The NC Deal Terms Index
October 3 edition · Closed sales recorded July 6–October 2, 2026
By Teresa Overcash, Broker/Owner, Realty ONE Group Results. We use the sales that happened, not a number chosen to make the market sound a certain way.
| Area | Closed sales | Median sale price | Median calendar days to contract | Timing sample | Seller paid something | Median when paid | Median sale-to-list | Net price reduction |
|---|---|---|---|---|---|---|---|---|
| Forsyth | 1,256 | $315,000 | 26 | 1,256 | 60.0% | $5,000 | 98.9% | 39.7% |
| Guilford | 1,490 | $318,750 | 23 | 1,490 | 55.6% | $5,000 | 98.9% | 36.8% |
| Davie | 168 | $331,305 | 19 | 168 | 55.4% | $5,000 | 99.0% | 38.1% |
| Davidson | 664 | $299,000 | 33.5 | 664 | 56.9% | $6,135 | 99.4% | 48.3% |
| County | Closed | Expired | Withdrawn | All exits | Expired/withdrawn share |
|---|---|---|---|---|---|
| Forsyth | 1,256 | 192 | 297 | 1,745 | 28.0% |
| Guilford | 1,490 | 181 | 364 | 2,035 | 26.8% |
| Davie | 168 | 13 | 28 | 209 | 19.6% |
| Davidson | 664 | 51 | 131 | 846 | 21.5% |
| Total | 3,578 | 437 | 820 | 4,835 | 26.0% |
Five city views, one edition
| Area | Closed sales | Median sale price | Median calendar days to contract | Timing sample | Seller paid something | Median when paid | Median sale-to-list | Net price reduction |
|---|---|---|---|---|---|---|---|---|
| Winston-Salem | 813 | $299,900 | 24 | 813 | 58.9% | $5,000 | 98.7% | 37.5% |
| Greensboro | 842 | $300,000 | 24 | 842 | 58.3% | $5,000 | 98.7% | 39.1% |
| High Point | 295 | $260,000 | 17 | 295 | 49.2% | $5,000 | 98.7% | 31.9% |
| Kernersville | 202 | $335,000 | 28.5 | 202 | 61.4% | $5,041 | 99.4% | 36.6% |
| Clemmons | 117 | $415,000 | 23 | 117 | 53.0% | $5,000 | 99.3% | 42.7% |
Source: NC Deal Terms Index, October 3 edition. Current Index hub.
Main-floor primary comparison in this edition
In this edition’s included sales, median calendar days to contract were 22 for main-floor primary homes and 35 for the other group. That is an association, not proof that stairs cause slower sales. The earlier main-floor primary bedroom analysis retains its September 26 data; it has not been restamped as this edition.
Methodology and limits
Coverage: July 6–October 2, 2026. October 3 is the edition date. The requested window is July 6–October 3, 2026, inclusive. The last recorded closing in the supplied file is October 2. Expired and withdrawn counts cover the requested window through October 3. These are the dates represented by the supplied records, not a promise that later entries cannot be added to MLS.
Source: Teresa Overcash’s Triad MLS closed residential export and county expired/withdrawn file supplied October 3. The input has 3,618 sales across Forsyth, Guilford, Davie and Davidson. This edition includes 3,578 regular closed sales. There are no duplicate MLS identifiers or closing dates outside the requested window.
Comp-only sales are excluded from every calculation in this edition. The export contains exactly 20 C-COBA and 20 C-COFE records. The CSV does not establish whether these are complete results or a one-page cutoff. All 40 are excluded rather than treating uncertain coverage as complete. September 26 included comp-only sales; that inclusion difference means changes between editions are not a like-for-like trend.
Timing is calendar list-to-contract time, not native MLS DOM. We calculate contract date minus list date for every included sale, preserving September 26’s stated calendar-day definition. The supplied timing field differs from that calculation on 783 regular sales, so it is not used. All 3,578 included sales have valid dates. This measure should not be compared uncritically with native MLS DOM.
Sale-to-list is the median of each home’s closed price divided by its asking price at contract, not the ratio of two medians. A net price reduction means the asking price at contract is below the original asking price. Neither measure estimates a future negotiation result.
Zeros and blanks are treated the same way as September 26. Seller-paid share counts positive reported concessions among nonblank amounts. Recorded zeros stay in that denominator; blanks are excluded, never converted to zero. “Median when paid” uses positive amounts only. All included records have a reported amount; 1,525 are zero. A recorded zero cannot tell us whether nothing was paid or nothing was entered. The reported share may understate actual concessions.
“Left without selling” is (expired + withdrawn) divided by (regular closed + expired + withdrawn) in the requested period. The closed counts come from this edition’s comp-only-excluded cohort; county expired/withdrawn counts come from the separate supplied file. This is a status-exit ratio, not a probability that an individual property will fail: the county totals do not identify repeated listing episodes or relistings. No city-level exit rate is inferred from county totals.
City tables include the exact MLS city name within the four-county export, including cross-county portions present in that file. They are not county-wide proxies or claims to cover portions outside the supplied counties. Dedicated city pages require at least 100 closings. Price-band statistics are suppressed below 20 sales, not at 20. The top band includes sales at $600,000, not only sales above that price.
The Levels field is entirely empty. Primary-bedroom-on-main is populated for all 3,578 included sales with Yes/No values. We cannot separate true one-story homes from two-story homes with a main-floor primary. No construction-year analysis is made in this edition. No row-level identifiers are published.
These are observed closed-sale results, not a forecast, appraisal or promise about your house. No year-over-year change, inventory level, due diligence fee or earnest-money amount is inferred from this export.
High Country: October 3 Deal Terms Index
Mountain homes get their own table here. These HCAR results cover Watauga, Avery and Ashe counties; they are not combined with the Triad figures above. The closing file contains 551 residential sales recorded July 6–October 2, 2026. The expired and withdrawn file runs through October 3.
Based on information from the High Country Association of REALTORS® MLS for the period July 6, 2026 through October 3, 2026.
| County | Closed sales | Median sale price | Median calendar days to contract | Median sale-to-list | Net price reduction share | Median sale price per sq. ft. | Sq. ft. sample |
|---|---|---|---|---|---|---|---|
| Watauga | 281 | $585,000 | 37 | 96.6% | 39.1% | $342 | 277 |
| Avery | 153 | $467,500 | 67 | 95.2% | 44.4% | $299 | 153 |
| Ashe | 117 | $425,000 | 38 | 96.8% | 39.3% | $271 | 117 |
Did the seller give a concession?
Read “yes” as a documented benefit in the concession field, not a promise about what you can negotiate. Each share below uses all sales in that county, including the “can’t tell” group. This is a different reporting field from Triad MLS, so the concession shares are not directly comparable. No concession dollar amounts are published.
| County | Yes | No | Can’t tell |
|---|---|---|---|
| Watauga | 39.9% | 40.2% | 19.9% |
| Avery | 35.3% | 51.0% | 13.7% |
| Ashe | 37.6% | 47.0% | 15.4% |
Expired and withdrawn listings
These are status-exit counts supplied separately by county, not active inventory and not a prediction that a particular home will fail to sell. No failure percentage is calculated by mixing their reporting window with the closed-sale file.
| County | Expired | Withdrawn | Total expired + withdrawn |
|---|---|---|---|
| Watauga | 37 | 70 | 107 |
| Avery | 29 | 34 | 63 |
| Ashe | 17 | 24 | 41 |
High Country methodology and limits
Based on information from the High Country Association of REALTORS® MLS for the period July 6, 2026 through October 3, 2026.
- Timing: calendar days from List Date to Pending Date, calculated for every included sale. HCAR’s supplied DOM field is not used because it mostly measures list-to-close. The 15 presales identified as new construction in the supplied data notes, with more than 180 days from pending to closing, remain included. Their contract timing is calculated the same way as other sales; it is not replaced with time to closing.
- Prices: medians use individual closed sales. Sale-to-list is the median of each sale’s Close Price divided by List Price, multiplied by 100; the rounded percentage columns are not used. Net price reduction means List Price is below Original List Price, not a count of every price change. Price per square foot is the median of Close Price divided by Total HLA. The 4 records with zero HLA are excluded only from that calculation; its sample is shown separately.
- Concessions, yes: a positive numeric entry, an explicit seller credit or seller-paid buyer expense, or a specified repair benefit. Numeric entries are used only to identify a reported benefit, not as verified dollar amounts.
- Concessions, no: an explicit “none” (including obvious spelling or punctuation variants) or numeric zero. A note saying none with an additional lot remains no.
- Concessions, can’t tell: blanks, N/A/NA, vague repair notes, furnishings or extra-lot notes without a clear seller credit, and buyer-paid expenses. A negotiated price reduction alone is not counted as a separate concession. A due-diligence credit without enough context is also ambiguous. This actual file has 0 empty concession cells and 64 N/A/NA entries; missing or ambiguous entries are never converted to zero. There are 210 yes, 246 no and 95 can’t-tell classifications across the High Country file. Shares are rounded, so displayed percentages may not sum exactly.
- Quality and privacy: one supplied ZIP correction was applied in the private working data. Original uploads remain unchanged. No duplicate identifiers or out-of-window closing dates were found. Statistics are suppressed whenever their valid sample is below 20; each county and square-footage sample shown here clears that threshold. No raw listing rows, addresses or identifiers are published.
- Due diligence fee: HCAR does not track a usable due-diligence-fee field for this Index, so no fee estimate is reported. An isolated mention in free text is not a fee dataset.
Based on information from the High Country Association of REALTORS® MLS for the period July 6, 2026 through October 3, 2026.
Explore this edition
- Winston-Salem market report
- Greensboro market report
- High Point market report
- Kernersville market report
- Clemmons market report
Edition archive
- October 3, 2026: July 6–October 2 closing coverage.
- September 26, 2026: June 29–September 25 coverage, retained unchanged.
- September 12, 2026 historical snapshot: retained unchanged; not a freshly validated comparison.
What do these numbers mean for you?
Your property is not the median home. We can put the data beside your location, condition and competing listings.