Buying a Home in Savannah 2026: Historic City Guide

Savannah, Georgia, enchants homebuyers with moss-draped oaks, meticulously preserved architecture, and Southern charm perfected over nearly three centuries. As one of America's most beautiful and historic cities, Savannah offers unique real estate opportunities combining cultural richness with coastal Georgia living. This comprehensive guide navigates Savannah's distinctive housing market in 2026.

Why Buy in Savannah?

Savannah's appeal extends beyond typical real estate considerations, offering a lifestyle centered on history, beauty, and community:

Architectural Treasure: Savannah's historic squares, antebellum mansions, and Victorian homes create an incomparable urban landscape. General James Oglethorpe's original 1733 city plan remains intact, making Savannah one of America's most architecturally significant cities. Strict preservation protects this heritage.

Coastal Location: Situated on the Savannah River 18 miles inland from the Atlantic Ocean, Savannah offers river views and quick access to Tybee Island beaches. The coastal climate provides mild winters and long outdoor seasons.

Growing Economy: Savannah's economy diversifies beyond tourism to include the Port of Savannah (one of America's busiest), Gulfstream Aerospace, military installations (Fort Stewart, Hunter Army Airfield), and Savannah College of Art and Design (SCAD). Economic growth supports housing demand.

Affordability: Compared to Charleston and other Southeastern historic cities, Savannah offers superior value. Stunning historic homes sell for fractions of comparable Charleston properties, attracting buyers seeking character at accessible prices.

Cultural Vitality: SCAD's presence creates artistic energy unusual for Savannah's size. The city celebrates its complex history while evolving culturally. Restaurants, galleries, and festivals enrich daily life.

Southern Hospitality: Savannah residents take pride in their city's welcoming character. The pace of life reflects traditional Southern values while accommodating newcomers.

Savannah Market Overview 2026

Savannah's real estate market shows robust demand in 2026 while remaining more affordable than comparable Southern cities. Median home prices range from $285,000 to $340,000 across the metro area, varying significantly by neighborhood and property type.

The market appreciated strongly through 2020-2023 before moderating in 2024-2025. Inventory has improved from pandemic-era lows while remaining below historical averages. Days on market average 35-45 days, indicating balanced conditions.

Historic downtown properties command premiums with homes ranging from $400,000 to $2 million+ depending on size, condition, and square location. Islands and suburbs offer more affordable entry points from $200,000 to $400,000.

New construction continues in pooler, Port Wentworth, and Richmond Hill, offering modern suburban alternatives to historic properties. Interest rates in the mid-6% range have normalized buyer behavior while serious purchasers remain active.

Best Savannah Neighborhoods

Historic District

Savannah's National Historic Landmark District encompasses 2.5 square miles of perfectly preserved architecture surrounding 22 public squares. Properties range from $350,000 for smaller row houses to $3 million+ for grand mansions.

Each square has distinct character:

Monterey Square: Mercer House and prime historic properties
Forsyth Park area: Mix of grand homes and apartments near the park
Jones Street: Considered Savannah's most beautiful street
Columbia Square: Quieter, residential character

Downtown living provides walkability, cultural access, and architectural significance. Expect historic preservation restrictions, ongoing maintenance, limited parking, and premium pricing. Competition for quality properties remains strong.

Victorian District

Adjacent to the Historic District, the Victorian District offers stunning 19th-century architecture at more accessible prices. Homes range from $250,000 to $700,000, many requiring renovation or updates. The area attracts buyers seeking historic character with investment potential.

The neighborhood has gentrified over recent decades but maintains diverse character. Research specific blocks as conditions vary.

Ardsley Park/Chatham Crescent

These early 20th-century neighborhoods offer tree-lined streets, substantial homes, and neighborhood stability. Properties range from $350,000 to $900,000, featuring Tudor, Colonial, and Mediterranean styles. The areas attract families seeking historic character with yards and good schools.

Isle of Hope

Isle of Hope provides Spanish moss-draped beauty along the Skidaway River. Homes range from $325,000 to $1.5 million+, with waterfront properties commanding premiums. The area offers small-town character within city limits, attracting families and retirees seeking natural beauty and community.

Southside

Savannah's Southside offers the most suburban experience with shopping centers, chain restaurants, and modern development. Homes range from $200,000 to $450,000, providing family-friendly amenities and good schools. The area attracts families prioritizing convenience and value over historic character.

Tybee Island

Tybee Island, Savannah's beach community 18 miles east of downtown, offers laid-back coastal living. Properties range from $300,000 for condos to $2 million+ for beachfront homes. The island attracts beach lovers, retirees, and investors seeking vacation rental income.

Beach living requires hurricane preparedness, flood insurance, and tolerance for tourist traffic. Many properties generate rental income offsetting ownership costs.

Wilmington Island

Wilmington Island provides waterfront living between Savannah and Tybee, offering homes from $250,000 to $900,000. The area features marshfront properties, marinas, and residential neighborhoods. Golf courses and outdoor recreation attract families and retirees.

Pooler/Port Wentworth

These northern suburbs offer new construction and affordability, with homes from $225,000 to $400,000. Proximity to the airport and Port of Savannah attracts workers in those industries. The areas provide modern amenities but lack historic character.

Richmond Hill

South of Savannah, Richmond Hill offers the most affordable metro housing with new subdivisions pricing from $200,000 to $350,000. The area attracts families and military personnel (Fort Stewart nearby) seeking value and good schools. Commutes to Savannah take 25-35 minutes.

The Savannah Home Buying Process

1. Financial Preparation

Savannah's affordability makes homeownership accessible. Lenders typically require:

Credit score of 620+ (conventional) or 580+ (FHA)
Debt-to-income ratio below 43%
Down payment of 3-20% ($9,000-$68,000 for median-priced homes)
Stable employment and income verification

Calculate total housing costs including property taxes (approximately 1.0-1.2% of value), insurance ($1,200-$2,500+ annually depending on flood risk), HOA fees (if applicable), and maintenance.

2. Mortgage Pre-Approval

Work with lenders familiar with Savannah's market, including flood insurance requirements and historic property considerations. Pre-approval demonstrates financial capacity and allows quick action when finding the right property.

3. Select an Experienced Agent

Savannah's unique market requires local expertise. Seek agents with:

Several years of Savannah experience
Neighborhood knowledge in your target areas
Understanding of historic preservation regulations
Strong negotiation skills
Positive client reviews

Interview multiple agents and select someone who understands your priorities and Savannah's characteristics.

4. Focused Home Search

Define clear priorities balancing historic character, location, condition, and budget:

Historic downtown (walkability, character, preservation restrictions)
Victorian District (character at lower prices, renovation potential)
Established neighborhoods (yards, schools, stability)
Suburbs (modern amenities, affordability)
Islands (waterfront living, beach access, flood considerations)

Plan to view 12-18 properties across different neighborhoods to understand value and find the right fit.

5. Making Competitive Offers

Savannah's market has balanced from recent extremes. Well-priced properties still attract multiple offers, but buyers have more negotiating power:

Base offers on recent comparable sales
Include earnest money showing commitment (1-2% of price)
Balance contingencies with competitiveness
Offer reasonable closing timeline
Submit complete, clean offers

Work with your agent to position offers competitively while protecting your interests.

6. Professional Inspections

Georgia has limited seller disclosure requirements. Comprehensive inspections are essential, costing $400-$650. Key Savannah inspection areas:

Moisture and wood rot: Savannah's humidity and rainfall create moisture issues
Termites: Year-round active in coastal Georgia
Foundation: Older homes may have settlement, many homes built on piers
HVAC systems: Critical in humid climate
Roof condition: Hurricane and wind damage potential
Plumbing: Many older homes have galvanized or clay pipes
Electrical: Older homes may need updating

Historic properties require specialized inspectors familiar with period construction methods. Consider environmental assessments for properties near industrial areas.

7. Flood Insurance Evaluation

Many Savannah properties require flood insurance. Even properties outside designated flood zones face risks given coastal location, low elevation, and heavy rainfall. Flood insurance costs vary from $500 annually to $2,500+ depending on elevation and zone.

Review flood maps carefully. Properties in high-risk zones significantly increase ownership costs.

8. Appraisal and Closing

Lenders require appraisals confirming values support loan amounts. Savannah's market stability has improved appraisal reliability. Historic properties may present appraisal challenges due to unique characteristics.

Conduct final walkthrough 24-48 hours before closing. Georgia uses attorney closings. Budget 2-5% of purchase price for closing costs including lender fees, title insurance, attorney fees, and prepaid taxes and insurance.

Savannah-Specific Considerations

Historic Preservation Requirements

Properties in historic districts face renovation restrictions:

Historic District Board of Review approval required for exterior changes
Guidelines govern materials, colors, and design details
Processes can be lengthy and expensive
Tax incentives exist for certified rehabilitations
Restrictions preserve character but limit flexibility

Research preservation requirements before purchasing historic properties. Some buyers appreciate the protections while others find them restrictive.

Hurricane and Flood Risk

Savannah's coastal location creates hurricane and flood vulnerability:

Hurricane season: June through November with periodic threats
Insurance costs: Wind, hail, and flood coverage add significantly to costs
Evacuation: Understand routes and procedures
Building codes: Modern construction meets improved standards
Storm history: Research how properties weathered previous storms

Many historic properties have survived storms for centuries, but risks remain real.

Climate and Humidity

Savannah's subtropical climate means:

Hot, humid summers (85-95°F with high humidity)
Mild winters (average lows in 40s)
Significant rainfall (about 50 inches annually)
Long springs and falls ideal for outdoor enjoyment

HVAC systems, dehumidification, and ongoing maintenance combat humidity's effects. Some find the summer humidity challenging while others acclimate.

Tourism Impact

Savannah attracts millions of annual tourists, particularly to the Historic District:

Congestion: Particularly on weekends and St. Patrick's Day (massive celebration)
Parking: Challenging in the Historic District
Noise: More pronounced in tourist-heavy squares
Rental income: Short-term rental opportunities (where allowed)

Consider tourism impacts before purchasing in the Historic District. Some residents embrace the energy while others prefer quieter neighborhoods.

Property Taxes

Georgia property taxes are moderate with Chatham County rates around 1.0-1.2% of assessed value. Homestead exemptions reduce taxable value for owner-occupied homes. A $300,000 home generates roughly $3,000-$3,600 in annual property taxes.

SCAD's Influence

SCAD's presence significantly impacts Savannah:

Restored numerous historic buildings
Creates rental demand from students
Brings artistic energy and cultural programming
Some neighborhoods heavily populated by students

SCAD's influence is generally positive but affects neighborhood character in certain areas.

Bugs and Pests

Savannah's climate supports year-round pest activity:

Termites require ongoing monitoring and treatment
Mosquitoes are prevalent, especially near water
Palmetto bugs (large cockroaches) common
Fire ants present in many yards

Budget for regular pest control ($300-$600 annually) and accept that insects are part of coastal Southern living.

Financing in Savannah

Down Payment Requirements

Savannah's affordability makes homeownership accessible:

3.5%: $10,500-$12,000 (FHA minimum on median-priced homes)
5%: $14,250-$17,000 (conventional minimum)
10%: $28,500-$34,000 (avoid higher LTV fees)
20%: $57,000-$68,000 (eliminate PMI)

First-time buyers can enter the market with relatively modest savings.

Georgia Dream Programs

Georgia Dream offers programs for first-time buyers including:

Down payment assistance grants
Competitive interest rates
Flexible credit requirements

Income and purchase price limits apply. Research eligibility early in your process.

Historic Renovation Financing

Savannah's historic properties often need renovation. Financing options include:

203(k) Loans: FHA renovation financing combining purchase and improvement costs
Fannie Mae HomeStyle: Conventional renovation loan option
Local banks: Some offer construction/renovation loans for historic properties

Historic tax credits can offset renovation costs for certified rehabilitations.

Investment Opportunities

Savannah offers diverse investment potential:

Long-term Rentals: Strong demand from SCAD students, military personnel, and port workers. Properties near schools and employment centers provide consistent tenant pools.

Short-term Rentals: The Historic District has strict STR regulations limiting opportunities. Tybee Island allows vacation rentals (with regulations). Research specific rules before purchasing for rental purposes.

Fix-and-Flip: Victorian District and transitional neighborhoods offer renovation opportunities. Historic properties require specialized contractors familiar with period details and preservation requirements.

Student Housing: SCAD enrollment supports rental demand near campus. Consider tenant turnover and property wear when investing in student housing.

Common Mistakes to Avoid

Underestimating renovation costs: Historic properties often need extensive work
Ignoring flood insurance: Can add thousands annually to housing expenses
Skipping moisture/termite inspections: Humidity creates hidden damage
Overlooking preservation restrictions: Limit renovation flexibility significantly
Buying without humidity consideration: Affects both comfort and maintenance
Neglecting pest control: Year-round issue requiring ongoing treatment
Forgetting about summer heat: Savannah summers are intensely hot and humid

Frequently Asked Questions

Is Savannah cheaper than Charleston?

Yes, Savannah generally offers 20-30% lower prices than Charleston for comparable properties. A historic home in Savannah's Historic District might cost $500,000-$700,000 versus $800,000-$1.2 million for a similar Charleston property.

What salary do you need to buy in Savannah?

For median-priced homes around $310,000, aim for household income of $65,000-$75,000 annually with minimal debt and 10% down payment. Savannah's affordability makes homeownership accessible for moderate-income households.

Are Savannah home prices rising?

Savannah prices have appreciated modestly after strong gains through 2022-2023. Expect continued growth of 3-5% annually driven by population growth, economic development, and limited historic property inventory.

Is Savannah a good place to invest?

Savannah offers strong fundamentals including economic growth, tourism, SCAD enrollment, and affordability attracting out-of-state buyers. Rental demand remains consistent. Historic properties appreciate well long-term while requiring ongoing maintenance.

How bad is the humidity in Savannah?

Summer humidity is intense, with dewpoints regularly in the 70s. Many residents acclimate while others struggle. HVAC and dehumidification are essential. Mold and moisture issues require vigilance. Visit in July-August before committing if concerned about humidity.

Can I do short-term rentals in Savannah?

Historic District severely restricts STRs to preserve residential character. Tybee Island allows vacation rentals with proper licensing. Regulations vary by neighborhood. Research specific rules for your target property before purchasing for rental purposes.

Are Savannah schools good?

Public school quality varies significantly. Savannah Chatham County Schools include some strong schools alongside struggling ones. Many families choose private schools or magnet programs. Research specific schools rather than relying on district-wide ratings.

Do historic homes require special insurance?

Historic homes may require specialized coverage accounting for reconstruction costs using period materials and methods. Work with insurance agents familiar with historic properties to ensure adequate coverage. Some properties qualify for agreed value policies.

Final Thoughts

Savannah offers exceptional opportunities for buyers seeking historic beauty, coastal Southern living, and relative affordability. The city's architectural treasures, cultural vitality, and welcoming character create lifestyle value beyond financial considerations.

Success requires understanding Savannah's unique aspects including preservation requirements, humidity impacts, flood risks, and ongoing maintenance demands of historic properties. The city rewards those who appreciate its character and commit to thoughtful stewardship.

Work with experienced local professionals who understand Savannah's neighborhoods, regulations, and market dynamics. Financial preparation should account for insurance, maintenance, and climate-related costs alongside standard homeownership expenses.

Whether seeking a historic downtown masterpiece, Victorian renovation project, island waterfront property, or suburban family home, Savannah accommodates diverse preferences and budgets. The city's careful preservation, growing economy, and incomparable beauty continue attracting new residents while longtime residents take pride in sharing their city.

Approach Savannah's market with appreciation for its history, realistic expectations about the realities of old homes and hot, humid summers, and genuine interest in becoming part of this special community. The right property awaits prepared buyers who understand what makes Savannah unique and are ready to embrace Southern coastal living at its finest.

Buying Home In Savannah Guide

Key Takeaways