Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: ZIP 28394 · Vass
October 24, 2026
(910) 395‑1000 · buddyblake.com
Vass homes priced right sold in 36 days. Cuts took 123.
In ZIP code 28394 (Vass area) over the last 12 months, 231 homes ended their listings. 182 sold and 49 didn't, a rate of 21%, or 1 in 5, down from 23% the year before. The typical home that sold took 83 days and went for 98.1% of its first asking price, at a median of $386,980.
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 ZIP 28394 · 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 40 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 210 before closing
Those homes that later sold
59%
33% never sold
Sold vs. first ask after a fall-through
96.0%
vs. 98.5% on the first contract
Days to sell after a fall-through
179
vs. 81 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 typical 36 days. The 72 that needed cuts took a typical 123 days and sold at 93.7% of asking.
- Some price ranges struggle more. In $400–500K, 20% of listings didn't sell. Under $300K, it was 13%.
- Waiting costs money. On a $386,980 home, carrying costs are estimated at about $917 a month before mortgage. That's about $4,106 estimated while a home sits unsold. Listings that never sold sat a typical 136 days, with a median price cut of 2.2%.
- Contracts fall apart too: 13% did, about 1 in 8. The MLS doesn't record why. In general, it's most often inspection, appraisal or financing issues, so get the home ready and the price right before you go under contract.
If you're buying
- There is room to negotiate. 68% of homes sold below their first asking price, and the typical sale came in at 98.1% of it.
- Homes that sit give you more leverage. Those that needed price cuts took a typical 123 days and sold at 93.7% of asking.
- Here is how others are paying: 60% used VA loans, 21% conventional, 11% cash and 6% FHA.
Did you know?
- Did you know? After a contract fell apart in 28394, 59% of those homes later sold and 33% never did.
- Did you know? Homes that sold after a contract fell through took a typical 179 days, against 81 days for homes whose first contract held. They sold at 96.0% of asking versus 98.5%.
- Did you know? Listings in 28394 that never sold sat a typical 136 days before they came off the market.
Get the ZIP 28394 · 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
21%
down 1.8 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
up 1 days from 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 | 62 | 14 | 18% | 90 | 97.5% |
| $400–500K | 67 | 17 | 20% | 109 | 98.2% |
| $500–750K | 13 | 4 | 24% | 21 | 99.4% |
| $750K–1M | 3 | 4 | 57% | 121 | 96.3% |
| $1M+ | 8 | 6 | 43% | 152 | 88.7% |
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 24, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000