GROUNDED DATA PROTOCOL:
Manual audit of Single-Family detached resale inventory only; new construction excluded. Asking prices reflect the 610 active listings on the market October 24, 2026. Days on market reflect the 169 listings currently under contract — the homes buyers actually chose. Sold figures reflect the 460 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 Failed to sell is the share of listings resolving in that window — sold or withdrawn — that came off the market without a sale.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) |
|---|---|---|---|---|---|---|---|
| 27520 | $413,745 | $369,000 | $355,000 | 99.6% | 30.7% | 52 Days | 34 Days |
| 27527 | $467,752 | $416,500 | $425,000 | 98.9% | 34.7% | 63 Days | 43 Days |
| 27529 | $454,070 | $423,175 | $415,000 | 98.5% | 32.8% | 58 Days | 56 Days |
| 27610 | $378,068 | $359,950 | $326,000 | 98.6% | 36.8% | 65 Days | 50 Days |
Grounded Perspective
Pricing: Southeast Raleigh (27610) added $9,950 to $359,950. The other three all eased: Clayton East/Flowers (27527) down $11,000 to $416,500, Garner (27529) down $8,825 to $423,175, and Clayton (27520) down $6,000 to $369,000. After three cycles of near-perfect flatness, this tier finally moved — and moved down.
Velocity: The sharpest deterioration in the audit alongside ITB Core, both out 12 days: 46 days from 34 here. Garner more than doubled its time to contract, out to 56 days from 26, and Southeast Raleigh went to 50 from 38. Clayton East/Flowers held at 43. Clayton is the only zip here under 40 days, at 34.
Seller Outcomes: The weakest tier in the audit on failure. 33.8% of resolutions ended without a sale, with Southeast Raleigh at 36.8% and Clayton East/Flowers at 34.7%. Sellers who did close collected 98.9% of asking, and Clayton managed 99.6% across 115 closings — so the homes that sell still sell close to ask. Roughly a third simply do not.
The Bottom Line
610 active against 169 pending — still the largest inventory in the series, and the only tier where it did not grow this cycle. Prices came off their three-cycle plateau, contract times rose by a third, and a third of listings failed. Of the eight groups here, this is the one that moved furthest in the wrong direction.
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