There Are 4 Housing Markets Happening Across the Sandhills Right Now: Which One Are You In?

If you have been watching real estate headlines lately, you have probably noticed contradictory news: some people say houses are sitting, others say prices won't budge, and builders seem to be offering deals left and right.

Here is the reality on the ground: there isn't just one housing market today. Right now, four distinct housing markets are running simultaneously across the Sandhills and Fort Bragg communities—cash buyers, financed buyers, locked-in homeowners, and new construction builders.

Which category you fall into completely dictates your best strategy. Here is what each group looks like across Moore, Cumberland, and Hoke counties, and how you can position yourself to win.

1. Cash Buyers: Leveraging Equity for Speed and Certainty

Roughly one in four buyers nationally is paying entirely in cash, and we see this firsthand in areas like Pinehurst and Southern Pines, where retirees and relocation buyers are tapping into substantial equity from previous home sales.

For Buyers: If you are fortunate enough to purchase with cash, having zero financing contingency gives you massive leverage. You can close on your own timeline and negotiate firmly on price and inspection items.

For Sellers: A cash offer eliminates appraisal and financing hiccups, but make sure you compare net proceeds. Sometimes a well-qualified VA buyer with strong local lender backing will net you more than a lowball cash investor.

2. Financed Buyers: Overcoming Rates with Seller Concessions

For buyers using financing—especially our military families PCSing to Fort Bragg using their earned VA loan benefit—rates are higher than they were three years ago. But rates aren't the whole story.

Sellers across Fayetteville, Raeford, and Cameron are increasingly willing to negotiate. Nearly half of recent sales include concessions such as closing cost credits or temporary 2-1 interest rate buydowns.

Buyer Strategy: Don't sit on the sidelines waiting for rates to drop. Negotiate for seller concessions to buy down your rate or cover your out-of-pocket costs today. When rates eventually adjust downward, you can always refinance while building equity right now.

Seller Strategy: If you want to attract serious buyers quickly, consider offering an upfront concession credit. It often costs you less than a series of price reductions and immediately expands your buyer pool.

3. Rate-Locked Homeowners: Sitting on Sub-5% Mortgages

About two-thirds of homeowners currently enjoy a mortgage rate under 5%. If you bought or refinanced a home in Hope Mills or Aberdeen a few years back, you might feel "rate locked"—hesitant to trade a 3% mortgage for today's market rate.

However, life moves forward. Duty station changes, growing families, or retirement plans don't always wait for monetary policy.

For Sellers: Before assuming you can't afford to move, run the numbers on your accrued equity. Furthermore, if you hold an existing VA or FHA loan, explore whether your low rate is assumable. An assumable 3.25% VA loan is a rare, high-powered selling advantage that can command top dollar in our market.

For Buyers: Homeowners listing in this environment generally have a genuine reason to sell. They are motivated, communicative, and open to creative problem-solving.

4. Homebuilders: Massive Incentives on Standing Inventory

New home construction continues to expand in Raeford, Harnett County, and Western Cumberland County. Builders currently hold higher-than-average completed inventory, which means they are motivated to move units before year-end.

Many builders are offering below-market in-house financing rates, designer package upgrades, and extensive closing cost assistance.

For Buyers: Excellent opportunities exist in new construction communities, but never walk into a builder's model home unrepresented. You need an independent advocate watching out for your contract terms, warranties, and construction quality inspections.

For Existing Home Sellers: You are competing against builder incentives. Highlight what new builds cannot provide: mature shade trees, fully fenced yards, established neighborhoods, and zero construction delays.

Navigating Your Next Chapter with Nyce Homes

Whether you are moving across town or relocating across the country on military orders, each of these four markets demands its own playbook. What works for a cash buyer in Moore County is completely different from a first-time VA buyer in Raeford.

As proud U.S. Army veterans, we have walked in your boots. We know that real estate isn't just about closing contracts—it's about protecting your financial peace of mind. To us, it is about the interaction, not the transaction.

Ready to figure out which market you are in and build a customized game plan? Reach out today—we are always here to serve.

Proudly serving those who serve,

Chris & Beth Nyce - The Nyce Homes Team
Nyce Homes, LLC | C41784
Phone: (910) 236-6201
Web: MyNyceHome.com