Deal Killer Report · last 12 months

What a dead deal costs sellers in North Topsail Beach

When a contract falls apart, the home sits longer, costs more to carry and usually sells for less. Here's how often it happens and what it costs — from the MLS, not guesses.

Estimated cost of a dead deal

$30,300

on a typical $610,000 home with a mortgage · $19,400 if it's paid off

Plus about $3,300 on average in repairs or credits to the buyer — about $33,600 all in (how we got that)

Contracts that fell apart
35%about 1 in 3 · 79 of 228
Extra days on the market
113199 vs. 86 on the first contract
Lower sale price
2.3%90.7% vs. 93.0% of first asking
Never sold at all
38%of the homes whose deal died
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When a deal dies in North Topsail Beach, it costs the seller about $30,300

79 of about 228 contracts for resale homes in North Topsail Beach fell apart over the last 12 months — about 1 in 3. The ones that sold later took 113 more days and sold for 2.3% less (measured against their first asking price) than homes that closed on the first contract. And 38% of the homes whose deal died never sold at all.

  • Holding costs run about $144 a day on a typical $610,000 home — 113 extra days is about $16,280.
  • The price scar alone is about $14,000 on a $610,000 home.
  • Where the MLS kept the date, the contract lasted a median of 18 days before it fell apart.
  • 35% came back on the market at a lower price (a median 10.0% below the first price).
  • Most resale deals die over the home inspection, the appraisal or the buyer's loan. A pre-market inspection finds the big items before a buyer does.
  • Even when a deal survives, repairs found during due diligence cost more: they're done on the buyer's deadline, often by the buyer's choice of contractors, or traded for a credit the buyer never spends on repairs. None of that shows up in the MLS, so it isn't in the dollar figure above.

What would it cost you?

Put in your own numbers. Leave the loan at 0 if your home is paid off.

$33,600

113 extra days at about $144 a day = $16,282 in holding costs, plus $14,030 from a 2.3% lower price, plus $3,300 in repairs or credits.

An estimate, not a quote. Uses this area's extra days and price scar; interest only on the mortgage; taxes scaled from the area's median bill; insurance $250/month, upkeep 1% of value a year, utilities $250/month, HOA $27/month (area median).

The hidden cost: repairs on the buyer's clock

Even when a deal holds together, the buyer's inspection usually costs the seller money. The MLS doesn't record it, so it isn't in our local numbers — but national surveys show how common and how big it is:

  • 86% of inspections find something to fix, and 46% of buyers used the report to negotiate the price down (Porch survey of 998 buyers).
  • When sellers give one, the median is $7,200 (Clever Real Estate seller survey).
  • Sellers gave concessions in about 46% of U.S. home sales this spring — repairs, closing costs and rate buydowns, a record for the season (Redfin).

Averaged across all sellers, that's about $3,300 — roughly half give a concession, and the median is $7,200 when they do. Some sellers pay nothing; a home that needs real work can pay far more. We add the $3,300 average to the dead-deal cost as a separate line rather than assume the worst.

And the money goes further against you once you're under contract:

  • You're on their deadline. Repairs have to be done before closing, so there's no time to shop around or wait for a better price.
  • You use their people. Buyers often want their own plumbers, electricians and contractors — at their price, for work you might have done yourself or had your own handyman do for less.
  • Credits instead of repairs. Many buyers ask for money off the price or toward closing costs and never make the repairs. The inspection becomes leverage against you.

Inspect before you list, and you handle the big items your way — on your schedule, with your own people, at your price — or disclose them up front so there's nothing left to negotiate.

The $3,300 is an estimate that combines two national sources (Redfin's share of sales with a concession and Clever Real Estate's median concession); it isn't measured locally. No study we found measures how much more the same repair costs under contract than before listing, so we don't put a number on that part.

Take the surprise off the table

Most resale deals die over the inspection, the appraisal or the loan. A pre-market inspection finds the big items before a buyer does — so there's nothing left to renegotiate or walk away over. It's part of our home selling system.

or text (910) 395-1000

What happened next

  • Sold later 29% — after 199 days in all, for 90.7% of the first price
  • Still trying 53% — back on the market or under contract again
  • Never sold 18% — expired, canceled or withdrawn

Homes that sold on their first contract took 86 days and sold for 93.0% of their first price. 35% of the homes that came back on the market cut their price.

When deals fall apart

Weeks after the home went under contract. Most die in the first few weeks — the inspection and due diligence window — and the rest over the appraisal, the loan or the closing.

  1. Week 12
  2. Week 24
  3. Week 36
  4. Week 44
  5. Week 51
  6. Week 61
  7. Week 70
  8. Week 81
  9. Later2

Based on the 21 deals where the MLS kept the contract date (median: 18 days).

Share of contracts that fell apart, month by month
  1. 29%Nov 25
  2. 32%Dec 25
  3. 53%Jan 26
  4. 42%Feb 26
  5. 25%Mar 26
  6. 20%Apr 26
  7. 39%May 26
  8. 25%Jun 26
  9. 43%Jul 26
  10. 33%Aug 26
  11. 48%Sep 26
  12. 29%Oct 26

Darker bars are well above the 12-month average (34.6%). Tap a month for its own report.

By age of the home

Older homes give inspectors more to find.

AreaContractsFell apartExtra daysPrice scarEst. cost
Under 10 yrs25————
10–19 yrs14————
20–29 yrs4533%———
30–49 yrs13238%1331.9%$24,400
50+ yrs12————

By first asking price

AreaContractsFell apartExtra daysPrice scarEst. cost
Under $300K3847%———
$300–400K22————
$400–500K3139%———
$500–750K4728%———
$750K–1M29————
$1M+6131%———

Homes behind the numbers

Back on the market

Their contract fell apart; they're for sale again.

Under contract again

Second try under way.

Sold after a deal fell apart

It closed — on a later contract.

Most recent first. Homes that were withdrawn, expired or canceled are counted in the numbers but not listed here.

Questions sellers ask

How often do home sale contracts fall apart in North Topsail Beach?

79 of about 228 contracts for resale homes in North Topsail Beach fell apart over the last 12 months — about 1 in 3.

What does a failed contract cost a seller in North Topsail Beach?

About $30,300 on a typical $610,000 home — 113 extra days of holding costs (about $144 a day with a mortgage) plus a 2.3% lower sale price. With no mortgage it's about $19,400. That's before any repairs or credits negotiated along the way.

Why do home sale contracts fall apart?

The MLS doesn't record the reason. In our experience the most common are home inspection findings (roof, HVAC, moisture and crawl space, wood-destroying insects, electrical and plumbing), appraisals below the price, and buyer financing. In North Carolina a buyer can walk away for any reason during the due diligence period.

Why do repairs during a contract cost sellers more?

Once you're under contract, repairs run on the buyer's clock. You often end up paying the plumbers, electricians and contractors the buyer prefers, at their price and their schedule, for work you might have done yourself or had your own handyman do for less. Many buyers ask for a credit off the price or toward closing costs instead, then never make the repairs — so the inspection gets used as leverage against the seller. Nationally, 86% of inspections find something to fix and 46% of buyers use the report to negotiate the price down (Porch survey of 998 buyers), sellers gave concessions in about 46% of U.S. home sales in spring 2026 (Redfin), and the median is $7,200 when they do (Clever Real Estate seller survey). Averaged across all sellers that's about $3,300 — some pay nothing, and a home that needs real work can pay far more.

How can a seller keep a deal from falling apart?

Have the home inspected before it goes on the market, then fix or disclose the big items up front. Buyers can't use a surprise to renegotiate or walk away when there's no surprise left. A pre-market inspection is part of the Buddy Blake Team's home selling system.

Resale homes only — new construction and land are left out. A deal "fell apart" when a home went under contract and then came back on the market, or was canceled, withdrawn or expired after a contract was written, however long the contract lasted. Extra days and the price scar compare homes that sold after a deal fell apart with homes that sold on their first contract in the same area. The MLS doesn't record why a contract ended. Source: Hive MLS data compiled by the Buddy Blake Team, updated November 2, 2026.

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