Cabarrus Listings Hit a September High as Rates Reach 7.28%

747 Cabarrus Listings Set a September High. Check Price Before Rates

Cabarrus County had 747 active listings in September 2026, not counting pending ones. That's the most for any September in Realtor.com's county data, which starts in 2016. Six more than a year earlier.

They sat, too. The county's median listing spent 59 days on the market in September, one day more than a year before. That's the longest for any September in that data. Realtor.com counts from the list date to closing, pending or off-market, depending on the data available, so the clock can stop at a signed contract. During the month, 350 Cabarrus listings had their price cut.

The median asking price barely moved. The county's median listing price was $415,000 in September, against $414,000 a year earlier. That's the middle asking price of homes still for sale. Sale prices aren't in it.

Those are county-wide counts. No buyer weighs your house against all 747. Our view: buyers pick among the few homes most like yours, and the best deal in that group gets the offers first. If they walk through and leave without making one, we'd say your price doesn't match the condition they saw, next to the homes they chose instead. Look there first. Rates come second.

Price Cut or Rate Credit: What FHA and Fannie Mae Allow a Seller

Two levers. A price cut lowers the number every buyer sees. A credit goes to one buyer at closing: you pay part of that buyer's closing costs, and the money can go to discount points, which lower the buyer's interest rate in exchange for paying more at closing. One point is 1% of the loan amount. How far a point moves the rate depends on the lender and the kind of loan, and it shifts with the market, the Consumer Financial Protection Bureau says.

The buyer's loan caps the credit. On an FHA loan, a seller can put up to 6% of the sales price toward the buyer's closing costs and discount points, and a rate buydown the seller pays counts inside that 6%. A conventional loan sold to Fannie Mae, on a home the buyer will live in, sets the cap by how much the buyer borrows. If the buyer borrows more than 90% of the sales price or appraised value, whichever is lower, the cap is 3%. From 75.01% to 90%, it's 6%. At 75% or less, 9%.

Anything past a cap, or past the buyer's actual closing costs, comes off the sales price when the lender works out the loan. Either loan type.

Freddie Mac's 30-year average was 7.28% on October 1, 2026. A year earlier: 6.34%. Your call: a lower price for every buyer, or a credit for the one you sign with, so ask the buyer's agent to have their lender price both before you agree to either.

Before You Cut or Credit, Put Two Written Offers Beside Your Listing

You can't set your buyer's rate. What you can get is certainty: a number in writing and a closing date you help pick.

Cash Flow Deals puts two offers in front of you. You pick. With the Cash offer, we buy your house as-is at our number and close. The Premium offer is the bigger number. A real FHA or conventional homebuyer pays it through novation. While the inspection period runs, the home may be listed and a licensed agent brings each buyer. In our view, the higher number comes from exposure: buyers with lenders behind them get to see your house.

Cash Flow Deals, clause by clause:

1. Inspection: 15 business days. Same window for both offers.

2. Closing: 45 days or less. You help set the date.

3. Cash offer: no listing at all. One walk-through by our team. Then our as-is number, on paper.

4. Premium offer: we sign at a number you agree to, and you let us bring a buyer in to take our spot. The home may be listed while the 15 business days of inspection run, and each buyer comes with a licensed agent, to showings booked with you ahead of time that last 10 to 15 minutes. The buyer then signs a fresh contract with you, directly. Title passes once, from you to the buyer, and the buyer's lender funds the purchase. On the closing statement, Cash Flow Deals gets paid as its own separate line item.

5. If the buyer's loan doesn't come through, you can still choose our Cash offer.

6. Commission: Cash Flow Deals charges no listing commission on either offer.

7. Your number: you get the amount you agree to, and we'll handle any costs on top of that. The one exception: if something structural surfaces that was not visible or disclosed before we signed — foundation issues, hidden moisture, old wiring, cast-iron drain failure — we re-cost it and bring the number back to you. You decide. You can walk away. We disclose what we know at offer time so this almost never happens.

The offer you pick doesn't change the inspection window.

A listing, as we see it, is a trade. More time on the market, for a shot at more money. Count the wait. If the listing still comes out ahead, list it. Get the two written offers first, so you're weighing real numbers against an asking price that hasn't sold.