Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Sandy Springs, Aberdeen
October 20, 2026
(910) 395‑1000 · buddyblake.com
Sandy Springs: 18% of listings didn't sell, up from 0%
In the last 12 months, 40 homes ended their listings in the Sandy Springs neighborhood in Aberdeen. 33 sold and 7 didn't, about 1 in 6. A year before, that rate was 0%. The typical home that sold took 43 days at a median price of $419,000.
Summary written October 16, 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 Sandy Springs, Aberdeen 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 The outlined ones expired, were withdrawn or were canceled.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 20 days. Needed price cuts: 74 days, and sold for 95.3% of the first price.
What waiting costs
| Property taxes | $103 |
| Homeowners insurance | $250 |
| Upkeep | $349 |
| Utilities | $250 |
| Your mortgage payment | if you have one |
| About | $949 + mortgage |
About $949 every month the home sits — plus your mortgage payment.
Listings that didn't sell stayed on the market a median of 45 days — roughly $1,393 in taxes, insurance, upkeep and utilities alone, and the home still didn't sell.
An example, not a quote: Moore County rate 0.295 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
8%
3 of about 36 before closing
Those homes that later sold
67%
33% never sold
Sold vs. first ask after a fall-through
100.6%
vs. 100.0% on the first contract
Days to sell after a fall-through
30
vs. 43 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 36% · cash 0% · VA 61% · FHA 3%.
If you're selling
- Price it right from day one. The 30 homes priced right sold in a typical 20 days. The 3 that needed price cuts took 74 days and sold at 95.3% of asking.
- Listings that never sold sat a median 45 days. Meanwhile 27% of sales closed below the first asking price. A high first number often costs you.
- Waiting costs money. On a typical $419,000 home, carrying costs are estimated at about $949 a month before the mortgage. For a home that goes unsold, the estimate is about $1,393.
- Contracts fell apart on 8% of deals, about 1 in 12. The MLS doesn't record why. In general industry experience it's most often inspection, appraisal or financing issues, so get repairs and paperwork ready before you list.
If you're buying
- There is some room to negotiate. 27% of homes sold below the first asking price, though the typical sale landed at 100.0% of first ask.
- Watch the homes that sit. Listings that never sold had a median 45 days on market, and homes that needed cuts took 74 days. Those are the ones where a lower offer gets a hearing.
- Here's how buyers are paying: VA 61%, conventional 36%, FHA 3%, cash 0%. Have your financing lined up before you write an offer.
Did you know?
- Did you know? In the last 12 months, 7 of the 40 homes that ended their listings here didn't sell. That means they expired, were withdrawn or were canceled.
- Did you know? The typical home that sold in Sandy Springs went for $419,000 and took 43 days.
- Did you know? About 1 in 12 contracts fell apart here, and the homes that went back on the market and sold took a typical 30 days.
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For sellers
Listings that didn't sell
18%
up 17.5 pts from a year ago
7 expired, withdrawn or canceled vs 33 sold
Sold vs. first asking price
100.0%
about the same as a year ago
median sale price ÷ original list price
Sold below first asking
27%
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
43
up 30 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
0.0%
how far under the original price homes sold
Didn't sell, then sold on a relist
14%
of listings that didn't sell the first time
Median sold price
$419K
up 4.8% from a year ago
33 homes sold
The last 18 months
0% latest month · Sep 26
17 latest month · Sep 26
99.1% latest month · Sep 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| $300–400K | 15 | 3 | 17% | 43 | 100.0% |
| $400–500K | 16 | 4 | 20% | 34 | 100.0% |
| $500–750K | 2 | 0 | 0% | 42 | 92.6% |
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