03/23/2026
Everyone wants to blame the market right now.
Rates. War. Economy. Seasonality.
But what I’m seeing every day across coastal North Carolina is much simpler:
Most homes sitting… are just overpriced.
And it usually comes down to one misunderstanding—
Appraised value is not market value.
An appraisal is a backward-looking opinion based on past sales.�Market value is what a buyer is willing to pay today.
And today’s buyer is more patient, more informed, and has more options than they’ve had in years.
Especially with new construction.
Builders are offering lower interest rates, incentives, and lower monthly payments;ďż˝
which means a brand new home often beats a 3–5 year old home at the same price.
So what happens?
Existing homes either adjust…�or they sit.
And here’s the part most people don’t want to hear,
No amount of photos, video, or “marketing strategy” can fix an overpriced home.
Marketing doesn’t create value.�It creates exposure.
And exposure only works if the price makes sense.
The homes winning right now are doing three things well:�priced right, presented well, and marketed beyond just the MLS.
Everything else is noise.
If your home is sitting, it’s not bad luck.�It’s feedback.
