Savannah Area Market Report - January 2026

As we start 2026, the Savannah-area real estate market is clearly transitioning into a more balanced, deliberate environment. Across Savannah, Chatham, Effingham, Bryan, and Liberty Counties, the patterns are consistent: inventory is rising, homes are taking longer to sell, and buyers are becoming more selective. While sales activity has slowed in many areas, pricing remains relatively resilient - especially for well-presented homes.

Below is a transparent breakdown of what’s happening in each area and what it means for buyers and sellers heading into 2026.

Savannah Market Breakdown - December 2025

Single-Family Homes

New Listings: 199 (↓ from 227, –12.3%)
Pending Sales: 175 (↓ from 228, –23.2%)
Closed Sales: 209 (↓ from 252, –17.1%)
Days on Market: 77 (↑ from 64, +20.3%)
Median Sales Price: $370,000 (↓ from $375,756, –1.5%)
Average Sales Price: $519,697 (↑ from $490,138, +6.0%)
% of Original List Price Received: 94.1% (↓ from 95.7%, –1.7%)
Inventory: 921 homes (↑ from 739, +24.6%)
Months Supply of Inventory: 3.9 (↑ from 3.1, +25.8%)

Savannah Insight:
Savannah’s market cooled noticeably this month. New listings, pending sales, and closings all declined year-over-year, reflecting both seasonal slowdown and more cautious buyer behavior. Inventory continues to rise, giving buyers more choice and pushing the market closer to balance. While the median price dipped slightly, the average price increased, showing continued strength in mid-to-upper price points and steady demand for well-presented homes.

Chatham County Market Breakdown - December 2025

Single-Family Homes

New Listings: 283 (↓ from 320, –11.6%)
Pending Sales: 241 (↓ from 284, –15.1%)
Closed Sales: 286 (↓ from 316, –9.5%)
Days on Market: 76 (↑ from 67, +13.4%)
Median Sales Price: $365,495 (↓ from $371,226, –1.5%)
Average Sales Price: $485,431 (↑ from $468,972, +3.5%)
% of Original List Price Received: 94.3% (↓ from 96.2%, –2.0%)
Inventory: 1,289 homes (↑ from 1,026, +25.6%)
Months Supply of Inventory: 4.0 (↑ from 3.2, +25.0%)

Chatham Insight:
Chatham County continues to move toward a more balanced market. Sales activity slowed, and homes are taking longer to sell, while inventory climbed more than 25%. Pricing remains relatively stable, with the average price increasing - indicating strength in higher price ranges. Buyers now have more leverage, while sellers must be strategic with pricing and presentation.

Effingham County Market Breakdown - December 2025

Single-Family Homes

New Listings: 75 (↑ from 65, +15.4%)
Pending Sales: 68 (↑ from 66, +3.0%)
Closed Sales: 76 (↓ from 77, –1.3%)
Days on Market: 78 (↑ from 72, +8.3%)
Median Sales Price: $349,500 (↓ from $349,990, –0.1%)
Average Sales Price: $394,626 (↑ from $371,708, +6.2%)
% of Original List Price Received: 95.8% (↓ from 97.8%, –2.0%)
Inventory: 368 homes (↑ from 251, +46.6%)
Months Supply of Inventory: 4.5 (↑ from 2.8, +60.7%)

Effingham Insight:
Effingham continues to show a major shift toward balance. Inventory surged nearly 47%, giving buyers significantly more options. While closings dipped slightly and days on market increased, pricing remains steady with strength in higher-end and newer construction homes. This is no longer an ultra-competitive market - strategy now matters.

Bryan County Market Breakdown - December 2025

Single-Family Homes

New Listings: 65 (↓ from 81, –19.8%)
Pending Sales: 54 (↓ from 58, –6.9%)
Closed Sales: 62 (↓ from 67, –7.5%)
Days on Market: 82 (↑ from 77, +6.5%)
Median Sales Price: $421,832 (↓ from $455,000, –7.3%)
Average Sales Price: $483,793 (↓ from $497,573, –2.8%)
% of Original List Price Received: 95.2% (↓ from 96.7%, –1.6%)
Inventory: 264 homes (↑ from 259, +1.9%)
Months Supply of Inventory: 3.7 (↑ from 3.2, +15.6%)

Bryan Insight:
Bryan County cooled noticeably as the year closed. Sales activity slowed, days on market increased, and both median and average prices dipped modestly - signaling a more price-sensitive environment. Inventory remains relatively stable, but months of supply is trending upward, confirming the shift away from an aggressive seller’s market.

Liberty County Market Breakdown - December 2025

Single-Family Homes

New Listings: 50 (↑ from 44, +13.6%)
Pending Sales: 44 (↑ from 37, +18.9%)
Closed Sales: 75 (↑ from 56, +33.9%)
Days on Market: 72 (↑ from 55, +30.9%)
Median Sales Price: $278,060 (↓ from $283,425, –1.9%)
Average Sales Price: $291,873 (↑ from $278,739, +4.7%)
% of Original List Price Received: 97.9% (↓ from 99.7%, –1.8%)
Inventory: 243 homes (↑ from 160, +51.9%)
Months Supply of Inventory: 4.4 (↑ from 2.2, +100.0%)

Liberty Insight:
Liberty County remains active, but the market is clearly shifting. Inventory jumped more than 50% and months of supply doubled, giving buyers significantly more leverage. While closings increased, homes are taking longer to sell and pricing is leveling out - a sign of a more balanced, competitive environment.

Greater Savannah Area Market Wrap-Up - What It All Means

As we head into 2026, The Greater Savannah Area is no longer operating in a frenzy. Across all counties:

• Inventory is up everywhere

• Homes are taking longer to sell

• Buyers have more options and negotiating power

• Prices are holding relatively steady overall

This is not a market in decline - it is a market resetting into a healthier, more sustainable rhythm.

For Buyers

This is one of the most favorable environments we’ve seen in years. More inventory, less competition, fewer bidding wars, and greater flexibility in negotiations create real opportunity.

For Sellers

Homes are still selling, but strategy is critical. Pricing accurately, preparing the home properly, and presenting it well will determine success. Expect negotiations and longer days on market than in the past.

Final Thoughts

The Savannah-area housing market is finding its balance again - one where buyers and sellers both have opportunity, but success depends on smart decisions and good information. Whether you’re planning a move now or simply staying informed, understanding these trends puts you in a stronger position.

If you’d like a neighborhood-specific breakdown, an updated home value, or a personalized plan for 2026, I’m always happy to help.

FAQ - Savannah Area Real Estate Market

Is the Savannah market slowing down?
Yes, activity has slowed seasonally and inventory has increased, but demand remains. This is a normalization, not a crash.

Is it a good time to buy in Savannah?
For many buyers, yes. More inventory and less competition create better negotiating conditions.

Are home prices dropping?
Some areas saw slight dips in median prices, but overall pricing remains relatively stable, especially for well-presented homes.

Is it still a good time to sell?
Yes - but pricing strategy and presentation are more important than ever.

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