Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Bald Head Island
October 20, 2026
(910) 395‑1000 · buddyblake.com
On Bald Head Island, 91% of homes sold below first asking price
Over the last 12 months, 133 homes ended on Bald Head Island. 105 sold and 28 didn't, which is 21%, or 1 in 5, down from 30% the year before. The typical home sold in 97 days at a median 92.7% of its first asking price, and the median sold price was $1,500,000.
Summary written October 14, 2026 from that day's numbers. The figures in the tiles update every hour, so they can differ slightly.
Which pile do you want to be in?
Out of every 20 homes listed in Bald Head Island 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 The outlined ones expired, were withdrawn or were canceled.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: 123 days, and sold for 90.6% of the first price.
What waiting costs
| Property taxes | $428 |
| Homeowners insurance | $250 |
| Upkeep | $1,250 |
| Utilities | $250 |
| Your mortgage payment | if you have one |
| About | $2,181 + mortgage |
About $2,181 every month the home sits — plus your mortgage payment.
Listings that didn't sell stayed on the market a median of 199 days — roughly $14,263 in taxes, insurance, upkeep and utilities alone, and the home still didn't sell.
An example, not a quote: 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.
When contracts fall apart
Contracts that fell apart
13%
16 of about 119 before closing
Those homes that later sold
81%
19% never sold
Sold vs. first ask after a fall-through
91.9%
vs. 93.2% on the first contract
Days to sell after a fall-through
184
vs. 82 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 54% · cash 40% · VA 0% · FHA 0%.
If you're selling
- Price it right from day one. The 25 homes that did sold in a typical 15 days. The 80 that needed price cuts took a typical 121 days and sold at a median 90.2% of asking.
- Waiting costs real money. On a $1,500,000 home, estimated carrying costs run about $2,181 a month before any mortgage. Sitting unsold adds up to about $14,263 in estimated costs before mortgage.
- The homes that never sold sat a typical 199 days and then came off the market. Overpricing at the start doesn't buy you time.
- Contracts fall apart too: 13%, about 1 in 8. Most often it's inspection, appraisal or financing issues, in my general experience. Get ahead of them with a pre-listing inspection and clean paperwork. Of those that fell apart, 81% later sold, but 19% never did.
If you're buying
- There is room to negotiate. 91% of homes sold below their first asking price, and the median sale came in at 92.7% of it.
- Homes that sit are your leverage. Listings that needed price cuts took a typical 121 days and sold at a median 90.2% of asking.
- 41% of buyers paid cash and 53% used conventional loans. VA and FHA were 0%, so be ready with strong financing.
Did you know?
- Did you know? The share of Bald Head Island homes that didn't sell fell from 30% to 21% in a year.
- Did you know? When a contract fell apart and the home sold later, it took a typical 184 days, against 82 days for homes that held their first contract.
- Did you know? Homes that held their first contract sold at a median 92.8% of asking. Those that sold after a fall-through got 91.9%.
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Thinking of selling in Bald Head Island? What it takes and what it costs →
For sellers
Listings that didn't sell
21%
down 8.7 pts from a year ago
27 expired, withdrawn or canceled vs 103 sold
Sold vs. first asking price
92.8%
down 1.2 pts from a year ago
median sale price ÷ original list price
Sold below first asking
90%
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
97
up 43 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
7.2%
how far under the original price homes sold
Didn't sell, then sold on a relist
22%
of listings that didn't sell the first time
Median sold price
$1.50M
down 5.4% from a year ago
103 homes sold
The last 24 months
0% latest month · Sep 26
39 latest month · Sep 26
96.0% latest month · Sep 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| $500–750K | 1 | 0 | 0% | 32 | 92.7% |
| $750K–1M | 8 | 5 | 39% | 96 | 94.5% |
| $1M+ | 94 | 22 | 19% | 100 | 92.7% |
Neighborhoods in Bald Head Island
| Neighborhood | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| BHI (Bald Head Island) | 41 | 7 | 15% | 82 | 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 October 20, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000