If you're thinking about buying or selling a home in Savannah, Pooler, Rincon, Guyton, Springfield, Richmond Hill, Statesboro, or anywhere across Coastal or Southeast Georgia, you’ve probably asked the big question:

“Are we in a buyer’s market or a seller’s market right now?”

Great question — and the answer matters a lot for your strategy, your expectations, and your bottom line.

Let’s break it down in plain English, Savannah-style, so you know exactly where you stand and how to make the smartest move in today’s shifting housing market.

Where We Are Right Now: Heading Toward a Balanced Market

Today, most of the Savannah area is sitting at about 5 months of inventory.

📌 Real estate rule of thumb:

• 0–3 months = Seller’s Market

• 4–6 months = Balanced Market

• 6+ months = Buyer’s Market

Since 6 months is considered a perfectly balanced market, our current 5-month supply means we are almost there. We’re no longer in the “multiple offers in 12 hours” era, but we’re not in a buyer-dominated market either.

Right now, we’re walking the tightrope between the two — and both buyers and sellers have real advantages if they play it right.

What This Market Means for Sellers

If you’re selling a home in Savannah right now, here’s the truth:

Values are holding strong — but overpricing will crush a sale.

Gone are the days when sellers could tack on an extra $25K “just to see what happens.” Today’s buyers are fewer… and pickier. They want value, condition, and transparency. And they’re willing to walk away if something doesn’t feel right.

Here’s what’s happening in the market:

1. Price Reductions Are Becoming Common

Homes priced too high are sitting longer, and many sellers are making one… two… sometimes even three price reductions before getting an offer.
This is why strategic pricing is more important than ever. The right price attracts buyers. The wrong price attracts crickets.

2. Days on Market Are Increasing

In this near-balanced market, homes simply aren’t selling in a weekend anymore.
Expect:

• More showings before an offer

• Fewer offers overall

• Buyers who ask more questions and negotiate harder

3. Buyers Expect Homes to Be in Excellent Condition

Buyers today don’t want projects — they want turn-key.
That means:
✔ Fresh, neutral paint
✔ All repairs completed
✔ Pressure-washed exterior, driveway, and walkways
✔ Clean windows and a tidy yard
✔ Decluttered rooms that feel open and inviting

If you’re selling, the condition of your home has never mattered more.

4. Sellers Are Often Asked to Pay Buyer Incentives

We’re seeing more offers that include:

• Buyer closing cost contributions

• Seller-paid buyer-agent commissions

• Repair allowances

• Interest rate buy-downs

This is normal in a near-balanced market. The key is knowing how to structure these concessions so you still walk away with the strongest net.

What This Market Means for Buyers

If you’re buying in Savannah, Effingham, Bryan, or Bulloch County, there is good news for you too.

1. You Have More Homes to Choose From

Inventory isn’t sky-high, but it’s definitely healthier. You’re less likely to find yourself competing with 15 offers on day one — thank goodness.

2. You Have Negotiating Power Again

Want closing costs?
Need repairs?
Hoping for a better price or seller incentives?

In many situations today, you can actually ask for these things — and get them.

3. You Have Time to Think

Gone are the days of writing an offer before you even see the house. Most buyers now have time to:

• View a home twice

• Compare similar homes

• Review repair histories

• Do inspections without stress

• Make a smart, well-paced decision

This helps buyers feel more confident and reduces buyer’s remorse.

Why Negotiation Skills Matter More Than Ever

In a shifting market, the biggest winners — buyers and sellers — are the ones working with an agent who can negotiate like a pro.

In a strong seller’s market, negotiation is basically optional. The market does the heavy lifting.

But in a balanced market?

Oh, honey.
Negotiation is EVERYTHING.

A skilled agent knows how to:

• Price a home correctly from day one

• Align the condition of the home with buyer expectations

• Use market data to push back on low offers

• Secure repair credits or closing cost help

• Protect your bottom line

• Write offers sellers actually accept

• Structure deals so everybody wins

This is one of the main reasons I coach my clients the way I do — honestly, clearly, and with strategy behind every step.

How Sellers Can Win in Today’s Market

If you’re thinking of selling in the next 30–90 days, here’s your simple checklist to win in this near-balanced market:

✔ Price it right

Not high, not low — SMART.

✔ Make sure your home is in top condition

Fresh paint, repairs done, deep cleaning, curb appeal.

✔ Be prepared to negotiate

It’s normal right now.

✔ Work with an agent who truly understands local data

Savannah is not the same as Pooler. Pooler is not the same as Rincon. Effingham is different from Richmond Hill.
Micro-markets matter.

How Buyers Can Win in Today’s Market

✔ Get pre-approved before shopping

You’ll negotiate better with a clear approval letter.

✔ Don’t skip inspections

This market allows due diligence — use it.

✔ Ask for concessions where appropriate

Closing costs, repairs, rate buy-downs — they’re all on the table.

✔ Be ready to act on the right home

You don’t have to rush… but you shouldn’t drag your feet either.

Final Thoughts: This Market Isn’t Bad — It’s SMART

The Savannah-area real estate market right now is not a buyer’s market.
It’s not a seller’s market.
It’s a balanced market with benefits on BOTH sides — if you have the right strategy.

Whether you’re buying or selling, the key is simple:

👉 Preparation + Pricing + Condition + Negotiation
And a Realtor who knows this market and fights for your goals like family.

If you're ready to talk strategy — seller game plan, buyer roadmap, or both — I’d love to help you make your next move a smart one.