NC Deal Terms Index: October 21, 2026
October 21 edition · Closed sales recorded July 23–October 20, 2026
October 21 edition; first published October 22, 2026. The closed-sale window remains July 23–October 20, 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.
Source: deal_terms_pull_2026-10-21-4.csv. Closed sales: July 23–October 20, 2026, inclusive.
| 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 | 1,187 | $310,000 | 28 | 1,174 | 59.6% | $5,000 | 99.0% | 41.4% |
| Guilford | 1,427 | $317,000 | 23 | 1,414 | 55.2% | $5,000 | 98.9% | 38.1% |
| Davie | 163 | $330,000 | 25.5 | 162 | 53.4% | $5,500 | 98.9% | 40.5% |
| Davidson | 620 | $299,942 | 37 | 613 | 55.8% | $6,000 | 99.2% | 51.6% |
Sources: expired_withdrawn_by_county_2026-10-21-3.csv (exit records), expired_withdrawn_by_county_2026-10-21-1.csv (county reconciliation), and deal_terms_pull_2026-10-21-4.csv (closed denominator). Off-market and closed dates: July 23–October 20, 2026.
| County | Closed | Expired | Withdrawn | All exits | Expired/withdrawn share |
|---|---|---|---|---|---|
| Forsyth | 1,187 | 157 | 282 | 1,626 | 27.0% |
| Guilford | 1,427 | 155 | 383 | 1,965 | 27.4% |
| Davie | 163 | 12 | 30 | 205 | 20.5% |
| Davidson | 620 | 49 | 134 | 803 | 22.8% |
| Total | 3,397 | 373 | 829 | 4,599 | 26.1% |
Source: deal_terms_pull_2026-10-21-4.csv. Closed sales: July 23–October 20, 2026, inclusive.
| 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 |
|---|---|---|---|---|---|---|---|---|
| Under $250,000 | 313 | $203,000 | 26 | 311 | 50.2% | $4,500 | 98.4% | 41.5% |
| $250,000 to under $400,000 | 553 | $310,000 | 30 | 549 | 69.8% | $5,735 | 99.0% | 45.4% |
| $400,000 to under $600,000 | 215 | $475,000 | 30.5 | 214 | 56.3% | $5,000 | 99.0% | 40.9% |
| $600,000 and up | 106 | $812,500 | 8.5 | 100 | 40.6% | $5,000 | 100.0% | 20.8% |
Source: deal_terms_pull_2026-10-21-4.csv. Closed sales: July 23–October 20, 2026, inclusive.
| 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 |
|---|---|---|---|---|---|---|---|---|
| Under $250,000 | 445 | $195,000 | 23 | 443 | 53.5% | $4,325 | 98.3% | 38.2% |
| $250,000 to under $400,000 | 535 | $316,000 | 25 | 531 | 61.9% | $6,500 | 98.9% | 40.7% |
| $400,000 to under $600,000 | 278 | $469,950 | 18 | 275 | 51.4% | $5,000 | 99.1% | 38.5% |
| $600,000 and up | 169 | $775,000 | 22 | 165 | 44.4% | $6,550 | 100.0% | 29.0% |
Source: deal_terms_pull_2026-10-21-4.csv. Closed sales: July 23–October 20, 2026, inclusive.
| 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 |
|---|---|---|---|---|---|---|---|---|
| Under $250,000 | 36 | $179,000 | 35 | 35 | 38.9% | Not available | 96.1% | 33.3% |
| $250,000 to under $400,000 | 67 | $319,000 | 41 | 67 | 68.7% | $6,148 | 99.2% | 50.7% |
| $400,000 to under $600,000 | 41 | $481,000 | 14 | 41 | 46.3% | Not available | 99.4% | 31.7% |
| $600,000 and up | 19 | Not available | Not available | 19 | Not available | Not available | Not available | Not available |
The $600,000-and-up band has 19 sales. Its statistics are suppressed below 20 observations and displayed as “Suppressed”; the count remains visible.
Source: deal_terms_pull_2026-10-21-4.csv. Closed sales: July 23–October 20, 2026, inclusive.
| 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 |
|---|---|---|---|---|---|---|---|---|
| Under $250,000 | 160 | $206,750 | 30.5 | 156 | 48.8% | $5,220 | 98.0% | 46.9% |
| $250,000 to under $400,000 | 320 | $305,500 | 44.5 | 318 | 64.7% | $6,406 | 100.0% | 56.6% |
| $400,000 to under $600,000 | 88 | $468,180 | 39 | 87 | 47.7% | $8,750 | 99.1% | 50.0% |
| $600,000 and up | 52 | $701,000 | 21 | 52 | 36.5% | Not available | 97.6% | 38.5% |
City views, one edition
Source: deal_terms_pull_2026-10-21-4.csv. Closed sales: July 23–October 20, 2026, inclusive.
| 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 | 767 | $295,000 | 26 | 754 | 58.4% | $5,000 | 98.8% | 40.2% |
| Greensboro | 786 | $292,500 | 26 | 779 | 58.4% | $5,000 | 98.8% | 41.6% |
| High Point | 277 | $260,000 | 17 | 275 | 46.6% | $5,000 | 98.7% | 31.8% |
| Kernersville | 201 | $349,990 | 30.5 | 200 | 56.7% | $5,500 | 99.4% | 37.8% |
| Clemmons | 115 | $399,000 | 23 | 115 | 54.8% | $5,000 | 98.9% | 41.7% |
| Lexington | 306 | $312,500 | 48 | 303 | 52.6% | $6,491 | 99.2% | 57.2% |
| Thomasville | 142 | $270,500 | 39 | 141 | 68.3% | $5,700 | 99.5% | 53.5% |
Lexington's median of $312,500 is higher than Winston-Salem's $295,000 and Greensboro's $292,500 in this file. Removing the five highest Lexington sales leaves a $310,000 median, so a handful of expensive closings does not explain the ordering. Recorded year built is 2025 or 2026 for 129 of its 306 sales (42.2%), versus 18.0% in Winston-Salem and 14.6% in Greensboro. That is a mix difference, not proof of a premium for comparable homes or a verified new-construction classification. Lexington and Thomasville qualify for the current table; neither is described as qualifying for the first time.
Source: NC Deal Terms Index, October 3 edition. Current Index hub.
Main-floor primary comparison in this edition
Source: deal_terms_pull_2026-10-21-4.csv. Closed sales: July 23–October 20, 2026, inclusive.
Among main-floor-primary sales, median calendar days to contract were 22 (timing N=2,357); for the other group, 40 (timing N=1,006). This is an association, not proof that stairs cause slower sales. The earlier main-floor primary bedroom analysis retains its September 26 data.
Methodology and limits
Coverage: July 23–October 20, 2026, inclusive. October 21 is the edition date. Closed sales are selected by Closed Date; status exits use Off Market Date. These dates describe the supplied records, not a promise that later entries cannot be added to MLS.
Source: deal_terms_pull_2026-10-21-4.csv. Closed sales: July 23–October 20, 2026, inclusive.
This edition uses all 3,397 supplied closed residential sales across Forsyth, Guilford, Davidson and Davie, including 34 comp-only sales (17 C-COBA and 17 C-COFE). No duplicate identifiers or out-of-window closings were found. October 3 excluded comp-only sales for an edition-specific completeness concern, so the editions are not a like-for-like trend. This file alone cannot establish export pagination completeness.
Timing is calendar days from list to pending. Calculate Pending Date minus List/Marketing Date. Retain 136 valid same-day contracts. Exclude missing dates, pending before list, or pending after closing only from timing, not from other valid metrics. In this file, 34 records have no pending date; none has a negative interval or pending after closing. Timing sample: 3,363. No dates are imputed or repaired. No alternate supplied timing statistic is used.
Sale-to-list is the median of each closed price divided by its positive asking price at contract, multiplied by 100, not the ratio of two medians. Net price reduction is asking price below original asking price among records with both positive prices; it does not count intermediate price edits.
Seller-paid share counts positive reported concession amounts among nonblank nonnegative amounts. Recorded zeros stay in the denominator; blanks are never converted to zero. All supplied closings have an amount, including 1,470 zeros. A recorded zero may mean nothing was paid or nothing was entered. “Median when paid” uses positive amounts only. Displayed dollar amounts are rounded to whole dollars; percentages to one decimal; half-day timing medians are retained.
Status exits use expired_withdrawn_by_county_2026-10-21-3.csv, reconciled against expired_withdrawn_by_county_2026-10-21-1.csv, for July 23–October 20, 2026. Filtering removes 79 out-of-window exit records and retains 1,202: 373 expired and 829 withdrawn, including one W-COFE. The ratio is (expired + withdrawn) / (closed + expired + withdrawn), using all supplied in-window closings. It is not an individual home's failure probability or active inventory. Different listing identifiers may represent relistings; no city-level exit rate is inferred.
City groups use the exact MLS City field within the four-county file, not verified municipal boundaries. Dedicated city pages require at least 100 closings. Each statistic is suppressed when its valid sample is below 20; counts remain visible. Price bands use closed price: under $250,000; $250,000 to under $400,000; $400,000 to under $600,000; and $600,000 or more.
Empty columns are documented: Stories, List Type and Prc Chg each have 0 of 3,397 populated values. Stories is absent for the third consecutive weekly pull according to the supplied export history; this file alone verifies only the current absence. Subdivision has 2,754 named entries (81.1%); 643 say None. Gar/Car has 2,559 populated entries (75.3%), and Style has 1,229 (36.2%). None is used for segmentation here. Primary On Main YN is complete, but no one-story versus two-story inference is possible.
These are observed closed-sale results, not a forecast, appraisal or promise about your house. No year-over-year change, inventory, due-diligence fee or earnest-money amount is inferred. No raw listing identifiers or addresses are published.
High Country: October 21 Deal Terms Index
Mountain homes get their own table. These Watauga, Avery and Ashe results are not combined with the Triad figures. Source: deal_terms_highcountry_2026-10-21-1-2.csv; closed sales July 23–October 20, 2026, inclusive. All 549 supplied SLD sales are included.
Based on information from the High Country Association of REALTORS® MLS for the period July 23, 2026 through October 20, 2026.
Source: deal_terms_highcountry_2026-10-21-1-2.csv; July 23–October 20, 2026.
| County | Closed sales | Median sale price | Median calendar days to contract | Timing sample | Median sale-to-list | Net price reduction | Median price per sq. ft. | Sq. ft. sample |
|---|---|---|---|---|---|---|---|---|
| Watauga | 278 | $601,250 | 38.5 | 278 | 96.4% | 42.4% | $342 | 274 |
| Avery | 156 | $483,500 | 71 | 156 | 95.4% | 46.2% | $315 | 156 |
| Ashe | 115 | $458,000 | 47 | 115 | 96.7% | 44.3% | $273 | 115 |
Did the seller give a concession?
Each percentage uses all county sales, including “can’t tell.” These free-text classifications are not directly comparable with Triad numeric concession amounts. No High Country concession dollar amounts are published.
Source: deal_terms_highcountry_2026-10-21-1-2.csv; July 23–October 20, 2026.
| County | Yes | No | Can’t tell |
|---|---|---|---|
| Watauga | 41.0% | 37.4% | 21.6% |
| Avery | 37.2% | 53.8% | 9.0% |
| Ashe | 40.9% | 41.7% | 17.4% |
Expired and withdrawn listings
No current-window High Country expired/withdrawn file was supplied. Counts and rates for July 23–October 20, 2026 are unavailable; older counts have not been relabeled as this edition.
High Country methodology and limits
Source: deal_terms_highcountry_2026-10-21-1-2.csv; July 23–October 20, 2026. Based on information from the High Country Association of REALTORS® MLS for the period July 23, 2026 through October 20, 2026.
- Timing: calendar Pending Date minus List Date, with the same validity rule as Triad. All 549 have valid timing, including 11 same-day contracts; zero timing exclusions. Eight sales with more than 180 days from pending to closing remain included; the file does not establish that all eight were new-construction presales.
- Prices: medians use individual sales. Sale-to-list is the median of close_price / list_price_at_contract × 100. Net reduction compares list_price_at_contract with list_price_original. Price per square foot uses positive heated_sqft; four zero-footage Watauga sales are excluded only from that statistic, and its N is shown.
- Concession classifications: yes means a positive numeric entry, explicit credit or seller-paid buyer expense, specified repair amount, or clearly completed seller benefit. No means explicit none or numeric zero. Blanks/N/A, vague repair notes, furnishings/lots/upgrades, buyer-paid or commission-only notes, and price changes without a separate benefit remain “can’t tell.” The original seller_concession_raw field is used; seller_concession_amount is not used to infer dollars. The file has 60 N/A variants and no truly blank raw entries. These are documented classification judgments, not independently verified cash amounts.
- Unavailable columns: is_comp_only, levels and off_market_date exist but are empty. Primary-on-main is usable for 429 of 549 and is not used for a High Country comparison. No due-diligence-fee or earnest-money column is carried. Triad BR, Baths, Gar/Car, Style, List Type, Prc Chg, Listing Service Type, Type of Sale, Heated Finished SqFt Second, Address and Current Price fields are absent. No separate new-construction flag or current exit file is supplied.
- Quality and privacy: no duplicate identifiers or out-of-window closings were found. Suppress statistics below 20 valid observations; no raw listing rows or identifiers are published.
Explore this edition
- Winston-Salem market report
- Greensboro market report
- High Point market report
- Kernersville market report
- Clemmons market report
Edition archive
- October 21, 2026: July 23–October 20, 2026 closing coverage.
- 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.