Published October 1, 2026 in Market Update

Nearly Half of 23860 Sellers Already Cut Their Price

By Mike Boone

Real estate, Jan 1 2025 through Oct 1 2026 23860

Most sellers go in with the same plan: price it a little high, see what happens, and come down later if you need to. The idea is that you can always negotiate. I pulled every listing in 23860 from January 1, 2025 through October 1, 2026, and here is what the numbers actually show.

Cutting your price does not get you back to where you started

Nearly 43 in 100 homes for sale in 23860 right now have already dropped their price. The typical cut is $10,400. That is money a seller planned to keep.

Here is the part that stings more. Homes that sold in their first month got 100% of what they first asked. Homes that took two months got 97.4%. Homes that took four months got 95.6%. Homes that dragged into months five or six got 94.2% of their first asking price.

The longer a home sat, the more the seller gave up. The gap between what a seller first asked and what they closed at kept growing with every month that passed.

The whole market tells the same story. The typical home that sold closed at 99.6% of what it first asked. That sounds close to full price, and it is, for homes priced right from the start. The gap opens fast once a home starts sitting.

The typical cut in the current batch of homes for sale is $10,400. The biggest single cut is $425,000. Those are not outliers in the sense that they broke some rule. They are just the far ends of the same pattern.

There is another number worth sitting with. Right now, 101 homes are for sale in 23860. At the pace homes have been selling lately, that is 4.4 months of supply. That is enough competition that a buyer who sees an overpriced home has other choices. They do not have to negotiate. They move on.

The $200,000 to $250,000 range held up best. Of the 173 homes that sold in that range, 71.1% closed at or above their asking price. Under $200,000 was the lowest, at 53.7% of the 123 homes in that range. Above $300,000, 66.9% of the 181 homes sold at or above asking. The pattern is not the same across every price point, and that matters when you are picking a number.

Does waiting longer actually cost sellers more?

The data cuts this clearly by how long a home took to sell. Homes that found a buyer in month one closed at 100% of their first asking price. By month three, that dropped to 96.2%. By months five and six, sellers were closing at 94.2% of what they first asked.

The speed numbers are just as telling. Homes that sold in month one had a typical time on market of 9 days. By month two, the typical was 46 days. By months five and six, the typical was 146 days. A home that is still for sale after five months has been passed over by a lot of buyers.

Homes built in the 2010s are the clearest example of what a well-priced home looks like. The 32 that sold in that decade closed in a typical 10 days and got 100% of their first asking price. Homes built before 1970, which make up the largest slice of what sells here, took a typical 29 days and closed at 98.4% of first asking. The age of the home shapes the pace, and the price shapes the result.

What this means for you right now

If you are selling, the data in 23860 is clear: homes priced at market from day one closed at full price. Homes that needed a cut gave up ground they never got back. The typical cut is $10,400, and the biggest single cut in the current batch of homes for sale was $425,000. That is a wide range, but the direction is always the same. Down. The $200,000 to $250,000 range is where the strongest results showed up, with 71.1% of those 173 homes closing at or above asking. If your home falls in that range, pricing it right matters even more, because buyers in that range know what is out there.

If you are buying, 42.6% of the homes for sale right now have already dropped their price, which means there are motivated sellers on the market today. The 30-year fixed-rate mortgage averaged 7.03% as of September 24, 2026, up from 6.95% the week before and up from 6.30% a year ago, according to Freddie Mac's weekly rate survey. Nationally, existing-home sales fell 2.0% in August 2026 and supply rose to 4.9 months, according to NAR. That national backdrop, combined with 4.4 months of local supply in 23860, means buyers have more to look at than they did a year ago. Homes priced right are still moving in 26 days at the middle. Homes that have been sitting are the ones where there may be room to negotiate.