Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: ZIP 28461 · Southport
October 19, 2026
(910) 395‑1000 · buddyblake.com
In Southport's 28461, 1 in 4 homes didn't sell
In ZIP code 28461 (Southport area) over the last 12 months, 1,217 listings ended and 286 of them didn't sell. That is 24%, or 1 in 4, down from 26% the year before. The typical home that did sell went for a median $504,068 in 56 days.
Summary written October 14, 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 28461 · Southport 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 The outlined ones expired, were withdrawn or were canceled.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 15 days. Needed price cuts: 97 days, and sold for 92.3% of the first price.
What waiting costs
| Property taxes | $144 |
| Homeowners insurance | $250 |
| Upkeep | $420 |
| Utilities | $250 |
| Your mortgage payment | if you have one |
| About | $1,068 + mortgage |
About $1,068 every month the home sits — plus your mortgage payment.
Listings that didn't sell stayed on the market a median of 157 days — roughly $5,478 in taxes, insurance, upkeep and utilities alone, and the home still didn't sell.
An example, not a quote: Brunswick County rate 0.342 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
19%
213 of about 1,141 before closing
Those homes that later sold
66%
31% never sold
Sold vs. first ask after a fall-through
91.5%
vs. 96.0% on the first contract
Days to sell after a fall-through
156
vs. 45 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 49% · cash 36% · VA 4% · FHA 5%.
If you're selling
- Price it right from day one. The 365 homes priced right sold in a typical 15 days. The 566 that needed price cuts took a typical 97 days and sold at a median 92.2% of asking.
- Watch the $400–500K range. 29% of listings there didn't sell. In $500–750K it was 18%.
- Waiting costs money. Listings that never sold sat a median 157 days and cut the price a median 2.8%. Carrying a typical home at $504,068 is estimated at about $1,068 a month before mortgage. About $5,478 is the estimated cost while a home sits unsold.
- Contracts fell apart on 18% of sales, about 1 in 5. Most often it's inspection, appraisal or financing issues, based on general industry experience. Get inspections and paperwork ready before you list. A home that went back on the market after a fall-through took a typical 156 days, against 45 days for a first contract.
If you're buying
- You have room to negotiate. 82% of homes sold below the first asking price, and the typical sale came in at 95.5% of it.
- Homes that sit are the best opportunities. Listings that never sold sat a median 157 days. Sellers who start with a cut often end up at a lower price anyway.
- Cash is a big part of the market. 36% of buyers paid cash and 49% used conventional loans. FHA was 5% and VA was 4%.
Did you know?
- Did you know? About 1 in 5 contracts in 28461 fell apart, and 66% of those homes later sold, while 30% never sold.
- Did you know? A home that sold after a contract fell apart went for a median 91.5% of asking. A first-contract sale went for 96.0%.
- Did you know? The share of listings that didn't sell here dropped from 26% a year earlier to 24%.
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For sellers
Listings that didn't sell
23%
down 2.3 pts from a year ago
284 expired, withdrawn or canceled vs 928 sold
Sold vs. first asking price
95.4%
down 0.6 pts from a year ago
median sale price ÷ original list price
Sold below first asking
81%
share of homes that sold
Price cut on homes that didn't sell
2.7%
median — and they still didn't sell
For buyers
True days on market
56
up 8 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
4.6%
how far under the original price homes sold
Didn't sell, then sold on a relist
20%
of listings that didn't sell the first time
Median sold price
$503K
up 8.2% from a year ago
928 homes sold
The last 24 months
20% latest month · Sep 26
53 latest month · Sep 26
95.7% latest month · Sep 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 141 | 41 | 23% | 41 | 97.2% |
| $300–400K | 192 | 66 | 26% | 62 | 95.6% |
| $400–500K | 99 | 40 | 29% | 54 | 95.2% |
| $500–750K | 231 | 49 | 18% | 45 | 96.5% |
| $750K–1M | 104 | 33 | 24% | 67 | 94.7% |
| $1M+ | 161 | 55 | 26% | 67 | 92.7% |
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 19, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000