Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Vass
October 22, 2026
(910) 395‑1000 · buddyblake.com
In Vass, 1 in 5 homes didn't sell over the last year
In Vass over the last 12 months, 231 homes ended their listings and 49 of them didn't sell. That is 21%, or 1 in 5, down from 23% the year before. The 182 that sold had a median sold price of $386,980 and typically took 83 days.
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 Vass over the last 12 months, the solid houses sold. The outlined ones expired or were canceled.
Priced right from day one: sold in a median 39 days. Needed price cuts: 123 days, and sold for 93.7% of the first price.
What waiting costs
| Property taxes | $95 |
| Homeowners insurance | $250 |
| Upkeep | $322 |
| Utilities | $250 |
| Your mortgage payment | if you have one |
| About | $917 + mortgage |
About $917 every month the home sits — plus your mortgage payment.
Listings that didn't sell stayed on the market a median of 136 days — roughly $4,106 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
13%
27 of about 209 before closing
Those homes that later sold
59%
33% never sold
Sold vs. first ask after a fall-through
96.0%
vs. 98.4% on the first contract
Days to sell after a fall-through
179
vs. 82 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 21% · cash 11% · VA 60% · FHA 6%.
If you're selling
- Price it right from day one. The 110 homes priced right sold in a median of 36 days. The 72 that needed price cuts took 123 days and sold at 93.7%.
- Watch your price range. $400–500K had the highest rate of homes that didn't sell at 20%. Under $300K had the lowest at 13%.
- Waiting costs money. On a typical $386,980 home, carrying costs run an estimated $917 a month before the mortgage. That is about $4,106 while a home sits unsold.
- Contracts fall apart in about 1 in 8 deals, or 13%. Most often it's inspection, appraisal or financing issues, so get the home and the paperwork ready before you list.
If you're buying
- Most Vass sellers don't get their first ask. 68% of homes sold below the first asking price, and the median sold at 98.1% of it. There is room to negotiate.
- Look at homes that have sat. The listings that never sold sat a median of 136 days with a median price cut of just 2.2%.
- Here is how buyers paid in Vass: 60% VA, 21% conventional, 11% cash and 6% FHA. Know your financing options before you make an offer.
Did you know?
- Did you know? In Vass, a home that went under contract, fell apart and sold again took a median of 179 days. A home that held its first contract took 81 days.
- Did you know? After a contract fell apart in Vass, 59% of those homes later sold and 33% never did.
- Did you know? Homes that sold after a contract fell apart went for 96.0% of the first asking price. Homes that held their first contract went for 98.5%.
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Thinking of selling in Vass? What it takes and what it costs →
For sellers
Listings that didn't sell
21%
down 1.9 pts from a year ago
49 expired or canceled vs 182 sold
Sold vs. first asking price
98.1%
up 1.2 pts from a year ago
median sale price ÷ original list price
Sold below first asking
68%
share of homes that sold
Price cut on homes that didn't sell
2.2%
median — and they still didn't sell
For buyers
True days on market
85
about the same as a year ago
median for sold homes, counted from the first listing
Typical room below first ask
1.9%
how far under the original price homes sold
Didn't sell, then sold on a relist
10%
of listings that didn't sell the first time
Median sold price
$385K
up 0.4% from a year ago
182 homes sold
The last 24 months
15% latest month · Sep 26
73 latest month · Sep 26
97.8% latest month · Sep 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 29 | 4 | 12% | 23 | 100.0% |
| $300–400K | 63 | 14 | 18% | 89 | 97.6% |
| $400–500K | 66 | 17 | 21% | 110 | 98.1% |
| $500–750K | 13 | 4 | 24% | 21 | 99.4% |
| $750K–1M | 3 | 4 | 57% | 121 | 96.3% |
| $1M+ | 8 | 6 | 43% | 152 | 88.7% |
Neighborhoods in Vass
| Neighborhood | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Woodlake | 66 | 25 | 28% | 76 | 97.6% |
Homes only (land excluded), last 12 months unless noted. "Didn't sell" = listings that expired or were canceled — withdrawn and on-hold listings are not counted (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 22, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000