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Featured local agent — Brandywine Bay, NC
Sarah Mitchell
Compass Real Estate · Brandywine Bay, NC
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Brandywine Bay, NC Housing Market
The last median sale price Redfin published was $385,000, +13.6% year over year (through May 2026). With 4.0 months of supply and homes going under contract in about 18 days, Brandywine Bay is a balanced market. At today's 7.03% 30-year fixed rate, 20% down on a $385,000 home is about $2,055/mo in principal and interest.
Key numbers for Brandywine Bay, NC
Median sale price
$385,000
+13.6% year over year
Redfin, through May 2026
Days on market
18
Fast-moving
Redfin, through May 2026
Active listings
12
4.0 months of supply
Redfin, through May 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$88,125
Home costs 4.4x income
U.S. Census ACS, 2023
Sale-to-list ratio
99.1%
Selling below asking
Redfin, through May 2026
Zillow figures refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Brandywine Bay a buyer's or seller's market?
Brandywine Bay, NC is a balanced market, based on 4.0 months of supply and homes selling in about 18 days. 4 to 5 months of supply is the neutral band: neither side holds a structural advantage, and outcomes turn on the individual property.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Brandywine Bay housing market data show?
Every row below is Redfin's final published month for Brandywine Bay, NC. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $385,000 |
| Median list price | $475,000 |
| Year-over-year price change | +13.6% |
| Median price per sq ft | $223/sq ft |
| Median days on market | 18 days |
| Active inventory | 12 listings |
| Months of supply | 4.0 months |
| Sale-to-list price ratio | 99.1% |
| Homes sold (that month) | 3 |
| New listings (that month) | 3 |
| Listings with a price cut | 33.3% |
| Market condition | Balanced market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Brandywine Bay is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Brandywine Bay is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Brandywine Bay home prices moved?
Over the last three years the median sale price in Brandywine Bay, NC rose 10.0%, from $350,000 to $385,000. 33.3% of Brandywine Bay listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay. For prices to fall meaningfully from here, supply would have to keep building past 4.0 months while the sale-to-list ratio slips below its current 99.1%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Brandywine Bay?
Priced off the median sale price of $385,000 at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $77,000 | $308,000 | $2,055/mo |
| 5% | $19,250 | $365,750 | $2,441/mo |
Redfin, through May 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $2,055, that implies roughly $88,086 a year before you add taxes and insurance. The median household in Brandywine Bay earns $88,125, about $39 more than that threshold — the typical local household clears the payment on a typical local home with 20% down. That puts the price-to-income ratio at 4.4x — above the historical 3x norm but in line with much of the country in 2026.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Brandywine Bay in the next 12 months?
Tell us your timeline. We send the Brandywine Bay market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Brandywine Bay?
Zillow does not publish a rent index (ZORI) for Brandywine Bay, NC, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Brandywine Bay?
Active listings in Brandywine Bay, NC went from 12 in April 2025 to 12 in May 2026, a +0.0% change. Inventory has been roughly flat, which usually keeps prices moving with rates rather than with local supply.
| Month | Active listings | New listings |
|---|---|---|
| May 2025 | 13 | 5 |
| June 2025 | 12 | 2 |
| July 2025 | 9 | 2 |
| August 2025 | 10 | 3 |
| September 2025 | 9 | 2 |
| November 2025 | 4 | 3 |
| December 2025 | 4 | 1 |
| January 2026 | 5 | 4 |
| February 2026 | 6 | 1 |
| March 2026 | 7 | 4 |
| April 2026 | 10 | 9 |
| May 2026 | 12 | 3 |
Redfin, through May 2026
How does Brandywine Bay compare to North Carolina and the U.S.?
Brandywine Bay homes sell for $385,000 — 3% below the North Carolina median of $397,600. Against the national median of $410,700, Brandywine Bay runs 6% lower. Year-over-year, Brandywine Bay moved +13.6% against North Carolina's +2.1% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Brandywine Bay, NC | $385,000 | +13.6% | 18 days |
| North Carolina statewide | $397,600 | +2.1% | 52 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Brandywine Bay
What buyers should watch
- Months of supply, currently 4.0. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 33.3%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $385 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $385,000 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Brandywine Bay listing goes under contract in 18 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 99.1% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Brandywine Bay added 3 new listings against 3 sales — more clearing than arriving, which is the better window to list.
- Comparable ZIP-level pricing inside Brandywine Bay varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Brandywine Bay
There are currently 12 homes listed for sale in Brandywine Bay, North Carolina. The median listing price is $475K.
Active listings
12
Homes on market
Median list price
$475K
Avg. days on market
18
Days until sale
New this week
3
Newly listed
How much do homes cost in Brandywine Bay by property type?
How the Brandywine Bay, NC market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $385,000 | $223/sq ft | 3 | 18 days |
| Condo / co-op | $233,000 | $167/sq ft | 1 | 46 days |
| Townhouse | $465,000 | $198/sq ft | 1 | 1 days |
Who lives in Brandywine Bay?
American Community Survey estimates for Brandywine Bay. U.S. Census ACS, 2023
Population
1,404
Households
679
Median income
$88,125/yr
Median age
54.9 years
Owner-occupied
91.8%
Median home value
$330,900
Median gross rent
$1,929/mo
Mean commute
43.5 min
91.8% of occupied homes in Brandywine Bay are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market.
Which cities are near Brandywine Bay, NC?
Ordered by distance from Brandywine Bay, not by size. Compare Brandywine Bay side by side with any of them.
Brandywine Bay housing market FAQ
Is Brandywine Bay a buyer's or seller's market?
Brandywine Bay, NC is currently a balanced market. That read comes from 4.0 months of supply, homes going under contract in about 18 days, and sellers getting 99.1% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Brandywine Bay?
The median sale price in the last month Redfin published was $385,000, about $223 per square foot.
Is Brandywine Bay cheaper than the rest of North Carolina?
Brandywine Bay's median sale price of $385,000 is 3% lower than the North Carolina statewide median of $397,600, and 6% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Brandywine Bay?
Homes in Brandywine Bay, NC spent a median of 18 days on market before going under contract, versus 52 days statewide. Under three weeks means well-priced listings move before most buyers can schedule a second showing. (Redfin, through May 2026.)
What income do you need to buy a home in Brandywine Bay?
At the current 30-year fixed rate of 7.03%, 20% down on a $385,000 home is about $2,055 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $88,086 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $88,125.
Are home prices rising in Brandywine Bay?
Redfin's last published year-over-year change for Brandywine Bay, NC was +13.6%, measured through May 2026. That series is frozen; treat it as a historical reading rather than a current trend.
What are the cheapest ZIP codes in Brandywine Bay?
Brandywine Bay ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Brandywine Bay?
That depends on your timeline, not on a headline. What the data says today: Brandywine Bay, NC is a balanced market with 4.0 months of supply, the 30-year fixed rate is 7.03%. Properties Incorporated publishes the data; it does not give financial advice.
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One email: what homes are actually clearing at around $385,000, how long they sit, which ZIPs run cheaper, and what to fix on your credit before you apply.