Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: ZIP 28465 · Oak Island
October 24, 2026
(910) 395‑1000 · buddyblake.com
1 in 4 Oak Island area listings didn't sell last year
In ZIP 28465, 802 listings ended over the last 12 months, and 578 of them sold. The 224 that didn't sell were 28% of listings, down from 30% the year before. A typical home sold in 56 days for a median price of $670,000.
Summary written October 22, 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 28465 · Oak Island 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 16 days. Needed price cuts: 93 days, and sold for 91.8% of the first price.
What waiting costs
| Property taxes | $191 |
| Homeowners insurance | $250 |
| Upkeep | $558 |
| Utilities | $250 |
| Your mortgage payment | if you have one |
| About | $1,249 + mortgage |
About $1,249 every month the home sits — plus your mortgage payment.
Listings that didn't sell stayed on the market a median of 166 days — roughly $6,799 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
15%
103 of about 680 before closing
Those homes that later sold
50%
47% never sold
Sold vs. first ask after a fall-through
92.1%
vs. 96.1% on the first contract
Days to sell after a fall-through
120
vs. 51 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 63% · cash 31% · VA 1% · FHA 1%.
If you're selling
- Price it right from day one. Listings priced right from the start sold in a typical 15 days, while the 353 that needed cuts took a typical 92 days.
- Watch the top of the market. The $1M+ range had the highest didn't-sell rate, at 32%.
- Expect a longer wait if a contract falls apart. About 1 in 7 contracts fell apart (15%), and most often that's inspection, appraisal or financing issues, based on general industry experience. Homes that went back on market took a typical 120 days to sell, and 45% of them never sold.
- Waiting has a cost. Listings that never sold sat a typical 166 days and got a median price cut of 2.0%.
If you're buying
- Room to negotiate: 85% of sales closed below the first asking price.
- Homes that sit: listings that never sold were on market a typical 166 days before ending.
- How others are paying: 63% of buyers used conventional loans, 31% paid cash, and 1% each used VA or FHA.
Did you know?
- For a typical $670,000 home, the estimated carrying cost is about $1,249 a month before mortgage.
- Sales in this ZIP closed at a median 95.6% of the first asking price.
- The best-performing range was $300–400K, with a 23% didn't-sell rate, compared with 32% for $1M+.
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For sellers
Listings that didn't sell
28%
down 1.3 pts from a year ago
226 expired or canceled vs 574 sold
Sold vs. first asking price
95.6%
about the same as a year ago
median sale price ÷ original list price
Sold below first asking
85%
share of homes that sold
Price cut on homes that didn't sell
2.0%
median — and they still didn't sell
For buyers
True days on market
56
down 3 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
4.4%
how far under the original price homes sold
Didn't sell, then sold on a relist
30%
of listings that didn't sell the first time
Median sold price
$674K
up 3.7% from a year ago
574 homes sold
The last 24 months
23% latest month · Sep 26
62 latest month · Sep 26
94.5% latest month · Sep 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 10 | 3 | 23% | 30 | 93.6% |
| $300–400K | 30 | 9 | 23% | 24 | 96.9% |
| $400–500K | 81 | 29 | 26% | 52 | 95.5% |
| $500–750K | 200 | 75 | 27% | 64 | 96.3% |
| $750K–1M | 129 | 52 | 29% | 61 | 95.7% |
| $1M+ | 124 | 58 | 32% | 52 | 94.6% |
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 24, 2026. Totals only — no individual listing is shown. Buddy Blake Team · Coldwell Banker Sea Coast Advantage · (910) 395‑1000