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. You can compare written numbers and help pick your closing date.

Cash Flow Deals puts the Fast Cash Offer and the Premium Cash Offer in front of you. You choose. With the Fast Cash Offer, we buy your house as-is at our number and close. With the Premium Cash Offer, a pre-approved FHA or conventional buyer we already have, ready to go, pays more and buys directly from you.

We cover repair costs, and we figure out a way, so nothing comes out of your pocket. With Premium, only what the buyer's lender requires gets fixed, with repair costs settled from the sale proceeds out of our share. With Fast Cash, you sell as-is without making repairs.

Cash Flow Deals, clause by clause:

1. Inspection: the Fast Cash Offer has an inspection period of 15 business days. Review the Premium Cash Offer's inspection terms in your written agreement before you choose.

2. Closing: 45 days or less. You help set the date; review the closing terms for the offer you choose.

3. Fast Cash Offer and Premium Cash Offer: compare our as-is purchase with the higher number from a buyer who buys directly from you. For our as-is purchase, our team makes one walk-through and puts our number on paper.

4. Premium Cash Offer: you sign with us at a number you agree to and give us permission to bring in a buyer in our place. The buyer signs a new contract directly with you. 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 falls through, that is our problem, not yours, and you can still take the Fast Cash Offer at its own number instead of proceeding with the Premium Cash Offer.

6. Costs: nothing comes out of your pocket. On Premium, closing costs and required repair costs come from our share of the sale proceeds, not your agreed number.

7. Your number: the number is agreed before any work starts, and it changes only if you agree. 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. This applies to both offers. You get the amount you agree to, and we'll handle any costs on top of that.

Take 10 to 15 minutes to compare the two written offers, including what you receive after anything owed against the house is paid. Weigh the timing and the proceeds so you can choose what works for you.