Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Warsaw
November 1, 2026
(910) 395‑1000 · buddyblake.com
One in three Warsaw listings didn't sell in the last year
Over the last 12 months, 64 listings ended in Warsaw and 43 of them sold. That means 1 in 3 didn't sell, up from 22% the year before. The typical sale took 55 days, closed at a median $207,000, and came in at 97.2% of the first asking price.
Summary written October 29, 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 Warsaw 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 31 days. Needed price cuts: 104 days, and sold for 90.7% of the first price.
What waiting costs
| Property taxes | $100 |
| Homeowners insurance | $250 |
| Upkeep | $173 |
| Utilities | $250 |
| Your mortgage payment | if you have one |
| About | $772 + mortgage |
About $772 every month the home sits — plus your mortgage payment.
Listings that didn't sell stayed on the market a median of 62 days — roughly $1,576 in taxes, insurance, upkeep and utilities alone, and the home still didn't sell.
An example, not a quote: Duplin County rate 0.58 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
20%
11 of about 55 before closing
Those homes that later sold
46%
55% never sold
Sold vs. first ask after a fall-through
100.0%
vs. 97.2% on the first contract
Days to sell after a fall-through
62
vs. 53 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 16% · cash 27% · VA 18% · FHA 32%.
If you're selling
- Price it right from day one. Homes priced right sold in a typical 34 days. Homes that needed cuts took 104 days and sold at 90.7%.
- Waiting costs money. Carrying costs are estimated at about $772 a month before mortgage for a typical $207,000 home, and about $1,576 a month while it sits unsold.
- Get ready for contracts to fall apart. About 1 in 5 did in the last year. Most often that's inspection, appraisal or financing issues, based on general industry experience. Half of those homes later sold and half never did.
If you're buying
- There's room to negotiate. 81% of sales closed below the first asking price.
- Some homes sit. 1 in 3 listings didn't sell, and the typical listing that never sold sat 62 days before it ended.
- Financing mix matters. FHA was used in 30% of purchases, cash in 28%, VA in 19% and conventional in 16%.
Did you know?
- Contracts fell apart in 19% of cases in Warsaw. Half of those homes later sold, and the ones that did sold at 100.0%.
- The didn't-sell rate rose from 22% the year before to 33% now.
- The typical listing that never sold was on the market 62 days before it ended.
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Thinking of selling in Warsaw? What it takes and what it costs →
For sellers
Listings that didn't sell
33%
up 11.1 pts from a year ago
22 expired or canceled vs 44 sold
Sold vs. first asking price
97.3%
up 3.3 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
0.0%
median — and they still didn't sell
For buyers
True days on market
54
up 20 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
2.7%
how far under the original price homes sold
Didn't sell, then sold on a relist
5%
of listings that didn't sell the first time
Median sold price
$206K
up 2.5% from a year ago
44 homes sold
The last 22 months
50% latest month · Oct 26
34 latest month · Oct 26
95.8% latest month · Oct 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 36 | 14 | 28% | 46 | 98.0% |
| $300–400K | 5 | 5 | 50% | 40 | 90.0% |
| $400–500K | 1 | 1 | 50% | 55 | 98.5% |
| $500–750K | 2 | 2 | 50% | 193 | 91.9% |
Warsaw housing market: quick answers
How long do homes take to sell in Warsaw?
Homes that sold in Warsaw over the last 12 months took a median of 54 days, counted from the day they were first listed (relists included). That's up 20 days from a year ago.
What do homes in Warsaw sell for compared to the asking price?
The median home in Warsaw sold for 97.3% of its first asking price in the last 12 months, and 80% of the homes that sold went for less than the original price. That's up 3.3 pts from a year ago.
What percentage of homes listed in Warsaw don't sell?
33% of homes listed in Warsaw over the last 12 months expired or were canceled without selling — about 1 in 3 (22 didn't sell vs 44 sold). That's up 11.1 pts from a year ago. The homes that didn't sell had already cut their price a median 0.0%.
What is the median sold price in Warsaw?
The median sold price in Warsaw over the last 12 months was $206,000, across 44 homes sold. That's up 2.5% from a year ago.
What is my home worth in Warsaw?
The median home in Warsaw sold for $206,000 over the last 12 months (44 sales), up about 2.5% from $201,000 the prior 12 months. Your property's value depends on its size, condition, lot and street, and online estimates often disagree by a wide margin. Enter your address under "What's my home worth?" on the homepage to see what's for sale, under contract and sold around you, or call for a price built from the homes that actually compete with yours.
Are home prices in Warsaw going down?
No — not at the median. Homes in Warsaw sold for a median of $206,000 in the last 12 months, up about 2.5% from $201,000 the prior 12 months. More homes sold (44 vs 35), and the median time on the market went from 34 to 54 days. Prices move differently by neighborhood and price range, so check the band your home falls in below.
Where do these Warsaw housing market numbers come from?
Hive MLS listing and sales records for homes only (land excluded), covering the last 12 months and updated November 1, 2026. The figures refresh from the MLS every hour; "didn't sell" counts only expired and canceled listings. Compiled by Buddy Blake Team, Coldwell Banker Sea Coast Advantage.
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 November 1, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000