If you are planning to sell your home in South Eastern North Carolina in late 2025, you need to forget everything you heard about the real estate market of 2022.

The days of "testing the market" with an aspirational price are over. As we head toward 2026, we have entered a normalizing market. Inventory in New Hanover and Brunswick counties has risen by over 20% this year, and days on market have crept up to the 60-70 day range.

In this new landscape, the most dangerous number in real estate isn't the interest rate—it’s an inflated list price. Here is why getting it right on Day 1 is the only way to protect your equity.

1. The "Golden Window" Has Closed

When a home hits the MLS, it has a "Golden Window" of peak interest—typically the first 14 to 21 days. This is when serious buyers (who have alerts set up) will see it.

The Danger: If you price your home 10% too high, these serious buyers won't just negotiate; they will scroll right past you. They are data-savvy and know the comps.

The Result: By the time you drop the price three weeks later, the "fresh listing" excitement is gone. You are now "stale" inventory, and buyers will wonder, "What's wrong with it?"

2. The "Chasing the Market" Death Spiral

Overpricing often leads to a phenomenon agents call "chasing the market down."

The Scenario: You want $600,000. The data says $550,000. You list at $590,000 "just to see."

The Reality: The home sits for 45 days. You drop to $575,000. Still no offers. You drop to $550,000 (where you should have started). But now, because the home has been listed for 90 days, buyers smell desperation. They offer $530,000.

The Cost: You didn't just lose time; you lost $20,000 in actual equity because you missed the chance to create competition at the correct price.

3. The "Insurability" Ceiling

In 2025, buyers aren't just looking at the price tag; they are looking at the Total Monthly Payment.

The Math: With insurance rates in our coastal territories (120 & 140) having risen significantly, a buyer's purchasing power is squeezed. A $500,000 home with a $4,000/year wind policy costs the same monthly as a $550,000 home with a $1,500 policy.

The Strategy: If your home needs a new roof or has high insurance premiums, you cannot price it at the top of the market. You must price it to offset those carrying costs, or buyers will simply choose the newer construction down the road.

4. Appraisals Are Reality Checks

Even if you find a buyer willing to pay an inflated price, the bank likely won't agree.

The Shift: During the "unicorn" years, appraisers often justified high prices with "time adjustments." In a stabilizing market, appraisers are conservative. If your home doesn't appraise, the deal falls apart, and you are back to square one—often with a "branding scar" on your listing history.

The Bottom Line

Pricing isn't about what you need to net or what your neighbor got two years ago. It is a data-driven calculation of what a buyer is willing to pay today.

In a normalizing market, the "market value" is a moving target. You need a partner who is watching the bullseye every single day. At Aspyre Realty Group, we use real-time data—not gut feelings—to find the "sweet spot" price that maximizes your return and minimizes your stress.