Second Home Or Full-Time Living On Tybee Island

Are you torn between buying a second home on Tybee Island or making the move full-time? You are not alone. Many buyers fall in love with the easy beach rhythm, then start weighing costs, rules, and day-to-day realities. In this guide, you will learn how life actually works on Tybee, what to expect from short-term rentals, how flood and insurance shape budgets, and a practical checklist to make a confident choice. Let’s dive in.

Tybee lifestyle at a glance

Tybee Island sits about 18 miles east of downtown Savannah, which gives you a true beach town feel with quick access to city amenities. The island markets itself as Savannah’s beach, highlighting its lighthouse, pier, and laid-back restaurants and shops clustered along Butler Avenue and the Strand. You can explore those highlights on the official visitor site for a quick feel of the vibe and amenities on offer at Tybee Island’s tourism site.

With an estimated population around 3,100 residents and less than 3 square miles of land, Tybee is small and intimate. Demographic profiles show an older median age and higher per‑capita income than the broader metro. For buyers, this scale means a close-knit community and limited inventory, which can influence pricing and availability. You can review a current profile of the city via Census Reporter.

Second home vs full-time living

Choosing between a second home and full-time living starts with lifestyle, then comes down to logistics and cost.

If you plan to live here year-round

Full-time living delivers a daily beach lifestyle, walkable pockets, and a strong off-season community. You will still rely on Savannah for many needs. The drive to downtown typically runs 25 to 40 minutes, and there is no fixed-route public transit service to Tybee since the city is outside the CAT district. If you work on the mainland or expect frequent appointments, build that into your routine and read more in CAT’s service FAQs.

Tradeoffs include seasonal congestion in summer, a smaller on-island grocery mix, and the realities of coastal risk. Most of the island sits in a Special Flood Hazard Area, which affects insurance, permitting, and long-term planning. We cover flood and elevation rules below so you can budget with clear eyes.

If you prefer a getaway with rental potential

A second home gives you an easy beach escape and the option to rent in peak months. Short-term rental analytics point to strong summer demand on Tybee, with annualized occupancy often in the 50 to 60 percent range and average daily rates in the low $300s, depending on the dataset, bedroom count, and exact location. For a sense of seasonality and rate trends, review independent analytics from Airbtics.

The key is regulation. Tybee has actively limited new short-term vacation rental (STVR) permits in several residential zones. Many permits are not transferable, renewals have rules, and recent changes have prompted litigation. If rental income is part of your plan, verify the permit status for a specific address with the city before you go under contract. Start with the city’s STVR updates and ordinance communications and read background material on past caps and moratoriums for context (see this ordinance history document).

Seasonality and how it affects you

Tybee runs on a clear seasonal rhythm. Late spring through mid-summer is busiest, especially May to July, with June often peaking for visitor activity and nightly rates. That pattern shows up in STR occupancy and average daily rates in analytics like Airbtics. In practical terms, that means:

• Higher rental income potential in peak months if you have a permitted property.
• Heavier traffic on US‑80 and longer waits at restaurants in summer.
• Quieter streets, easier parking, and a local-first feel in winter.

Holiday weekends and special events add spikes. You will feel this as a resident when planning travel, hosting guests, or setting your own rental calendar.

Getting around and daily services

The single gateway is US‑80, so your drive to Savannah typically takes 25 to 40 minutes depending on the season and time of day. For planning, you can check estimated driving times between Savannah and Tybee on Travelmath.

Chatham Area Transit does not operate on Tybee, which matters for daily commuters and teens who rely on transit in larger cities. Learn why Tybee falls outside the service district in CAT’s FAQ. Rideshares and private shuttles are common for visitors, and most full-time residents use a personal vehicle.

For groceries, you have an island-market experience and essentials close by, with larger supermarkets and box stores on the US‑80 corridor or in Savannah. Healthcare and specialty services are also located on the mainland, and full-time residents often keep their primary doctors in the Savannah metro.

Housing types and price context

You will find a mix of historic beach cottages and bungalows, raised homes on pilings built for coastal conditions, low-country style homes with broad porches, marsh and Back River properties, and several condo complexes. Price varies widely by proximity to the beach or water, elevation, and condition. Market snapshots from major aggregators in late 2025 and early 2026 cluster typical home values and median prices in the mid six hundreds, but exact values change with the month and methodology. Treat any single number as a guidepost and confirm current pricing with address-level comps.

If you want walkability to the Strand and beach, you will weigh that against noise and seasonal traffic. If you prefer quieter mid-island or Back River settings, you will weigh that against longer walks to the ocean. Either way, inventory is limited because the island is small, so timing and preparation are key.

Flood, elevation, and insurance 101

Most of Tybee lies in a Special Flood Hazard Area. That makes elevation and mitigation features central to both safety and financing. The city requires one foot of freeboard above the base flood elevation for local permits. A federal rule also requires two feet above base flood elevation for FHA-insured mortgages on properties in SFHAs, effective January 1, 2025.

Standard homeowner policies generally do not cover flood. Many buyers carry separate NFIP or private flood insurance, often with a 30-day waiting period, and also budget for wind coverage or named-storm deductibles. Before you fall in love with a house, confirm the exact flood zone, elevation certificate, and recommended mitigation steps. The city’s floodplain resource page is a good starting point for maps, permits, and guidance.

Short-term rentals: rules you cannot ignore

Tybee’s STVR environment affects both purchase decisions and exit plans. Recent changes limited new permits in several residential zones, required registration and annual renewals, and emphasized compliance like local taxes, occupancy, and parking rules. Many certificates are not transferable, which can reduce resale options for investors.

If rental income is part of your financial model, take these steps early:

• Ask the city for written confirmation of the property’s current STVR permit status and whether it is transferable.
• Confirm occupancy and parking limits tied to the address.
• Budget for local hotel-motel tax remittance and any ongoing compliance checks.
• Recognize that litigation has occurred around these rules, which adds complexity for new buyers. Keep an eye on official city updates and review prior actions such as this ordinance history document.

Bottom line, do not assume a listing can be rented just because nearby homes are. The permit attached to a specific address and the applicable zoning district drive the answer.

Budgeting for ownership

Whether you live here full-time or part-time, plan for these line items:

• Insurance. Get quotes for wind and flood, confirm deductibles, and ask about credits for shutters, clips, elevation, and roof age.
• Utilities and internet. Verify broadband speeds by address. Providers and performance vary block to block, so use an availability check like ISP Reports’ Tybee overview and then test at the property.
• Property taxes. Rates change over time. Review Chatham County’s notices and budget hearings to stay current. Start with Chatham County’s official notices.
• Maintenance. Coastal homes face salt, wind, and moisture. Budget for frequent exterior care, HVAC servicing, and periodic storm prep.
• STVR operations. If renting, add management fees, cleaning, linens, permits and renewals, and a seasonal reserve for shoulder-month vacancy.

Checklist: make a confident choice

Use this quick list before you commit:

• Flood and elevation. Pull the FEMA flood map for the address, request the elevation certificate, and understand local freeboard and FHA rules. Start here: City of Tybee Flood Information.
• STVR status. Get written confirmation from the city about permits, transferability, and occupancy rules. Review Tybee STVR updates.
• Rental projections. Order address-level STR revenue and occupancy models from independent providers, and pressure test peak versus off-season using sources like Airbtics.
• Insurance quotes. Ask for wind and flood quotes early and price out mitigation suggestions.
• Internet. Confirm service and speeds at the address using a resource like ISP Reports, then verify on site.
• Commute and access. Time the drive on a weekday and a summer weekend. For a quick reference, see Savannah-to-Tybee drive time and confirm that CAT does not serve Tybee.
• Taxes. Review Chatham County tax notices and budget for potential millage changes.
• Off-season visit. Walk the island in winter to get a feel for parking, noise, and services when crowds thin out.

How we help

You deserve clear guidance that blends beach-town nuance with data. Our team pairs local insight on streets and micro-locations with address-level research on flood, insurance, permits, and rental performance. We will help you line up quotes, confirm STVR status with the city, and model outcomes for second-home use or full-time living so you can buy with confidence.

If you are weighing a move or a getaway place on Tybee, connect with The Trisha Cook Team for a personalized plan and on-the-ground support from first tour to closing.

FAQs

What are the busiest months on Tybee and why does it matter for owners?

• Peak activity typically runs May through July, with June often the strongest, which affects rental rates, occupancy, traffic, and restaurant waits, while winter brings quieter conditions and lower STR demand according to analytics like Airbtics.

Can I rent my Tybee home on Airbnb right after closing?

• Not unless your property has the required STVR permit and local compliance in place, and on Tybee many permits are not transferable, so verify status with the city before you buy by checking official updates.

How long is the drive from Tybee to downtown Savannah?

• Typical drive times range from about 25 to 40 minutes depending on traffic and season, and you can see a general estimate on Travelmath’s Savannah-to-Tybee route.

Is there public transit between Tybee and Savannah for daily commuting?

• No, Tybee is outside the Chatham Area Transit district, so there is no fixed-route bus service, which means most full-time residents rely on a personal vehicle as noted in CAT’s FAQ.

Do I need flood insurance on Tybee Island?

• Most of the island is in a Special Flood Hazard Area, standard homeowner insurance does not cover flood, and lenders often require a separate flood policy, so review maps and elevation details on the city’s flood information page.

What internet speeds can I expect for remote work on Tybee?

• Broadband availability is address-specific, with cable, 5G home internet, and satellite options in some areas, so confirm at the exact property using a resource like ISP Reports’ Tybee overview and then speed test on site.

How do Tybee’s STVR rules affect resale value for investors?

• Because many permits are limited and often not transferable, future buyers may not be able to rent short-term, so investors should factor permit status and policy changes into both purchase price and exit strategy using city updates for guidance.