homes sold
The last 23 months
25% latest month · Aug 26
42 latest month · Aug 26
99.8% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 11 | 2 | 15% | 59 | 99.0% |
| $300–400K | 15 | 1 | 6% | 40 | 99.0% |
| $400–500K | 6 | 13 | 68% | 90 | 93.8% |
| $500–750K | 0 | 11 | 100% | — | — |
| $1M+ | 0 | 1 | 100% | — | — |
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