6452 Quail Run Rd, Wilmington 28409: Sold at $3.35M After 113 Days on Market

Property Summary

6452 Quail Run Road closed at $3,350,000 on March 18, 2026, after approximately 113 days on market — a figure that signals meaningful price discovery in a segment where comparable sales data is thin. The property's 5.65-acre waterfront lot with 134 ft of canal frontage positions it as a land-banking play as much as a residential purchase.

At ~$1,024/sq ft on the sale price, this transaction sets a data point that investors and agents tracking the 28409 submarket should benchmark against, though the acreage makes pure price-per-square-foot comparisons misleading.

Fast Facts

• Address: 6452 Quail Run Road, Wilmington, NC 28409
• Sale Price: $3,350,000 (listed as high as $3,790,000)
• Beds / Baths: 4 bed / 5 bath (3 full, 2 half)
• Interior Sq Ft: 3,272 sq ft
• Lot Size: 5.65 acres (261 × 1,155 × 190 × 1,047 ft)
• Year Built: 2020
• Price / Sq Ft (sale): ~$1,024
• DOM: ~113 days (listed November 26, 2025; sold March 18, 2026)
• HOA: $100/year (optional — Quail Run Boaters Facility)
• MLS#: 100543149
• Zoning: R-20

What Stands Out

• 5.65 acres is an outlier for coastal Wilmington. Most waterfront listings in the 28409 zip sit on lots under one acre. This parcel's dimensions and R-20 zoning raise the question of future subdivision or additional development potential — a factor that likely drove buyer interest beyond the home's livable square footage.
• $440,000 price reduction from listing to close. The spread between the highest published ask ($3,790,000) and the final sale ($3,350,000) represents an 11.6% discount, suggesting the initial pricing overshot market appetite even for a differentiated asset.
• Built in 2020 with 2025 additions. A resort-style pool, hot tub, whole-home generator, and Thermador appliance package were either original or added recently, reducing deferred maintenance risk relative to older coastal estates.
• Water access infrastructure is substantial. Private dock, 80-ft floating dock, boat lift, new bulkhead, and sailboat-accessible canal frontage — these are capital-intensive features that would cost six figures to replicate.
• Horses allowed per zoning. Equestrian-permissive zoning on a 5.65-acre parcel widens the buyer pool beyond traditional waterfront purchasers.
• No mandatory HOA. The $100/year optional fee for the boaters' facility is functionally negligible.

Pricing Lens

At ~$1,024/sq ft, this sale prices well above typical Wilmington luxury benchmarks, but the metric is distorted by acreage. A buyer paying $3,350,000 for 3,272 sq ft of living space is really paying for 5.65 acres of waterfront land with a relatively new home on it. Backing out a conservative land value — even at $300,000–$500,000 per acre for waterfront-adjacent acreage in southeastern New Hanover County — implies the structure itself may account for only $1.5M–$1.7M of the transaction, or roughly $460–$520/sq ft, which aligns more closely with newer coastal construction costs.

Direct comps are scarce. No recent sales of 5+ acre waterfront estates in 28409 appeared in available public data. The table below provides context from broader Wilmington luxury transactions, but none are true apples-to-apples:

Comp gap is the story. Appraisers and lenders will face challenges justifying this price through conventional sales comparison. Buyers should expect potential appraisal friction in future resale or refinance scenarios.

Neighborhood & Market Context

The Greenville Loop / Quail Run Road corridor sits in unincorporated New Hanover County south of central Wilmington, with proximity to the Intracoastal Waterway and Masonboro Island. The area is characterized by lower-density residential development, with many parcels retaining rural character.

Infrastructure drivers include ongoing expansion of medical and logistics employers in the greater Wilmington MSA, plus continued in-migration from higher-cost northeastern and southeastern Florida markets. However, this specific micro-location lacks the walkability, retail density, or resort amenity clustering found in Wrightsville Beach or Landfall — the property's value proposition is privacy and water access, not proximity to services.

Risks & Watch-Outs

• Flood zone status requires verification. The property is in a FEMA-designated flood zone, but the specific zone classification (e.g., AE, VE, X) is not confirmed in available listing or public data. A 5.65-acre waterfront parcel with canal frontage, sound access, and noted wetlands carries meaningful flood exposure. Verify the exact designation via FEMA flood map or New Hanover County GIS using parcel ID R06200006001000.
• Insurance costs are likely elevated. Waterfront properties in coastal North Carolina face rising wind and hail premiums independent of flood designation. The whole-home generator suggests the seller anticipated storm-related utility disruption.
• Municipal sewer is confirmed. Zillow's listing states the property is connected to public sewer and public water, not septic — reducing a common risk factor for large rural parcels.
• Bulkhead and dock maintenance are ongoing capital costs. "New bulkhead" was noted in listing descriptions, but installation date and warranty details are not publicly confirmed.
• 113 DOM in the $3M+ segment is not unusual, but it does indicate this is not a high-velocity price point in the Wilmington market.

Before You Buy

• Confirm specific FEMA flood zone designation (AE, VE, X, etc.) and current flood insurance cost for the parcel
• Request wind/hail and homeowner insurance quotes — coastal 28409 premiums vary significantly by carrier and property features
• Pull New Hanover County GIS and tax records to confirm lot dimensions, zoning overlays, and any wetland delineation restrictions on buildable area
• Review bulkhead installation date, contractor warranty, and estimated replacement timeline
• Investigate R-20 zoning for subdivision potential — R-20 is a low-density residential district with an approximate density of 1.9 units per net acre for performance residential developments; confirm whether the 5.65-acre parcel could support additional lots or accessory structures through the county Planning & Zoning department
• Assess canal depth, tidal range, and navigability for vessel size relevant to the dock and boat lift infrastructure
• Confirm whether 2025 pool/hot tub installation required permitting and passed final inspection