GROUNDED DATA PROTOCOL:
Manual audit of Single-Family detached resale inventory only; new construction excluded. Asking prices reflect the 80 active listings on the market October 24, 2026. Days on market reflect the 27 listings currently under contract — the homes buyers actually chose. Sold figures reflect the 87 closings in the 90 days ending October 24, 2026, and close-to-list is measured per listing. Failed to sell is the share of listings resolving in that window — sold or withdrawn — that came off the market without a sale.
| Zip | Avg Price (Active) | Med Price (Active) | Med Sold (90d) | Close-to-List | Failed to Sell | Avg DOM (Pending) | Med DOM (Pending) |
|---|---|---|---|---|---|---|---|
| 27601 | $545,848 | $449,900 | $680,000 | 97.2% | 53.1% | 136 Days | 153 Days |
| 27605 | $1,383,223 | $1,150,000 | $1,150,000 | 96.3% | 27.3% | 10 Days | 10 Days |
| 27607 | $1,292,920 | $874,450 | $705,000 | 98.0% | 24.4% | 22 Days | 5 Days |
| 27608 | $1,428,375 | $1,147,500 | $1,070,000 | 97.9% | 10.8% | 40 Days | 39 Days |
Grounded Perspective
Pricing: Five Points (27608) gave back $97,500 to $1,147,500 and Downtown/Historic East (27601) fell $70,100 to $449,900, down from $520,000 and the lowest reading in this series. Village District (27605) went the other way, up $175,000 to $1,150,000, but that is 13 active listings and the largest swing in the audit sits on the smallest base — noise, not a trend. West Raleigh/NCSU (27607) added $49,450 to $874,450.
Velocity: Now the slowest tier in the audit at 52 days, out from 40. Downtown/Historic East is the worst reading anywhere in this series at 153 days to contract, up from 106 — on a 3-listing pending pool, so treat the direction as the signal and ignore the precision. West Raleigh/NCSU is the fastest zip in the audit at 5 days, down from 27, though its pending pool is 13.
Seller Outcomes: Sellers collected 97.3% of asking, the weakest of any tier for a third straight cycle, and 28.1% of resolutions ended without a sale. Downtown/Historic East remains the outlier: 17 listings gave up against 15 that sold, a 53.1% failure rate. Five Points is the other extreme and the best in the entire audit — just 10.8% failed, 4 against 33 sold.
The Bottom Line
80 active against 27 pending. The pending pool fell by a third this cycle, the steepest drop of any tier, while inventory rose. This is the smallest and thinnest group in the series and almost every figure rests on a single-digit pool, but fewer buyers under contract against more homes for sale is the same story playing out everywhere in this audit.
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