Property Makler
Advanced analytics for residential real estate investing

Savannah, GA housing market

Housing market indicators

Indicator	2022	2023	2024	2025*	2022	2023	2024	YTD
Median Listing Price per Square Feet	$188	$214	$216	$210	11.9%	13.8%	0.9%	-2.8%
Active Listing Count	1,006	1,025	1,640	2,140	67.1%	1.9%	60%	30.5%
Median Days on Market	58	55	66	68	3.6%	-5.2%	20%	3%
Share of listings with price increase	3.3%	3.1%	2.5%	1.2%
Share of listings with price decrease	11.1%	14.4%	16.3%	21.9%

* last available value

Note: 12M MA - 12 months moving average, Permits - New Private Housing Structures Authorized by Building Permits. Source: FRED

The Savannah GA Metropolitan Statistical Area (MSA) includes Chatham, Bryan, and Effingham counties in Georgia, with a 2024 population of 431,589 across 3,495 km².
Core city is Savannah (pop. 148,808 est. 2024), county seat of Chatham County, located on the Savannah River 20 miles upriver from the Atlantic Ocean.
Key geographic regions: Downtown/Historic District (tourist hub), Midtown, Southside (commercial/residential), Eastside, Westside, Pooler (airport area), Richmond Hill (Bryan County growth area), Rincon (Effingham County suburban).
Urban population dominates at 326,895 (2020), with rural areas at 77,903; median age 36.9, 44% with associate degree or higher.

Area	City/town	Population	Density	Income	Quality of Schools	Crime Level	Property Tax (%)	Comments
Chatham County	Savannah	148,808	1,400/sq mi	Median	6-8/10	High urban	1.02%	Historic district, port hub, tourism driver
Chatham County	Pooler	26,000	1,200/sq mi	High	7-9/10	Low	1.02%	Near airport, logistics growth, family-friendly
Bryan County	Richmond Hill	16,000	800/sq mi	High	8-10/10	Very Low	0.91%	Suburban expansion, military proximity
Effingham County	Rincon	11,000	600/sq mi	Median-High	7-9/10	Low	1.02%	Commuter town, industrial parks
Chatham County	Garden City	9,000	2,000/sq mi	Low-Median	5-7/10	Moderate	1.02%	Port-adjacent, working-class
Bryan County	Pembroke	3,500	400/sq mi	Low-Median	6-8/10	Low	0.91%	Rural-suburban, agriculture ties

To view all table columns, please open this table on a laptop or desktop screen.

Median household income in MSA around $65,000, with Chatham County at $62,000, Bryan/Effingham higher at $75,000+ due to suburban appeal.
Per capita income $32,000 MSA-wide; 25% households below poverty line, higher in urban Savannah (28%).
Education: 44% adults hold associate degree or higher; bachelor's 28%, graduate 12%; stronger in suburbs (Bryan 35% bachelor's).
Workforce skilled in trades/port/logistics; 36.9 median age supports growing labor pool.
Demographics: 52% White, 29% Black, 7% Hispanic, 3% Asian; 13% 10-year pop growth doubles U.S. rate.

Port of Savannah: Largest single-container port by volume in U.S., drives logistics/shipping (25% jobs).
Manufacturing: Gulfstream Aerospace (private jets), International Paper (paper mill), shipbuilding/repair.
Defense/Military: Hunter Army Airfield, Fort Stewart proximity (10,000+ personnel).
Tourism: 14.8 million visitors/year to historic district, events, coastal access.
Healthcare/Education: Memorial Health, St. Joseph's/Candler, Savannah State/Armstrong universities.
Retail/Logistics: Amazon, UPS hubs near airport; growing e-commerce fulfillment.

Zoning: Moderately open in suburbs (Bryan/Effingham allow multi-family, townhomes); stricter in Savannah historic/core areas limiting density.
Regulatory strictness: Flood zone rules stringent due to low elevation/hurricane risk; permitting delays average 6-9 months in Chatham.
Construction workforce: Labor shortage post-COVID, costs 20% above national avg.; skilled trades (plumbers/electricians) scarce.
Land availability: Ample in Effingham/Bryan (rural conversions); urban infill limited by historic preservation.
New builds: 4,000+ units permitted 2023-2024, focused on suburbs; multifamily up 15% YoY.
Material costs elevated due to port reliance, but local supply chains mitigate delays.

Net migration in: +15,000 annually 2021-2024, from Northeast/Florida retirees, remote workers drawn to low cost-of-living.
Growing industries: Logistics/port expansion (GPA $3B investment), aerospace (Gulfstream hiring 2,000+), military contracts steady.
Declining: Traditional manufacturing stable but not expanding; tourism seasonal.
Population growth 6% 2020-2024, inventory shortage (2.5 months supply) fuels bidding wars.
Remote work influx to Southside/Pooler; young families to Richmond Hill/Rincon for schools/commutes.
Median home price $320,000 up 8% YoY; investor cash buys 25% transactions.

Affordability gap: Median price $320K vs. $65K income; 35% renters cost-burdened.
Inventory shortage: Only 2.5 months supply; new construction lags demand by 20%.
Flood/hurricane risk: 40% properties in flood zones; insurance premiums up 50% post-Idalia.
Urban crime: Savannah proper violent crime rate 2x national avg, deters central buyers.
Labor shortages inflate build costs; zoning appeals slow suburban projects.
Interest rates: 6.5-7% mortgages sideline first-time buyers; appreciation slowed to 5% annualized.

Area	Appreciation Potential	Risk	Key Drivers
Pooler/Richmond Hill	High	Low	Airport expansion, military, new subdivisions, low crime
Rincon/Effingham	High	Medium	Industrial parks, commuter growth, land availability
Southside Savannah	Medium-High	Medium	Commercial boom, infill development, retail anchors
Downtown/Historic	Medium	High	Tourism steady, preservation limits supply, flood risk
Westside/Eastside	Low-Medium	High	Revitalization potential, high crime, urban renewal slow
Garden City/Pembroke	Low	Medium	Port adjacency but aging stock, limited amenities