Savannah Real Estate FAQs
Expert Answers from Heather Murphy Group’s Local Team
Buying Questions
Ooooh, great question because “move-in ready” can mean very different things to different people. In Savannah, especially in areas with older homes like the Historic District or Ardsley Park, a move-in-ready property might still include original hardwood floors, quirky layouts, and a touch of vintage charm. That’s part of the magic here.
However, in newer communities like Savannah Quarters or Pooler, buyers expect freshly painted walls, modern kitchens, updated HVAC systems, and low-maintenance finishes. What matters most is that the home feels clean, safe, and functional without big surprise repairs right after closing.
When you work with us, we help set clear expectations for both buyers and sellers. If you’re selling, we’ll help you prep your home so it shines. And if you’re buying, we’ll help you spot the difference between “good bones” and “needs a gut job.” No sugar-coating. Just honest advice you can count on.
Honestly, the “best time” depends on your goals. Generally, spring and early summer bring the most listings, which means you have more choices, but you’ll also face more competition. On the other hand, fall and winter can be great times to find a deal, as there are fewer buyers in the market and sellers tend to be more motivated. Even in popular coastal cities like Savannah, this pattern holds true.
The trick is to focus on your timeline and priorities. If you’re prepared financially and have clarity on what you want, the right time is when you’re ready.
Don’t get caught up in the “lipstick”; those flashy fixtures and fresh paint can be distracting. Focus on the bones: foundation, roof, plumbing, especially in historic homes. If you’re eyeing coastal properties, consider the risk of flooding and storm preparedness. Think ahead about resale value, details like proximity to Forsyth Park or waterfront views on Skidaway Island can matter big-time later.
There are several things that you can have your agent write into your offer on a Savannah home. Please understand it is not a shopping spree of someone’s belongings. Let’s start with the appliances. Yes, ask for the fridge, stove, washer, dryer, dishwasher, and microwave rangehood. If there is a central vacuum, you must place in the offer that you want this and the accessories to go with it. In Savannah’s historic homes, you might also want to specify any antique fixtures or unique architectural elements that you wish to remain with the property. For waterfront properties on Skidaway Island or Tybee, consider asking about boat docks, lifts, or outdoor kitchen equipment. Remember that in Savannah’s competitive market, the more you request beyond standard inclusions, the less attractive your offer may appear to sellers. It’s always about finding that balance between your wish list and making an offer that appeals to the seller.
Tired of paying your landlord’s mortgage? Do you want to put down roots and start building equity for yourself in the beautiful city of Savannah? There are many reasons why people decide it is time to buy a home in the Savannah area. The costs associated with buying and owning a home can feel overwhelming, but fortunately, there are simple steps you can take to see if you can afford to buy a home here. The best step you can take to start your home-buying planning is to meet with a lender familiar with the Savannah market and discuss your financial situation. Your lender will look at your income, savings, and credit, and discuss your needs. They will help you explore loan options available to you, as well as the down payment, savings reserve, and closing costs requirements specific to different Savannah neighborhoods, ranging from Historic District townhomes to single-family homes in Richmond Hill.
Selling Questions
Whew, this one’s a biggie, and we understand the temptation. With prices still holding firm in 2025, especially in places like Pooler and Richmond Hill, some folks think, “Why not shoot for the stars and see what happens?”
But here’s the truth: pricing too high can cost you more in the long run. In Savannah, buyers are savvy. If they see a home sitting on the market for longer than a couple of weeks, they start wondering, “What’s wrong with it?” You lose that sweet momentum from the first wave of interest. Even if you drop the price later, the listing can feel stale, and you may end up settling for less than you would’ve gotten with a sharp, strategic price from the start.
Our team combines real-time local data, market trends, and years of experience to price it right the first time, so you get attention, competition, and the best return.
We don’t believe in cookie-cutter real estate. Your home isn’t just another listing, and our approach reflects that. When you work with us, we craft a customized plan tailored to your goals, timeline, and property’s unique features.
From professional staging and high-quality photography to targeted social media ads and strategic pricing, we handle every detail. And we don’t leave you guessing. You’ll get updates, feedback, and guidance every step of the way. Selling with us means you’ve got a whole team in your corner—not just one agent juggling everything.
That’s why so many of our clients say, “I wish I’d called y’all sooner.”
Yes, summer is one of the best seasons to sell in Savannah. Buyer activity increases significantly between June and August, as families wrap up the school year, military transfers occur, and out-of-state buyers plan trips specifically to explore homes in the area. There’s a sense of urgency that naturally builds during these months, and motivated buyers are more likely to schedule back-to-back showings, make quicker decisions, and compete for homes that meet their criteria.
Homes tend to look their best in the summer, too; yards are green, flowers are blooming, and natural light pours into every room. If you’ve been maintaining your landscaping and have a sound HVAC system, you’re already ahead of the curve. That said, summer can be a double-edged sword: while demand is high, so is supply. You’ll need to price strategically and make sure your home stands out with professional photos, compelling descriptions, and clean staging.
If your home stays on the market longer than expected, it could raise red flags for potential buyers. Often, this happens due to overpricing, poor presentation, or lack of exposure. In cities like Guyton, Port Wentworth, and Savannah, buyers have access to a lot of information, and homes that linger may be perceived as having issues.
The good news is: there are solutions. A price adjustment based on real-time buyer feedback, improved photos or staging, or a refreshed marketing plan (including updated listings, GBP posts, or social content) can renew interest. A skilled agent will closely monitor showings and provide timely feedback, making quick adjustments to help reposition your home for a successful sale.
It’s a common thought, but pricing too high from the outset can lead to fewer showings and lower offers. In Savannah, Pooler, and nearby cities, the first 1–2 weeks on the market are crucial. That’s when you have the most exposure and the highest chance of generating interest. If your price is too far off, buyers will skip over your home entirely. Then, even if you lower it later, the listing may seem stale. Pricing right from the start helps create urgency, draws in more potential buyers, and can even lead to a bidding war, allowing you to net more in the end.
This is one of the most frequently asked questions we receive from sellers, and it’s completely understandable. Zestimates are automated estimates based on publicly available data, including tax records, square footage, and recent sales in the area. However, they can’t see your home’s upgrades, condition, or specific location details, such as whether you’re on a quiet cul-de-sac in Pooler or near a busy road in Savannah. Your agent’s pricing is based on real-time local market knowledge, recent sales in your exact neighborhood, and buyer behavior. While Zestimates offer a general idea, your agent’s strategy is designed to sell your home, not just list it online.
Several years ago, if you had brought to my attention that you were aging and wanted to sell your home in Savannah, I probably would have told you that it could take months to sell; therefore, you had plenty of time to make your move and get organized. Since 2021, the Savannah market has undergone a dramatic shift, and homes under $ 400,000 are selling within days and with tighter closing dates. Is this stressful to sellers? Regardless of your age or situation. Every seller must have a well-thought-out exit plan before making the move. When you are ready to sell your Savannah home, it is best to decide upon where your next move will be: a rental, moving in with family, or a retirement village home. Many Savannah residents downsize from large homes in areas like Ardsley Park or Southside to more manageable properties in the Historic District or maintenance-free communities like The Landings.
1. Start with the easy stuff. Eliminate anything that’s broken, damaged, or no longer wanted. Then, go to the out-of-the-way spaces, such as attics, crawlspaces, and garages. Progress in these “easier” parts of your home will help you build momentum and tackle the harder-to-decide areas.
2. Ask yourself, “If this disappeared tomorrow, would I run out and replace it?” If you wouldn’t miss it or need to replace it, it’s probably not worth keeping.
3. Don’t be a storage unit for others. If friends or relatives have left items for you to store, it’s time to ask them to collect their possessions or arrange for them to be shipped. For Savannah residents looking to downsize, consider the vibrant condo market in the Historic District or the maintenance-free living options at The Landings on Skidaway Island, both popular choices for those seeking to simplify while maintaining Savannah’s distinctive lifestyle.
It’s always exciting to have a showing scheduled. From showcasing that Southern curb appeal to highlighting unique architectural details, preparation is key. Focus on outdoor living spaces—Savannah’s mild climate makes them especially appealing. Remove personal items, tidy up, and add subtle touches like fresh flowers or a citrus scent to evoke the lush gardens Savannah is known for.
The mere thought of trying to sell a home during the holiday season is miserable. I think I would rather stick a needle in my eye. The pain. The agony. BUT is it worth it? YOU BETCHA! The great news about listing your home during the holiday season is that it will likely attract showings from people who are serious about purchasing. Think about it. Who wants to take time away from the festivities just to meander at houses? Serious Buyers. That is who. In Savannah’s competitive market, serious buyers are active year-round, and the holiday charm of Historic Savannah can enhance your home’s appeal during this festive time.
Many folks are surprised when the home that once felt just right suddenly doesn’t. Maybe the kids have outgrown their rooms—or perhaps you’ve got more rooms than you need. If you’re feeling cramped or overwhelmed by maintenance (especially on a historic property), it might be time to upgrade or downsize. Some homeowners seek waterfront living on Skidaway or Tybee Island, while others desire a change of scenery.
Market Insights
A mix of national trends and local dynamics influences home values. In Savannah, Pooler, and Richmond Hill, home values have been shaped by rising mortgage rates, buyer migration from larger metro areas, and fluctuating inventory levels.
While prices have stabilized in some areas, well-maintained homes in desirable neighborhoods continue to sell quickly and often for top dollar. Factors such as school district quality, proximity to downtown, and neighborhood amenities also influence how property values change. Keeping a close eye on local comps and working with a knowledgeable agent ensures you’re priced right, whether buying or selling.
As of early 2025, Savannah’s market remains active and steady, with a median home value of around $320,000, indicating year-over-year growth of roughly 2.7%. Homes are selling in approximately 48 days, indicating a balanced market, neither heavily favoring buyers nor sellers. What’s keeping Savannah steady is our growing economy, vibrant tourism, and relocation from bigger cities, which continues to fuel demand. Inventory levels remain modest, and while we’re not in the frenzied pace of previous years, well-priced homes still move quickly. Buyers are becoming more discerning, while sellers benefit from sustained interest, particularly in desirable areas such as Pooler and the Historic District.
In Savannah, property taxes are calculated based on 40% of the assessed fair market value of your home. For example, if your home is valued at $300,000, the estimated value would be $120,000. The City of Savannah’s millage rate was 12.739 mills in 2021, meaning you’d pay $12.739 per $1,000 of assessed value. Additionally, Chatham County and the local school board levy their taxes, bringing the total millage rate to approximately 44.313 mills. Therefore, the total property tax would be around $5,317.56 annually for a $300,000 home.
If you currently have a home listed below $699,000 in Savannah, it might be a great time to prepare for selling. In recent statistics, 237 homes were successfully sold below this price point in the greater Savannah area. Notably, the most active segment of the market was homes priced between $400,000 and $499,000, which aligns with the typical range for first-time homebuyers looking in popular areas like Southside, Georgetown, and parts of Richmond Hill. The Historic District continues to command premium prices, while emerging areas like Pooler offer more affordable options for buyers seeking newer construction with modern amenities.
Absolutely. The most notable instance of a property selling above its asking price occurred in the Historic District of Savannah. The property was initially listed at $799,000 and garnered significant attention, resulting in more than five offers. Ultimately, it sold for an impressive $963,000, surpassing the listing price by a remarkable $164,000. This exceptional property was situated on one of Savannah’s iconic squares. In the past month, a total of 53 homes sold for prices exceeding their initial listing prices across the Savannah area. On average, these properties sold for $31,740 above their asking prices. This trend is particularly pronounced in highly desirable neighborhoods, such as Ardsley Park, and waterfront properties on Skidaway Island.
A property located in Bryan County experienced a significant price reduction. Initially listed at $720,000, it ultimately sold for only $440,000, marking the most substantial price drop in the greater Savannah area. Unfortunately, 141 properties in the region also faced the unfortunate fate of price reductions during the same period. On average, these properties saw a price decrease of $50,271. These statistics underscore the importance of establishing proper pricing from the outset, particularly in areas where buyer expectations are well-defined. Properties in established neighborhoods like Ardsley Park and the Historic District tend to hold their values better than newer developments on the outskirts, where pricing can be more volatile.
On the other hand, it’s unfortunate that Southside hasn’t seen as much activity from sellers this year. Year-to-date, only 22 homes have been sold in Southside. However, there was a slight improvement in October with six homes sold, marking the highest number since January.
As of this year, there have been 296 new construction sales, with an average price of around ₱655,298. Pooler’s booming, especially for townhomes, and developers are seeing great success. Georgetown and Richmond Hill are also go-to spots for those seeking newer builds with modern finishes.
Neighborhood Questions
First of all, welcome! Savannah is a special place. You’re going to fall in love with the tree-lined streets, coastal breezes, and warm Southern hospitality. But let’s be real — summers are hot and humid, and you’ll want to understand hurricane season and flood insurance if you’re moving near the water. Beyond that, take time to explore the neighborhoods and get a feel for the local pace. Savannah is the kind of city where you’re always close to history, the beach, great food, and a tight-knit community. It’s a wonderful place to call home.
There’s something for everyone here! If you love history and enjoy walkability, the Historic District is picture-perfect, featuring cobblestone streets and gorgeous old homes. For families, Richmond Hill is a favorite, offering excellent schools, numerous parks, and a strong sense of community. Pooler is booming too, especially for those who want new construction and easy access to the airport and shopping. And then there’s Ardsley Park, which is like stepping back in time with its beautiful homes and big, shady oaks. Whether you’re a first-time buyer or just ready for a change, there’s a neighborhood in Savannah with your name on it.
Right now, in 2025, we’re seeing high demand across several types of homes. Updated, move-in-ready homes under $500K in Pooler, Georgetown, and Richmond Hill? Those are flying off the shelves. Waterfront properties and homes with outdoor living spaces on Skidaway Island and Tybee are also in high demand, especially with individuals prioritizing lifestyle and work-from-home flexibility.
Historic charmers in Ardsley Park or the Victorian District? Always in demand, especially if they’re well-maintained with modern updates. And let’s not forget townhomes near shopping and amenities—they’re popular with both downsizers and first-time buyers.
We stay ahead of the trends and know exactly what buyers are looking for, so whether you’re buying or selling, we’ll help position you for success.
The Landings is situated on picturesque Skidaway Island, offering a unique coastal living experience just outside Savannah proper. This private gated community provides easy access to downtown Savannah via the Diamond Causeway. Residents enjoy six championship golf courses, a state-of-the-art fitness center, tennis courts, and four clubhouses. The community’s location offers the perfect balance of island tranquility with proximity to Savannah’s urban amenities – you’re only 20 minutes from downtown Savannah’s historic charm and about 30 minutes from Tybee Island’s beaches.
Nestled in the charming Pooler area, just a hop away from the I-95 highway, Savannah Quarters boasts of a strategic location that’s perfect for every commuter. With just a 15-minute drive to downtown Savannah, the airport, and the renowned Savannah/Hilton Head International Airport, you’re always near the action. The Historic District is a mere 20 minutes away, while the beautiful beaches of Tybee Island can be reached in just 40 minutes. Savannah Quarters offers residents resort-style amenities, including a Greg Norman Signature golf course, clubhouse with dining options, fitness center, and beautiful nature trails perfect for enjoying Savannah’s mild climate year-round.
Owning a home in Savannah can be a crucial component of a fulfilling lifestyle. The joy of coming home to a place you can call your very own offers security and comfort. Yet owning a home in Savannah comes with unique responsibilities; maintaining the house in proper condition is critical to avoid larger problems later, especially given our coastal climate and historic building styles. While some people are handier than others, here are maintenance skills anyone can master in Savannah: regular inspection of roofs and gutters due to frequent storms, checking for moisture issues that are common in our humid climate, maintaining HVAC systems for efficient cooling during hot Savannah summers, inspecting for termites and other pests that thrive in our warm environment, and for historic homes, understanding proper care of original features like heart pine floors or plaster walls.
Investment Questions
Yes, Savannah is still an excellent spot for investing. Between our growing industries (like logistics, aerospace, and the SCAD community), plus our strong tourism scene, there’s steady demand for rentals, both short-term and long-term. Tybee Island and the Historic District remain in high demand for vacation rentals, while areas near the ports and military bases are more successful with long-term tenants. Just keep in mind, short-term rentals here come with rules, so you’ll want to work with someone local who knows the ins and outs of what’s allowed and what’s not. But overall, if you’re looking for both cash flow and future appreciation, Savannah checks a lot of boxes.
Savannah allows short-term vacation rentals (STVRs) primarily in the Short-Term Vacation Rental Overlay District, which encompasses the Downtown, Victorian, and Streetcar historic districts. Outside these areas, STVRs are limited to certain zones, with a 20% cap per ward (except for owner-occupied homes). A local certificate and compliance with safety, zoning, and tax rules are required.
On Tybee Island, STVR rules are stricter. New permits in residential zones are no longer issued, and existing permits can’t be transferred after a sale or inheritance. STVRs are still allowed in non-residential zones, with updated application steps and local regulations.
Understanding these rules is crucial to staying compliant and maximizing your investment.
Suppose you have started a search for a real estate agent in Savannah. In that case, you might have already realized that most agents tout themselves as experts on a type of property they typically work with—local experts, waterfront experts, luxury condo experts, etc. There are times when working with a specialized agent with advanced designations is essential. In Savannah, this is particularly true for historic properties that come with specific regulations and maintenance considerations, waterfront properties that may have unique insurance and environmental concerns, or luxury properties in exclusive communities like The Landings or Southbridge. An agent with specialized knowledge of Savannah’s diverse neighborhoods can provide invaluable guidance on everything from flood zones on Tybee Island to historic district regulations in downtown Savannah.
Military Questions
If you haven’t heard the news, the real estate market in Savannah has undergone significant changes over the past 2.5 years. Typically, when a military member was posted to our great city of Savannah, there was time to search for a home properly. While you may be given a week to purchase and still have some leisure time, this year, there will be no leisure. For the first time in several years, we are in a seller’s market. To give you an idea, we are down over 2,000 homes in inventory since this time in 2023. Most homes priced under $324,000 sell within days of being listed on the MLS. Richmond Hill and Pooler remain popular choices for military families due to their proximity to the bases, good schools, and family-friendly communities. We offer specialized services for military relocations, understanding the unique timeline and requirements of service members moving to our area. Our goal is to make your transition as smooth as possible, even under tight time constraints.
Our Services
Heather Murphy and her team know Savannah’s market inside and out, from the Historic District to Richmond Hill and Tybee Island. They offer professional marketing tools like staging, photography, and targeted social media ads to get your home noticed.
With over 3,900 successful closings and $1.3 billion in sales, the team has a strong track record. They keep you informed with regular updates and work closely with you to create a plan that highlights your home’s best features.
If you’re ready for a fresh start with an agent who delivers results, contact Heather Murphy Real Estate Group today!
We’ve got local roots and deep market insight. Whether you’re buying a bungalow in Ardsley Park or a townhome in Pooler, we’ve been there. Personalized service, real-time updates, and strong community connections are what make us different. Plus, we know the ins and outs of this town—from zoning rules to the best local spots.
Yes our team is well versed in both buying and selling luxury properties. Visit our site to see our agent’s luxury properties in the Savannah area.
Yes! For a Free Home Valuation visit https://home-value.heathermurphygroup.com/.
