Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Southern Pines
October 20, 2026
(910) 395‑1000 · buddyblake.com
Southern Pines: 1 in 4 homes didn't sell in the last year
In Southern Pines over the last 12 months, 452 homes came off the market. 333 sold and 119 didn't, which is 26%, or about 1 in 4, up from 21% the year before. The typical home that sold took 37 days and went for a median of $495,000.
Summary written October 17, 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 Southern Pines 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 The outlined ones expired, were withdrawn or were canceled.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 18 days. Needed price cuts: 73 days, and sold for 92.1% of the first price.
What waiting costs
| Property taxes | $122 |
| Homeowners insurance | $250 |
| Upkeep | $413 |
| Utilities | $250 |
| Your mortgage payment | if you have one |
| About | $1,038 + mortgage |
About $1,038 every month the home sits — plus your mortgage payment.
Listings that didn't sell stayed on the market a median of 168 days — roughly $5,739 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
17%
70 of about 404 before closing
Those homes that later sold
63%
36% never sold
Sold vs. first ask after a fall-through
94.0%
vs. 97.9% on the first contract
Days to sell after a fall-through
113
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 32% · cash 26% · VA 35% · FHA 2%.
If you're selling
- Price it right from day one. 180 homes priced right sold in a typical 18 days. The 153 that needed price cuts took 73 days and sold at 92.1% of asking.
- Know your price range. Homes at $1M+ failed to sell 35% of the time. The $400–500K range was the best at 19%.
- Waiting costs money. Listings that never sold sat a median 168 days, with a median price cut of only 2.8%. For a typical $495,000 home, estimated carrying costs run about $1,038 a month before mortgage, and about $5,739 while a home sits unsold.
- Contracts fall apart 17% of the time, about 1 in 6. The MLS doesn't record why, but in general experience it's most often inspection, appraisal or financing issues. Get ahead of those before you list. First contracts that held sold in a typical 31 days at 98.0%. After a fall-through, it took 106 days and 93.6%.
If you're buying
- You have room to talk. 66% of homes sold below their first asking price, and the median sale came in at 97.5% of it.
- Look at the homes that sit. Listings that never sold had a median 168 days on the market, and the median price cut was only 2.8%. Those sellers may be more flexible now.
- Know who you're up against. 26% of buyers paid cash, 32% used conventional loans, 35% used VA and 2% used FHA.
Did you know?
- Did you know? In Southern Pines the share of homes that didn't sell went from 21% the year before to 26%.
- Did you know? After a contract fell apart, 63% of those homes later sold and 35% never sold.
- Did you know? In Southern Pines, 35% of buyers used VA financing, more than any other loan type.
Get the Southern Pines report every month
The same numbers, updated monthly, straight to your inbox. No spam, one click to stop.
Thinking of selling in Southern Pines? What it takes and what it costs →
For sellers
Listings that didn't sell
26%
up 5.0 pts from a year ago
119 expired, withdrawn or canceled vs 333 sold
Sold vs. first asking price
97.5%
down 1.0 pts from a year ago
median sale price ÷ original list price
Sold below first asking
67%
share of homes that sold
Price cut on homes that didn't sell
2.8%
median — and they still didn't sell
For buyers
True days on market
37
up 11 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
2.5%
how far under the original price homes sold
Didn't sell, then sold on a relist
18%
of listings that didn't sell the first time
Median sold price
$495K
up 1.0% from a year ago
333 homes sold
The last 24 months
38% latest month · Sep 26
34 latest month · Sep 26
95.6% latest month · Sep 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 30 | 8 | 21% | 33 | 94.0% |
| $300–400K | 61 | 30 | 33% | 33 | 98.6% |
| $400–500K | 68 | 16 | 19% | 46 | 98.0% |
| $500–750K | 118 | 39 | 25% | 27 | 98.5% |
| $750K–1M | 26 | 9 | 26% | 52 | 95.4% |
| $1M+ | 30 | 17 | 36% | 33 | 94.6% |
Neighborhoods in Southern Pines
| Neighborhood | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Downtown | 37 | 20 | 35% | 40 | 96.7% |
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