Bryan County’s April 2026 real estate market just dropped, and it’s a builder story. Welcome to this month’s Market Fact Friday breakdown — pulled directly from RPR — with the interpretation that matters for buyers and sellers in Bryan County right now.
Bryan County at a Glance
The overall median sold price came in at $445,000, +8.54% month over month — the highest county-wide MoM percentage of any Coastal Georgia county this month. Days on market sat at 32, with 77 closed sales (down from 93 the prior month) and 6.63 months of inventory.
April in Bryan is a builder story. Of the 77 closings county-wide, 72 of them happened in Richmond Hill. That’s not a market — that’s a production pipeline. Pembroke and Ellabell are tiny, thin-data satellites, so we’re going to read this one with that in mind. If you’re tracking new construction anywhere in Coastal Georgia right now, this is the county to watch.
Richmond Hill — ZIP 31324
Richmond Hill is doing the work — 72 of 77 county closings. Median sold $447,032, +7.07% MoM. 33 days on market. 337 active listings, mostly new construction in the Belfast Commons, Buckhead at Richmond Hill, and East End Road corridors.
Builders are still pricing firm but the closings dropped from 83 to 72 — that’s the canary. If builders start offering harder concessions in May, you’ll know they noticed.
Buyers: ask for the builder’s “use our lender” bonus AND a rate buydown — they’ll stack them more readily than you’d think. The list price is the floor of the negotiation, not the ceiling.
Sellers (resale): a new construction comp is not your comp. Pull resale-only comps from the last 90 days within 1 mile, and price to that — not to the model home around the corner.
Pembroke — ZIP 31321
Pembroke is where you have to be careful. 3 closings this month. The -33.68% MoM is data noise — when you go from 4 sales to 3, and the mix shifts toward smaller older resale homes, the median collapses. This is NOT a price crash.
The actual story: 40 active listings, 8 months of inventory, and a $333,750 median list price (sellers pricing higher) versus $192,000 sold (where the closed deals actually landed). The gap is what to watch — sellers are testing, buyers are not biting at the testing prices.
Note: With only 3 closed sales this month, this is a thin-sample read — interpret medians with caution.
Ellabell — ZIP 31308
Ellabell is the next builder play in the county. 6 closings this month — thin data, so caveat the median sold of $303,950. What’s interesting: median list at $335,000 is essentially flat (+0.03% MoM), median sold is essentially flat (+0.02%). That’s market stability.
51 active listings, 6.38 months of inventory. Sales count dropped from 10 to 6, which tracks the county-wide closings dip. Builders are eyeing this corridor for the next wave of West Bryan growth — keep an eye on lot announcements.
Note: With only 6 closed sales this month, this is a thin-sample read — interpret medians with caution.
Inventory Thresholds
Quick recap on the yardstick we use across every Bryan ZIP:
- Under 5 months — seller-leaning market
- 5 to 7 months — balanced market
- Over 7 months — buyer-leaning market
Bottom Line for May 2026
Bryan’s April story is concentration on Richmond Hill. The county-wide +8.54% MoM headline reflects builder pricing power, not market-wide momentum.
If you’re a buyer of new construction in Bryan, dig into the rate buydowns and closing cost packages — that’s where the real number lives. If you’re selling resale, know you’re competing against a fresh model home down the road.
Watch the Full Video Walkthrough
The April 2026 video walkthrough goes live Friday, May 29, 2026 at 11:00 AM ET on the Dave Rotundo Realty YouTube channel. The video link will be embedded here once the video is live.
Reading the Rest of Coastal Georgia This Month
While Bryan tells the new-construction story, the rest of Coastal Georgia is moving in three completely different directions this month:
- Effingham County Market Updates — every ZIP reads balanced
- Bulloch County Market Updates — the only county under 5 months of inventory
- West Chatham Market Updates — buyer leverage swings nearly 2x ZIP to ZIP
Talk to Dave About Bryan County
Free home valuation — text your address to 843.693.1876.
Full Bryan County listings, market data, and neighborhood guides: Bryan County Market Updates Hub.
Data source: RPR (Realtors Property Resource), single-family + condo/townhouse/apartment combined, April 2026.