Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: Woodlake, Vass
October 23, 2026
(910) 395‑1000 · buddyblake.com
Woodlake in Vass: 1 in 4 homes didn't sell
In the Woodlake neighborhood in Vass, 92 homes ended their listings in the last 12 months. 67 sold and 25 didn't, a 27% rate, down from 29% the year before. The median sold price was $381,500, and a typical sale took 73 days at 97.6% of the first asking price.
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 Woodlake, 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 24 days. Needed price cuts: 109 days, and sold for 93.8% of the first price.
What waiting costs
| Property taxes | $94 |
| Homeowners insurance | $250 |
| Upkeep | $318 |
| Utilities | $250 |
| Your mortgage payment | if you have one |
| About | $907 + mortgage |
About $907 every month the home sits — plus your mortgage payment.
Listings that didn't sell stayed on the market a median of 193 days — roughly $5,766 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%
10 of about 76 before closing
Those homes that later sold
30%
60% never sold
Sold vs. first ask after a fall-through
93.7%
vs. 97.6% on the first contract
Days to sell after a fall-through
214
vs. 70 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 18% · VA 55% · FHA 3%.
If you're selling
- Price it right from day one. The 36 homes priced right sold in a median of 23 days. The 31 that needed price cuts took 109 days and sold at 93.8% of asking.
- Know your price range. In Woodlake, $400–500K was the toughest, with 33% not selling. $300–400K did best, but 25% still didn't sell.
- Waiting costs money. On a home at $381,500, carrying costs are estimated at about $907 a month before the mortgage. That's about $5,766 estimated while a home sits unsold.
- Contracts fall apart in about 1 in 8 sales here, or 13%. Most often it's inspection, appraisal or financing issues, based on general industry experience. Get ahead of them before you list. After a fall-through, a home took a median of 214 days to sell, against 70 days for a first contract.
If you're buying
- There's room to negotiate. 67% of sold homes went for less than the first asking price, and the typical sale closed at 97.6% of it.
- Homes that sit can move on price. Listings that never sold sat a median of 193 days, and homes that needed cuts sold at 93.8% of asking.
- Buyers here pay in different ways. VA was 55%, conventional 21%, cash 18% and FHA 3%.
Did you know?
- Did you know? In Woodlake, a home that lost its first contract took a median of 214 days to sell, against 70 days for homes that stayed under their first contract.
- Did you know? Of homes that lost a contract here, 30% later sold at 93.7% of asking and 60% never sold. Homes that held their first contract sold at 97.9%.
- Did you know? Woodlake listings that never sold took a median price cut of only 2.2% and sat a median of 193 days.
Get the Woodlake, Vass report every month
The same numbers, updated monthly, straight to your inbox. No spam, one click to stop.
For sellers
Listings that didn't sell
28%
down 1.1 pts from a year ago
25 expired or canceled vs 66 sold
Sold vs. first asking price
97.6%
about the same as 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
76
up 13 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
2.4%
how far under the original price homes sold
Didn't sell, then sold on a relist
16%
of listings that didn't sell the first time
Median sold price
$381K
down 2.4% from a year ago
66 homes sold
The last 24 months
33% latest month · Sep 26
42 latest month · Sep 26
97.1% latest month · Sep 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 9 | 1 | 10% | 10 | 94.3% |
| $300–400K | 24 | 8 | 25% | 75 | 97.3% |
| $400–500K | 23 | 12 | 34% | 107 | 98.9% |
| $500–750K | 7 | 2 | 22% | 21 | 99.4% |
| $750K–1M | 3 | 2 | 40% | 121 | 96.3% |
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 23, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000