Savannah Housing Market Update: What Buyers and Sellers Need to Know

September 2026 update | Sales data through August 2026

A headline about the Savannah housing market can only tell you so much. If you’re selling in Pooler, buying in Richmond Hill, or comparing homes in Effingham County, you need to understand what the numbers mean for the properties you’re actually considering.

The five county reports reviewed here show different patterns. Bryan County’s median sale price increased year over year, Liberty County held nearly steady, and Chatham, Effingham, and Bulloch counties recorded lower medians.

For buyers and sellers, the useful question is what those trends mean for your next decision: how to price a home, evaluate an asking price, or compare locations.

Savannah-area home prices at a glance

Source: Savannah Multi List Corporation through ShowingTime InfoSparks. Individual reports are linked below. Percentage changes are calculated from reported figures and rounded to one decimal place.

The median is the midpoint of sale prices: half of recorded sales fall above it and half below. Changes can reflect different types of homes selling, changes in comparable property values, or both. They do not measure how much every individual home gained or lost.

Savannah and Pooler real estate: Chatham County prices

Chatham County’s August median sale price was $350,500, down 2.6% from August 2025 and 6.5% from July 2026. It was also close to January 2026’s $350,000 median, showing why a single monthly comparison needs context. Chatham County report.

For sellers, this makes recent, relevant comparable sales essential. An updated home in Ardsley Park, a property in Pooler, and a Tybee Island condo should each be evaluated against appropriate competition.

For buyers, a lower county median is useful background, but it does not tell you how much a particular seller will negotiate. The asking price, condition, competing listings, and recent comparable sales need closer attention.

If Pooler is on your list, explore our Pooler real estate page, then narrow your search to the neighborhoods and properties that fit your needs.

Richmond Hill real estate: Bryan County’s annual increase

Bryan County’s August median was $424,900, up 8.3% from August 2025. It was the highest median among the five counties reviewed, although it declined 7.6% from July’s $460,000. Bryan County report.

That combination matters. A month-to-month decline and a year-over-year increase can happen at the same time. Neither number should be used alone to describe the entire market.

For Richmond Hill and Pembroke sellers, the annual increase does not justify automatically adding 8.3% to a previous home value. For buyers, the county figure does not establish what a specific neighborhood or property should cost.

Explore our Richmond Hill and South Georgia real estate page, then compare homes by location, condition, size, and features.

Rincon, Guyton, and Springfield: Effingham County home prices

Effingham County’s August median was $325,250, down 1.4% year over year and 6.3% from July. The annual movement was modest compared with the monthly change. Effingham County report.

If you’re selling in Rincon, Guyton, or Springfield, consider the homes buyers will see alongside yours. How does your property compare on condition, lot size, layout, and price?

If you’re buying, evaluate the complete property. A lower purchase price may come with repairs or a different commute. A higher price may reflect features that matter to you, but those features still need to be weighed against comparable sales.

Our Effingham County real estate page provides a starting point for exploring the area.

Statesboro real estate: Understanding Bulloch County’s decline

Bulloch County’s August median was $280,536, down 14.6% from August 2025 and 5.2% from July. It had the steepest annual decline in this five-county comparison. Bulloch County report.

That deserves attention without assuming every Statesboro-area home lost 14.6% of its value. These reports do not separate price changes from shifts in the mix of properties sold.

Sellers need to examine comparable closed sales closely. Buyers and investors should investigate individual listings rather than assume a lower county median makes every property a good purchase.

Hinesville and Midway: Liberty County held nearly steady

Liberty County’s August median was $275,000, compared with $274,500 a year earlier, an increase of 0.2%. It also rose 3.0% from July, making Liberty the only county in this group with a monthly increase. Liberty County report.

Liberty had the lowest August median among the five counties reviewed. That is useful for buyers comparing regional price levels, although it does not guarantee a particular type of home will be available within a given budget.

For Hinesville and Midway sellers, the nearly unchanged annual median provides context. Pricing still needs to reflect the property and the alternatives buyers have.

What this means when selling a home near Savannah

Your list price should be supported by properties that actually compete with yours. Before listing, review:

• Recent closed sales with similar features, condition, and location.
• Active listings competing for the same buyers.
• Pending sales as evidence of which homes are attracting contracts, recognizing that final sale prices may not yet be available.
• Repairs and preparation that could affect buyer response.
• Your expected proceeds after selling expenses and any negotiated concessions.

At The Trisha Cook Team, we use that information to help build a pricing and marketing plan around your property and goals. Once listed, showing activity, feedback, and offers help guide the next steps.

What this means when buying a home near Savannah

Start with the locations and properties that fit your life and budget. Then evaluate the asking price using comparable sales and the home’s condition.

Compare the full cost of ownership, including property taxes, insurance, HOA fees, and anticipated maintenance. If you’re considering both new construction and resale, compare the complete terms of each option, including any incentives actually offered.

The strongest offer strategy depends on the individual property. A countywide price decline alone does not establish that a seller is overpriced or willing to accept less.

Luxury and waterfront homes need their own comparisons

Countywide medians are especially broad reference points for distinctive properties. A waterfront home, a historic residence, and a standard subdivision home can have very different comparison criteria.

For waterfront property, details such as water access, dock features, views, condition, and location need careful evaluation. These five reports do not isolate luxury or waterfront sales, so they cannot establish a separate trend for those homes.

Frequently asked questions about the Savannah housing market

Are home prices going down in Savannah?

Chatham County’s August 2026 median was 2.6% below August 2025. That is a countywide measure, not a Savannah-only figure or a statement about every home’s value.

What is the median home price in Pooler?

These reports do not provide a Pooler-specific median. Chatham County’s August 2026 median was $350,500, but Pooler pricing requires a separate city or neighborhood analysis.

Are home prices rising in Richmond Hill?

Bryan County’s median increased 8.3% year over year in August 2026. The report does not isolate Richmond Hill, so more targeted data is needed to describe the city or a specific neighborhood.

Which nearby county had the lowest median home price?

Liberty County had the lowest August 2026 median of the five counties reviewed, at $275,000, followed by Bulloch County at $280,536. Medians describe recorded sales, not the price of every available home.

Is Savannah a buyer’s market or a seller’s market?

These price reports alone cannot establish that. Inventory, months of supply, days on market, concessions, and sale-to-list-price ratios would help assess negotiating conditions within a specific location and price range.

How do I find out what my Savannah-area home is worth?

Request a comparative market analysis that considers recent similar sales, competing listings, condition, and location. Trisha Cook and The Trisha Cook Team can help interpret that information and develop a pricing strategy for your home.

How do I choose a real estate agent in Savannah, Pooler, or Richmond Hill?

Ask how the agent selects comparable sales, explains local conditions, markets a property, and handles negotiations. Request a plan specific to your goals and review client experiences. You can read The Trisha Cook Team’s client testimonials and ask us how we would approach your purchase or sale.

Should I wait to buy or sell?

That depends on your timeline, finances, available options, and what you plan to do next. If you’re selling and buying, evaluate both transactions together rather than relying on one countywide price change.

Get a market analysis for your neighborhood

If you’re considering a move, let’s look at the properties that matter to your decision. The Trisha Cook Team can help you compare recent sales, competing homes, and your options before you choose a price or write an offer.

Contact The Trisha Cook Team for a neighborhood-specific market analysis in Savannah, Pooler, Richmond Hill, Rincon, Guyton, Springfield, Statesboro, Hinesville, or Midway.