Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: River Bluffs, Castle Hayne
October 20, 2026
(910) 395‑1000 · buddyblake.com
River Bluffs: 1 in 3 listings ended without a sale
In the River Bluffs neighborhood in Castle Hayne, 52 homes came off the market in the last 12 months. 35 sold and 17 didn't, which is 33%, or 1 in 3. A year before, that number was 39%. The median sold price was $685,000.
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 River Bluffs, Castle Hayne 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 The outlined ones expired, were withdrawn or were canceled.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 28 days. Needed price cuts: 133 days, and sold for 93.8% of the first price.
What waiting costs
| Property taxes | $175 |
| Homeowners insurance | $250 |
| Upkeep | $571 |
| Utilities | $250 |
| Your mortgage payment | if you have one |
| About | $1,246 + mortgage |
About $1,246 every month the home sits — plus your mortgage payment.
Listings that didn't sell stayed on the market a median of 172 days — roughly $7,046 in taxes, insurance, upkeep and utilities alone, and the home still didn't sell.
An example, not a quote: New Hanover County rate 0.306 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
10%
4 of about 39 before closing
Those homes that later sold
50%
25% never sold
Sold vs. first ask after a fall-through
86.4%
vs. 98.3% on the first contract
Days to sell after a fall-through
324
vs. 84 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 63% · cash 37% · VA 0% · FHA 0%.
If you're selling
- Price it right from day one. The 19 homes priced right sold in a median of 28 days. The 16 that needed price cuts took 133 days and sold at 93.8% of asking.
- Small trims don't fix an overpriced home. Listings that never sold had a median price cut of only 2.7% and sat a median of 172 days.
- Waiting costs money. On a $685,000 home, estimated carrying costs are about $1,246 a month before the mortgage. That is about $7,046 while a home sits unsold.
- Expect some contracts to fall apart. It happens about 1 in 10 times here. The MLS doesn't record why, but in general, most often inspection, appraisal or financing issues. Get the home ready and your paperwork lined up before you list.
If you're buying
- You likely have room to negotiate. 80% of River Bluffs homes sold below their first asking price, and the median sale came in at 98.3% of it.
- Homes that sit are worth a look. Listings that never sold had a median of 172 days on the market, and the sellers cut the price a median of just 2.7%.
- Cash is common here. 37% of buyers paid cash and 63% used a conventional loan. VA and FHA were 0%. Have your financing solid before you make an offer.
Did you know?
- Did you know? 80% of River Bluffs homes sold below their first asking price in the last 12 months.
- Did you know? When a contract fell apart and the home sold later, it sold at a median of 86.4% of asking. Homes that held with their first contract sold at 98.3%.
- Did you know? Half of the homes whose contracts fell apart later sold, and 25% never sold at all.
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For sellers
Listings that didn't sell
31%
down 9.1 pts from a year ago
16 expired, withdrawn or canceled vs 35 sold
Sold vs. first asking price
98.3%
up 1.8 pts from a year ago
median sale price ÷ original list price
Sold below first asking
80%
share of homes that sold
Price cut on homes that didn't sell
2.9%
median — and they still didn't sell
For buyers
True days on market
88
up 27 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
1.7%
how far under the original price homes sold
Didn't sell, then sold on a relist
31%
of listings that didn't sell the first time
Median sold price
$685K
up 1.5% from a year ago
35 homes sold
The last 24 months
100% latest month · Sep 26
92 latest month · Aug 26
91.7% latest month · Aug 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| $400–500K | 1 | 0 | 0% | 21 | 117.7% |
| $500–750K | 18 | 7 | 28% | 105 | 96.3% |
| $750K–1M | 10 | 6 | 38% | 90 | 98.8% |
| $1M+ | 6 | 3 | 33% | 63 | 99.2% |
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 20, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000