From the Archive: The May Issue
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Market Update · September 2026 Edition
The average Chatham County home took 83 days to sell in August, with 5.9 months of supply sitting behind it. Both numbers point the same direction: buyers have time right now and they're using it. The average sale price came in at $447,000, down from $519,000 in July. Read that carefully. It's an average, and averages move with whichever homes happened to close that month. One quiet month at the top of the market pulls the whole figure down. It does not mean your house lost value in thirty days.
Here's what's durable: 356 homes closed in August at an average of $225 per square foot. Well-priced homes are still trading. What's changed is where the work sits. It has moved to the front end, to pricing, photography, and the first two weeks on market.
"A patient market is not a stalled one. Buyers have time right now and they're using it. If you've been waiting on the sidelines for a little leverage, you have some. If you're thinking about selling before the holidays, the conversation is about price and presentation and it's worth having early." · Ben Bluemle, Broker-Owner, Seaport
The window is open and it's widening. Buyers today have something they haven't had in quite some time: real leverage. With nearly six months of supply sitting on the market there's genuine opportunity to negotiate. Especially in areas heavy with new construction. That can mean price reductions or closing cost help or other terms that directly impact your bottom line. The key is recognizing value when it's in front of you rather than waiting indefinitely for something perfect to appear.
Right now many buyers gravitate toward move-in-ready homes and quickly walk from anything needing updates even when the price already reflects the work. When there are a lot of little things buyers tend to assume everything is wrong. The opportunity is separating true deal-breakers from manageable projects. Buyers who stay flexible while staying clear on their priorities are securing the best overall value.
Homes are taking longer to sell than they were in the spring, and that's exactly why pricing and presentation matter more, not less. The biggest misconception in today's market: start high and see what happens. The first few weeks on market are your most important window of exposure. It's when your home is freshest to buyers and agents. Miss that window with an inflated price and you get reduced activity and fewer showings. Your negotiating position weakens.
The most effective strategy is being the most compelling option within your immediate competition. Buyers aren't comparing your home to the entire market. They're comparing it to the handful of nearby homes that meet their criteria. If yours doesn't stand out on price or condition it's easy to pass over. Address noticeable maintenance concerns. Remove anything that creates doubt. Skip major renovations that may not match your buyer's taste anyway. Creating confidence is just as important as creating appeal.
Areas west of I-95 are seeing softer conditions from increased inventory and competition. That includes the new construction markets. Effingham. Rincon. Guyton. The trend likely continues near-term so sellers there need to be especially sharp on pricing and presentation.
Pockets like The Landings keep moving on their own terms. When the county softens it holds. When the market tightens it leads. At the same time well-positioned homes in desirable pockets across Savannah are still moving. The market hasn't slowed across the board. It's become selective. For buyers that's a window to negotiate stronger terms. For sellers it reinforces the fundamentals. Preparation. Pricing. Proactive execution.
Waiting for perfect timing is not a strategy. The better approach is aligning your move with your personal goals and building a plan around current conditions. Informed decisions and the right guidance will always outperform trying to predict the perfect moment.
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Every situation is different. Tell me your goals and we'll build a strategy that takes advantage of today's market instead of fighting it.