Southeast Housing Market Update | October 2026

If you've been watching the real estate market lately, you've probably heard two very different things: "It's finally a buyer's market!" and "Homes are still selling fast!"

Here's the thing: both can be true, depending on the city, neighborhood, and house.

I'm Mortgage Miles, and I spend my days helping buyers figure out how to make the numbers work throughout Southeast Georgia and Northeast Florida. Let's take a look at what our major local markets are doing as we head toward the end of 2026—and what it means if you're thinking about buying, selling, or investing.

The big picture: A little more breathing room, but not everywhere

Georgia REALTORS® reported 55,422 homes in inventory statewide in September, up 4% year over year, while homes spent 62 days on market, up 9%. The statewide median sales price was $355,000, up 1%. Translation? More choices and longer decision windows in many places, but prices haven't simply collapsed.

In Northeast Florida, the local REALTOR® association reported 6,287 active single-family listings across its six-county region in September, equal to about four months of supply. Buyers have options, but the market still varies significantly from one county and price range to another.

Our local housing market at a glance

The table below uses Redfin's three-month housing-market figures ending September 2026 for consistency. Median sale prices are rounded, and days on market reflect each city's reported market metric. These are city-level snapshots, not valuations or predictions for an individual property.

Important: Smaller markets can have larger changes when the mix of homes sold changes. Brunswick in particular has different market boundaries and smaller transaction counts across reporting services, so don't interpret a single median as a precise measure of appreciation. Coastal, waterfront, historic, and suburban properties can be worlds apart—even in the same ZIP code.

Savannah: More choices for buyers who do their homework

Savannah remains one of the most varied real estate markets in our region. Downtown historic homes, Midtown properties, Southside neighborhoods, and growing areas west of the city aren't interchangeable.

With a recent median price around $335,000 and homes spending roughly 81 days on market, some buyers have more time to evaluate inspections, payment scenarios, and asking prices than they did when listings were disappearing overnight.

My mortgage takeaway: Rather than looking at price alone, compare the total monthly payment and cash to close. Depending on the offer and loan rules, a negotiated seller contribution toward closing costs or a rate buydown can sometimes help more than a modest price reduction.

Pooler: Growth doesn't mean every listing sells immediately

Pooler continues to attract shoppers looking for newer neighborhoods and convenient access to the greater Savannah area. But its reported 105 median days on market is a reminder that even desirable locations can have slower-moving listings.

Buyers should compare resale homes with new construction, including taxes, insurance, HOA dues, builder incentives, and any rate-buydown terms. Sellers need realistic pricing and strong presentation from day one.

My mortgage takeaway: If a builder is advertising a low rate, let's compare the whole loan estimate—not just the headline number—against a resale purchase and any available seller credits.

Rincon: A worthwhile alternative in the Savannah-area search

Rincon provides another option for buyers who want to explore communities outside Savannah's city limits. At approximately $315,000 and 57 days on market, the recent figures show a different pace than Pooler.

That doesn't mean every listing is negotiable, but it does mean you shouldn't assume the same offer strategy works across Effingham, Chatham, and Bryan counties.

My mortgage takeaway: We can compare Rincon versus Pooler or Savannah based on actual property taxes, insurance estimates, commute preferences, and qualifying loan programs—not just sticker price.

Richmond Hill: Still a market where good homes can move

Richmond Hill's recent median sale price of roughly $405,000 is one of the higher figures in this roundup, and its reported 52 days on market is quicker than several nearby cities.

It's a good example of why buyers shouldn't wait for a universal market-wide discount. A well-priced property that fits a family's needs can still draw attention.

My mortgage takeaway: Be ready with solid preapproval and a clear maximum monthly-payment range before touring. That way, you're prepared to act when the right home comes along without stretching your budget.

Statesboro: An important affordability and investment conversation

Statesboro's recent median sale price of roughly $262,000 makes it a different price conversation from Richmond Hill or Pooler. Homes were taking around 71 days to sell in the Redfin snapshot, and Georgia MLS reported a 31% year-over-year increase in active listings for its broader Statesboro association area in September.

That expanded selection may help first-time buyers compare properties and negotiate intelligently. For investors, the decision still comes down to real numbers: purchase price, achievable rent, maintenance, taxes, insurance, and financing.

My mortgage takeaway: Let's run owner-occupied options such as FHA, VA, USDA or conventional where eligible, alongside investor financing when appropriate. The right program depends on the property and the person—not the city's reputation.

Hinesville: Strong relevance for military households

With Fort Stewart nearby, Hinesville is always an important market for active-duty families, veterans, and military-connected buyers. The recent median sale price was about $247,000, with 75 days on market.

For an eligible VA buyer, a zero-down-payment purchase may be possible, subject to entitlement, lender approval, appraisal, and other VA requirements. But the monthly payment still matters, especially if a military family may relocate in the future.

My mortgage takeaway: We'll look at the purchase today and the flexibility it could give you down the road, including whether keeping the property as a rental may make sense if another PCS comes along.

Brunswick: Coastal living needs a complete payment estimate

Brunswick remains an appealing gateway to coastal Georgia, but this is an area where broad averages can be particularly misleading. Its recent Redfin city snapshot showed a median of approximately $298,000 and 86 days on market, while other local datasets cover different areas and report different figures.

Neighborhood, flood zone, property age, wind exposure, and proximity to the coast can materially change the cost of owning a home.

My mortgage takeaway: Before you fall in love with a monthly principal-and-interest quote, let's account for homeowners insurance, any required flood coverage, taxes, and HOA fees. Those are often what separate a comfortable payment from a surprise.

Kingsland & St. Marys: Two neighboring markets, different properties

Kingsland and St. Marys both deserve attention from buyers working around the Kings Bay area or comparing Southeast Georgia to Northeast Florida. Their recent Redfin median sale prices were each close to $315,000, but that does not mean the homes—or the monthly payments—are identical.

Kingsland's reported median time on market was 51 days, compared with 55 days in St. Marys. Location, property condition, coastal insurance exposure, and type of neighborhood still matter more than a citywide median.

My mortgage takeaway: Let's compare VA financing for eligible military buyers, plus conventional, FHA, and property-specific USDA eligibility where appropriate. We can work through the real cash-to-close and payment differences between two homes.

Jacksonville: A large market where neighborhood matters enormously

Jacksonville's recent citywide median sale price was around $305,000, and homes spent about 60 days on market. Across the wider six-county Northeast Florida region, the September REALTOR® data showed about four months of single-family inventory.

Jacksonville is simply too large and diverse to judge from one number. Downtown, the Westside, Northside, Southside, Beaches, and surrounding suburbs can have very different competition, prices, and insurance considerations.

My mortgage takeaway: Whether you're comparing a new build against a resale or moving across the Georgia–Florida line, I can work through the loan structure and real payment before you make the offer.

What buyers and sellers should actually do with this information

If you're buying:

• Get numbers before emotions take over. Know your comfortable payment, estimated funds needed, and approval ceiling.

• Negotiate strategically. In the right situation, ask about seller-paid closing costs, rate buydowns, or repairs—not automatically a lower price.

• Check the complete payment. Insurance, flood coverage, taxes, HOA dues, and mortgage insurance can change the comparison.

• Check all realistic loan options. VA, FHA, USDA, conventional, Georgia Dream where eligible, and certain specialized programs can produce different answers for different buyers.

If you're selling:

• Price to the current competition. Today's active listings matter more than an old headline about 2021 prices.

• Understand the buyer's payment. A concession structured well may expand your pool of qualified buyers.

• Lean on a strong REALTOR® and lending team. Good communication and financing preparation can help keep a transaction together.

My bottom line: We don't have one market—we have many

I wouldn't tell a buyer in Richmond Hill to expect the same market as a buyer in Brunswick, and I wouldn't analyze a downtown Savannah property like a new construction home in Pooler.

The opportunity right now is to understand your local market and put the financing together intelligently. A little extra negotiating room means the most when you know exactly how to use it.

I'm Miles Mixon, and everyone calls me Mortgage Miles. I'm a mortgage loan officer helping families buy in Southeast Georgia, Jacksonville, and across all 50 states. Whether you're a first-time buyer, veteran, relocating family, investor, or REALTOR® looking for a lending partner, I'm happy to help you build a straightforward game plan.

Call or text: 912-506-4253
Email: miles.mixon@presidential.com
Website: https://mortgagebymiles.com
NMLS: 2567292

Let's Get You Home. #MortgageMiles

Market figures reflect published data available as of October 29, 2026, principally September 2026 reporting. Data providers may use different geographic boundaries, home types, and calculation methods. Figures are educational and not a property valuation or a prediction of future prices. Loan programs, concessions, rates, and eligibility are subject to applicable rules, underwriting, and change; this is not a commitment to lend.