What Should Buyers Know Before Purchasing a Home in The Landings on Skidaway Island?

Buyers considering a home in The Landings on Skidaway Island should evaluate more than the house itself. The property’s condition, location within the community, governing documents, association costs, flood considerations, insurance, club options and long-term value can all affect whether a particular home is the right fit.

The Landings offers a distinctive coastal lifestyle, but buyers should take the time to understand both the property and the community before making a final decision.

Understand the Community You Are Buying Into

The Landings is a private residential community located on Skidaway Island, approximately 12 miles from historic downtown Savannah. It includes established neighborhoods, common areas, marinas, walking trails, recreational spaces and a separate private golf and athletic club.

The Landings Association is the homeowners association for the community, and every property owner becomes a member. The Association manages community infrastructure and services that include security, roads, common property, architectural review and covenant enforcement. 

Buyers should understand what is included through property ownership and what requires a separate membership, fee or application.

The Association and the Club Are Not the Same

One of the most important distinctions for a buyer to understand is the difference between The Landings Association and The Landings Golf & Athletic Club.

Property ownership includes membership in The Landings Association and an annual assessment. The assessment amount can change, so buyers should verify the current amount and review any anticipated increases before purchasing.

The Golf & Athletic Club is a separate private club. Membership provides access according to the membership level selected and may include golf, swimming pools, court sports, wellness facilities, dining and social activities. The Club currently offers amenities that include six golf courses, five swimming pools, fitness and wellness facilities, court sports and multiple dining venues.

Buyers should not assume that purchasing a home automatically provides full access to every club amenity. Current membership categories, initiation fees, dues, availability and privileges should be confirmed directly with the Club.

Review the Governing Documents Carefully

The Landings Association encourages new owners to become familiar with all governing documents because those documents become obligations of property ownership and residency.

A buyer should review the available covenants, rules, architectural guidelines and other association documents before the end of due diligence.

Particular attention should be given to provisions involving:

• Exterior renovations and architectural approval

• Landscaping and tree removal

• Fencing

• Parking and vehicle restrictions

• Boats and recreational vehicles

• Leasing or rental restrictions

• Pets

• Property maintenance

• Assessments and owner responsibilities

A large document package can be difficult to navigate. When I work with a buyer, I provide the available HOA documents and help locate the sections that relate to their specific questions or plans for the property.

The buyer should be comfortable with the rules before moving forward - not discover after closing that a planned renovation, rental arrangement or property use is restricted.

Evaluate the Location Within The Landings

Two homes with similar square footage and finishes may provide very different experiences depending on where they are located.

Buyers may want to compare:

• Golf-course, lagoon, wooded or marsh views

• Proximity to gates and community entrances

• Access to club facilities

• Distance from marinas or recreational areas

• Traffic patterns

• Privacy

• Exposure to golf activity

• Lot orientation

• Nearby homes and future renovation activity

• The condition and elevation of the lot

The most expensive home is not automatically the best fit. The goal is to identify the property that most closely matches the buyer’s lifestyle, priorities and long-term plans.

Investigate Flood and Insurance Considerations Early

Flood exposure is an important consideration throughout coastal Georgia, including Skidaway Island.

Chatham County identifies properties in A, AE and VE zones as being within a Special Flood Hazard Area. Flood insurance may be required when a property in one of these areas is financed through a federally regulated or insured lender. Properties outside those zones may still have some flood risk.

Buyers should investigate:

• The property’s current flood-zone designation

• Available elevation certificates

• Prior flood-insurance information

• Potential lender requirements

• The cost and availability of flood coverage

• Whether improvements may affect insurance or permitting

• Drainage conditions around the property

I encourage buyers to obtain both hazard-insurance and flood-insurance quotes as early as possible - ideally before submitting an offer, but no later than the end of the due-diligence period.

Insurance costs can materially affect the monthly and long-term cost of owning the home. They should not be treated as a last-minute closing item.

Look Beyond Finishes and Presentation

Luxury finishes can make a strong first impression, but they do not tell the entire story of a property.

Buyers should also consider:

• The age and condition of the roof

• Heating and cooling systems

• Windows and doors

• Plumbing and electrical systems

• Foundation or structural concerns

• Moisture intrusion

• Drainage

• Termite history and bonds

• Renovation quality

• Permits and contractor documentation

• Current warranties

• Prior insurance claims

• Deferred maintenance

Look for visible conditions that may warrant further investigation. This does not replace a professional inspection, but identifying a potentially significant concern early may save the buyer time, expense and disappointment.

The objective is not to find a perfect home. Homes are not perfect. The objective is to understand as much as reasonably possible about what is being purchased.

Consider Renovations and Architectural Requirements

Many homes in The Landings have been updated over time, while others may offer an opportunity for a buyer to renovate according to their preferences.

Before relying on a renovation plan, buyers should investigate:

• Whether the proposed changes are likely to require Association approval

• Applicable architectural guidelines

• Contractor availability

• Permitting requirements

• Estimated renovation costs

• Whether prior improvements were professionally completed

• The possible effect of the work on future resale value

A home that appears to be a good value may require more investment than the buyer initially expects. Conversely, an older home with strong construction, a desirable location and well-maintained systems may represent a better opportunity than a recently renovated property with less desirable positioning.

Compare Price and Long-Term Value

Before writing an offer, buyers should review a comparative market analysis - not simply rely on the list price or an automated online estimate.

The analysis should consider:

• Recent comparable sales

• Current competing listings

• Property condition

• Updates and renovations

• Lot and view

• Days on market

• Seller concessions

• Historical sales information

• Neighborhood-level appreciation

• Current buyer demand

When buyers are deciding between two properties or areas, I can also compare historical appreciation and market performance to provide additional context.

No one can guarantee future appreciation. The purpose of the research is to help the buyer understand how the property has performed, how it compares with other options and whether the proposed offer is supported by the current market.

Use Due Diligence to Understand the Purchase

Due diligence is the buyer’s opportunity to investigate the property and decide whether they remain comfortable with the purchase.

Depending on the home and the buyer’s concerns, this may include:

• General home inspection

• Termite inspection

• Roof evaluation

• HVAC inspection

• Structural or engineering review

• Sewer/septic or plumbing evaluation

• Insurance research

• Flood research

• HOA document review

• Contractor estimates

• Title review

Buyers should also visit the area on different days and at different times. A quiet weekday morning may feel different from an evening, weekend or busy club-event day.

When reports are received, the findings should be placed in context. Most inspections identify items. The important questions are whether there are significant concerns, what the likely costs may be, what options are available and whether the buyer remains comfortable proceeding.

Choose the Home and Lifestyle That Fit You

The Landings appeals to many buyers because of its natural setting, gated environment, recreational opportunities and active community lifestyle. The private Club offers an extensive collection of golf, fitness, court-sport, aquatics, dining and social opportunities. 

However, buyers should evaluate which parts of the lifestyle they will actually use and value.

A buyer who wants daily access to golf, tennis, pickleball, boating or social activities may evaluate the community differently from someone primarily seeking privacy, natural surroundings and a well-established island neighborhood.

The right home should fit both the buyer’s practical needs and the way they want to live.

Working With a Buyer’s Agent in The Landings

Purchasing in The Landings requires more than locating an attractive property.

I help buyers with:

• Property and listing history

• Market and historical sales data

• Comparable values

• HOA documents

• Flood considerations

• Insurance implications

• Property condition

• Potential renovation concerns

• Offer terms

• Due-diligence findings

• Long-term goals and value

My role is to provide the facts, help identify questions that should be asked, connect the buyer with appropriate professionals and help them understand their options.

The goal is for the buyer to move forward with confidence - not because every uncertainty has disappeared, but because they have taken the time to understand what they are buying.

Final Thoughts

Before purchasing a home in The Landings on Skidaway Island, buyers should carefully evaluate the property, community obligations, club options, insurance, flood considerations, condition, location and long-term value.

The experience can feel much easier when those questions are addressed early and the buyer has clear information throughout the process.

Rachael Blunt is a Savannah-area REALTOR® with Epique Realty who helps buyers evaluate luxury homes and lifestyle communities throughout Skidaway Island and Greater Savannah area. Her approach is professional, thorough and easy to work with - providing facts, transparency and proactive guidance without pressure.

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