Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Olde Point, Hampstead
October 18, 2026
(910) 395‑1000 · buddyblake.com
Olde Point homes priced right sold in 7 days; others took 107
In the last 12 months, 44 homes ended in the Olde Point neighborhood in Hampstead. 36 sold and 8 did not, an 18% didn't-sell rate, or about 1 in 5, compared with 19% the year before. The median sold price was $655,000, and the typical home took 54 days to sell.
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 Olde Point, Hampstead 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 The outlined ones expired, were withdrawn or were canceled.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 7 days. Needed price cuts: 107 days, and sold for 91.0% of the first price.
What waiting costs
| Property taxes | $403 |
| Homeowners insurance | $250 |
| Upkeep | $546 |
| Utilities | $250 |
| Your mortgage payment | if you have one |
| About | $1,452 + mortgage |
About $1,452 every month the home sits — plus your mortgage payment.
Listings that didn't sell stayed on the market a median of 122 days — roughly $5,802 in taxes, insurance, upkeep and utilities alone, and the home still didn't sell.
An example, not a quote: Pender County rate 0.7375 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
18%
8 of about 44 before closing
Those homes that later sold
75%
25% never sold
Sold vs. first ask after a fall-through
85.5%
vs. 95.4% on the first contract
Days to sell after a fall-through
189
vs. 32 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 44% · cash 47% · VA 8% · FHA 0%.
If you're selling
- Price it right from day one. The 14 homes priced right sold in a typical 7 days. The 22 that needed price cuts took a typical 107 days and sold at 91.0% of first ask.
- Waiting is expensive. Listings that never sold sat a typical 122 days, with a median price cut of 3.5%. On a $655,000 home, estimated carrying costs run about $1,452 a month before mortgage. About $5,802 is the estimated cost of carrying a home that goes unsold.
- Contracts fall apart here too. 16% did, about 1 in 6. The MLS doesn't record why, but in general experience it's most often inspection, appraisal or financing issues. Get the home ready and fix known problems before you list.
- A fallen contract costs time. Homes that sold on the first contract took a typical 32 days and sold at 95.4% of first ask. Homes that sold after a contract fell apart took a typical 189 days and sold at 85.5%.
If you're buying
- There is room to negotiate. 81% of homes sold below first ask, and the typical sale came in at 94.5% of first ask.
- Watch the homes that sit. Listings that needed cuts sold at 91.0% of first ask after a typical 107 days. A home that has been listed a long time may have a seller ready to talk.
- Know how others are paying. 47% of buyers paid cash, 44% used conventional loans, 8% used VA and 0% used FHA. Expect to compete with cash.
Did you know?
- Did you know? About 1 in 6 contracts in Olde Point fell apart over the last 12 months.
- Did you know? After a contract fell apart, 86% of those homes later sold and 14% never did.
- Did you know? 47% of Olde Point buyers paid cash in the last 12 months.
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For sellers
Listings that didn't sell
20%
up 1.1 pts from a year ago
9 expired, withdrawn or canceled vs 36 sold
Sold vs. first asking price
94.5%
up 1.2 pts from a year ago
median sale price ÷ original list price
Sold below first asking
81%
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
54
down 15 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
5.5%
how far under the original price homes sold
Didn't sell, then sold on a relist
0%
of listings that didn't sell the first time
Median sold price
$655K
up 6.0% from a year ago
36 homes sold
The last 22 months
25% latest month · Sep 26
24 latest month · Sep 26
100.0% latest month · Sep 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| $400–500K | 4 | 0 | 0% | 13 | 92.1% |
| $500–750K | 16 | 6 | 27% | 86 | 95.1% |
| $750K–1M | 7 | 1 | 13% | 24 | 97.7% |
| $1M+ | 9 | 2 | 18% | 61 | 95.2% |
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 18, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000