Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Glendale Arbor, Ocean Isle Beach
October 19, 2026
(910) 395‑1000 · buddyblake.com
Glendale Arbor: Priced-right homes sell in 21 days, others take 64
In the Glendale Arbor neighborhood in Ocean Isle Beach, 24 homes that were priced right from the start sold in a median of 21 days. The 27 that needed price cuts took a median of 64 days and sold at 93.8% of asking. Over the last 12 months, 55 homes ended and 51 sold. 4 didn't sell, which is 7%, or 1 in 14.
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 Glendale Arbor, Ocean Isle Beach 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 The outlined ones expired, were withdrawn or were canceled.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 25 days. Needed price cuts: 65 days, and sold for 93.7% of the first price.
What waiting costs
| Property taxes | $80 |
| Homeowners insurance | $250 |
| Upkeep | $233 |
| Utilities | $250 |
| Your mortgage payment | if you have one |
| About | $810 + mortgage |
About $810 every month the home sits — plus your mortgage payment.
Listings that didn't sell stayed on the market a median of 60 days — roughly $1,613 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
7%
4 of about 58 before closing
Those homes that later sold
100%
0% never sold
Sold vs. first ask after a fall-through
93.3%
vs. 97.2% on the first contract
Days to sell after a fall-through
60
vs. 41 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 56% · cash 30% · VA 6% · FHA 9%.
If you're selling
- Price it right from day one. Homes priced right sold in a median of 21 days. Homes that needed cuts took 64 days and sold at 93.8% of the asking price.
- Waiting costs money. On a home like the $279,900 example, carrying costs are estimated at about $810 a month before mortgage. About $1,613 in estimated carrying cost piles up while a home goes unsold.
- Cuts that come too late don't save a listing. The 4 homes that didn't sell took a median price cut of 4.1% and sat a median of 60 days before they ended.
- Prepare for contracts to wobble. 1 in 14 fell apart, which is 7%. The MLS doesn't record why, but in general industry experience it's most often inspection, appraisal or financing issues. Get repairs and paperwork ready before you list.
If you're buying
- There is room to talk price. 75% of homes sold below the first asking price, and the median home sold at 96.7% of it.
- Homes that sit give you more leverage. Homes that needed price cuts sold at 93.8% of asking after a median of 64 days.
- You'll be bidding against some cash, but not most buyers. 29% paid cash, 55% used conventional loans, 10% used FHA and 6% used VA.
Did you know?
- The typical Glendale Arbor home that sold went for a median of $279,900 in the last 12 months.
- When a contract fell apart here, 100% of those homes sold later, at a median of 93.3% of asking. First contracts sold at 97.0%.
- After a contract fell apart, the home took a median of 60 days to sell. First contracts took 41 days.
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For sellers
Listings that didn't sell
7%
up 6.9 pts from a year ago
4 expired, withdrawn or canceled vs 54 sold
Sold vs. first asking price
96.8%
down 1.5 pts from a year ago
median sale price ÷ original list price
Sold below first asking
74%
share of homes that sold
Price cut on homes that didn't sell
4.1%
median — and they still didn't sell
For buyers
True days on market
47
down 18 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
3.2%
how far under the original price homes sold
Didn't sell, then sold on a relist
75%
of listings that didn't sell the first time
Median sold price
$280K
up 3.6% from a year ago
54 homes sold
The last 22 months
0% latest month · Sep 26
66 latest month · Sep 26
94.7% latest month · Sep 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 36 | 3 | 8% | 48 | 96.3% |
| $300–400K | 18 | 1 | 5% | 42 | 98.0% |
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 19, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000