Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: ZIP 28398 · Warsaw
September 23, 2026
(910) 395‑1000 · buddyblake.ai
In ZIP 28398, 1 in 3 homes listed didn't sell
In the last 12 months, 65 homes finished their time on the market in ZIP code 28398 (Warsaw area): 43 sold and 22 did not — about 1 in 3. The ones that sold took a median of 55 days, counted from the first day listed, and closed at 97.0% of their first asking price.
Which pile do you want to be in?
Out of every 20 homes listed in ZIP 28398 · Warsaw 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 The outlined ones expired, were withdrawn or were canceled.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 37 days. Needed price cuts: 99 days, and sold for 90.7% of the first price.
What waiting costs
| Mortgage (principal + interest) | $1,100 |
| Property taxes | $100 |
| Homeowners insurance | $250 |
| Upkeep | $173 |
| Utilities | $250 |
| About | $1,870 |
About $1,870 every month the home sits.
Listings that didn't sell stayed on the market a median of 73 days — roughly $4,500 in holding costs, and the home still didn't sell.
An example, not a quote: 20% down, 30-year fixed at 6.95% (Freddie Mac average, 2026-09-17); Duplin County rate 0.58 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
17%
9 of about 52 before closing
Those homes that later sold
56%
44% never sold
Sold vs. first ask after a fall-through
100.0%
vs. 96.8% on the first contract
Days to sell after a fall-through
62
vs. 54 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 19% · cash 28% · VA 19% · FHA 28%.
If you're selling
- Homes priced right from day one sold in a median of 37 days. Homes that needed price cuts took 99 days and sold for 90.7% of their first price.
- Waiting costs money. A $207,800 home runs about $1,870 a month to hold — roughly $4,500 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 100.0% of first asking, versus 96.8% for homes that closed on the first contract.
If you're buying
- 84% 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 73 days.
Did you know?
- 28% of buyers paid cash, and 19% used VA loans.
- A year earlier, 19% of listings didn't sell; now it's 34%.
- When a contract fell apart, 44% of those homes never sold at all.
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For sellers
Listings that didn't sell
34%
up 14.9 pts from a year ago
22 expired, withdrawn or canceled vs 43 sold
Sold vs. first asking price
97.0%
up 1.6 pts from a year ago
median sale price ÷ original list price
Sold below first asking
84%
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
55
up 29 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
5%
of listings that didn't sell the first time
Median sold price
$208K
up 3.9% from a year ago
43 homes sold
The last 22 months
40% latest month · Aug 26
62 latest month · Aug 26
90.8% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 35 | 14 | 29% | 55 | 97.7% |
| $300–400K | 5 | 6 | 55% | 24 | 93.8% |
| $400–500K | 1 | 0 | 0% | 55 | 98.5% |
| $500–750K | 2 | 2 | 50% | 193 | 91.9% |
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 23, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000