Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: ZIP 28461 · Southport
September 23, 2026
(910) 395‑1000 · buddyblake.ai
In ZIP 28461, 1 in 4 homes listed didn't sell
In the last 12 months, 1,214 homes finished their time on the market in ZIP code 28461 (Southport area): 919 sold and 295 did not — about 1 in 4. The ones that sold took a median of 58 days, counted from the first day listed, and closed at 95.4% of their first asking price.
Which pile do you want to be in?
Out of every 20 homes listed in ZIP 28461 · Southport 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 The outlined ones expired, were withdrawn or were canceled.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 15 days. Needed price cuts: 101 days, and sold for 92.2% of the first price.
What waiting costs
| Mortgage (principal + interest) | $2,621 |
| Property taxes | $141 |
| Homeowners insurance | $250 |
| Upkeep | $413 |
| Utilities | $250 |
| About | $3,670 |
About $3,670 every month the home sits.
Listings that didn't sell stayed on the market a median of 163 days — roughly $19,700 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); Brunswick County rate 0.342 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%
201 of about 1,125 before closing
Those homes that later sold
70%
27% never sold
Sold vs. first ask after a fall-through
91.6%
vs. 96.0% on the first contract
Days to sell after a fall-through
155
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 50% · cash 36% · VA 4% · FHA 5%.
If you're selling
- Homes priced right from day one sold in a median of 15 days. Homes that needed price cuts took 101 days and sold for 92.2% of their first price.
- Price range matters: 29% of homes starting at $400–500K didn't sell, compared with 17% at $500–750K.
- Waiting costs money. A $495,000 home runs about $3,670 a month to hold — roughly $19,700 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 91.6% of first asking, versus 96.0% for homes that closed on the first contract.
If you're buying
- 82% 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 163 days.
Did you know?
- 36% of buyers paid cash, and 4% used VA loans.
- A year earlier, 25% of listings didn't sell; now it's 24%.
- When a contract fell apart, 27% of those homes never sold at all.
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For sellers
Listings that didn't sell
24%
down 0.3 pts from a year ago
295 expired, withdrawn or canceled vs 919 sold
Sold vs. first asking price
95.4%
down 0.7 pts from a year ago
median sale price ÷ original list price
Sold below first asking
82%
share of homes that sold
Price cut on homes that didn't sell
2.7%
median — and they still didn't sell
For buyers
True days on market
58
up 12 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
4.6%
how far under the original price homes sold
Didn't sell, then sold on a relist
20%
of listings that didn't sell the first time
Median sold price
$495K
up 6.5% from a year ago
919 homes sold
The last 24 months
21% latest month · Aug 26
58 latest month · Aug 26
94.2% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 142 | 43 | 23% | 38 | 97.3% |
| $300–400K | 187 | 69 | 27% | 65 | 95.5% |
| $400–500K | 104 | 42 | 29% | 54 | 95.2% |
| $500–750K | 231 | 47 | 17% | 47 | 96.2% |
| $750K–1M | 98 | 34 | 26% | 71 | 94.6% |
| $1M+ | 157 | 60 | 28% | 68 | 92.7% |
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 23, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000