Buddy Blake Team · Coldwell Banker Sea Coast Advantage
Market insights: ZIP 28516 · Beaufort
October 19, 2026
(910) 395‑1000 · buddyblake.com
In Beaufort's 28516, 1 in 4 homes ended without selling
In ZIP code 28516 (Beaufort area), 391 homes ended in the last 12 months. 287 sold and 104 didn't, a 27% rate, up from 25% the year before. The typical home sold in 60 days at 96.6% of its 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 ZIP 28516 · Beaufort 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 The outlined ones expired, were withdrawn or were canceled.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 16 days. Needed price cuts: 97 days, and sold for 91.1% of the first price.
What waiting costs
| Property taxes | $86 |
| Homeowners insurance | $250 |
| Upkeep | $380 |
| Utilities | $250 |
| Your mortgage payment | if you have one |
| About | $964 + mortgage |
About $964 every month the home sits — plus your mortgage payment.
Listings that didn't sell stayed on the market a median of 153 days — roughly $4,861 in taxes, insurance, upkeep and utilities alone, and the home still didn't sell.
An example, not a quote: Carteret County rate 0.225 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%
67 of about 354 before closing
Those homes that later sold
64%
34% never sold
Sold vs. first ask after a fall-through
89.3%
vs. 97.2% on the first contract
Days to sell after a fall-through
125
vs. 49 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 39% · VA 5% · FHA 5%.
If you're selling
- Price it right from day one. In the last 12 months, 135 homes priced right sold in a median of 16 days. The 152 that needed price cuts took 97 days and sold at 91.1% of asking.
- Be careful at the top. The $750K–1M range had the highest rate of homes that didn't sell, at 37%. The $400–500K range had the lowest, at 19%.
- Waiting costs money. On a typical $456,000 home, carrying costs before the mortgage are estimated at about $964 a month, or about $4,861 while a home sits unsold. Listings that never sold sat a median of 153 days, with a median price cut of only 1.5%.
- Get ready for a contract that falls apart. It happened to 1 in 5 (19%). Most often the cause is inspection, appraisal or financing issues, based on general industry experience, not anything measured here. Those homes that later sold took a median of 125 days and sold at 89.3%, versus 49 days and 97.1% for first contracts that held.
If you're buying
- There is room to negotiate. 72% of homes sold below their first asking price, and the median sale came in at 96.6% of it.
- Look hard at homes that have sat. Listings that never sold sat a median of 153 days and cut the price a median of just 1.5%. A long wait can mean a seller is ready to deal.
- You won't be the only one with cash. 39% of buyers paid cash and 49% used conventional loans. VA and FHA each made up 5%.
Did you know?
- Did you know? In ZIP 28516, the median sold price over the last 12 months was $456,000.
- Did you know? When a contract fell apart and the home sold later, 63% eventually found a buyer. 35% never sold.
- Did you know? Homes priced right sold in a median of 16 days. Homes that needed price cuts took 97 days.
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For sellers
Listings that didn't sell
26%
up 1.0 pts from a year ago
103 expired, withdrawn or canceled vs 287 sold
Sold vs. first asking price
96.6%
about the same as a year ago
median sale price ÷ original list price
Sold below first asking
72%
share of homes that sold
Price cut on homes that didn't sell
1.3%
median — and they still didn't sell
For buyers
True days on market
60
up 8 days from a year ago
median for sold homes, counted from the first listing
Typical room below first ask
3.4%
how far under the original price homes sold
Didn't sell, then sold on a relist
18%
of listings that didn't sell the first time
Median sold price
$456K
down 9.3% from a year ago
287 homes sold
The last 24 months
22% latest month · Sep 26
61 latest month · Sep 26
94.7% latest month · Sep 26
By starting price
| First asking | Sold | Didn't sell | % didn't sell | True days | Sold vs. first ask |
|---|---|---|---|---|---|
| Under $300K | 41 | 15 | 27% | 34 | 93.9% |
| $300–400K | 63 | 20 | 24% | 50 | 94.7% |
| $400–500K | 51 | 12 | 19% | 38 | 98.3% |
| $500–750K | 83 | 27 | 25% | 62 | 97.4% |
| $750K–1M | 27 | 16 | 37% | 102 | 96.2% |
| $1M+ | 22 | 13 | 37% | 51 | 94.8% |
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