The Bryan County housing market shifted notably through February 2026 — but the Bryan County housing market is not one market. In fact, the data tells different stories in Richmond Hill, Pembroke, and Ellabell. Specifically, the county overall closed February with a $50,000 gap between median list and median sold — buyers have leverage, but sellers haven’t fully adjusted yet. Meanwhile, Richmond Hill held its position as the most stable ZIP. However, Pembroke’s headline number is heavily skewed by just 4 closings. As a result, this is a county where micro-market reads matter more than ever. By Dave Rotundo, Dave Rotundo Realty – Savannah, Georgia.
This update breaks down February 2026 closed-sale data — pulled directly from the latest RPR Market Trends Report — for Richmond Hill, Pembroke, Ellabell, and the broader Bryan County picture.
Bryan County Housing Market — February 2026 At a Glance
| Area | ZIP | Median List | Median Sold | DOM | Months Inv. | Homes Sold |
|---|---|---|---|---|---|---|
| Richmond Hill | 31324 | $460,977 | $399,921 | 56 | 5.59 | 41 |
| Pembroke | 31321 | $314,997 | $504,000* | 75 | 3.60 | 4 |
| Ellabell | 31308 | $349,000 | $316,000 | 26 | 5.38 | 9 |
| Bryan County | — | $451,450 | $397,815 | 46 | 5.47 | 47 |
Source: RPR Market Trends Report, February 2026 closed sales. *Pembroke’s $504,000 median is based on only 4 closings — a couple of higher-end sales can completely skew the number.
Why the Bryan County Housing Market Isn’t One Market
Most national headlines lump everything between Savannah and Hinesville into a single bucket. However, that’s not how the Bryan County housing market actually trades. For example, Richmond Hill carries a $61,000 list-to-sold gap and 56 days on market. Meanwhile, Ellabell homes are closing in just 26 days. In contrast, Pembroke posted only 4 closings, and the headline median is statistical noise.
Therefore, blanket strategies fail in this county. Specifically, the right buyer or seller approach in Richmond Hill looks completely different from the right approach in Ellabell or Pembroke.
Months-of-Inventory Primer for the Bryan County Housing Market
- Under 5 months: seller-leaning market.
- 5 to 7 months: balanced market.
- Over 7 months: buyer leverage.
Bryan County overall sat at 5.47 months in February — squarely balanced. However, Pembroke at 3.6 months sits in seller territory while Richmond Hill (5.59) and Ellabell (5.38) sit balanced.
Bryan County Overall
Across the county for February 2026: median list price of $451,450, median sold price of $397,815, 46 days on market, 5.47 months of inventory, and 47 homes sold. As a result, there’s roughly a $50,000 gap between what homes are listed for and what they’re actually selling for.
That gap tells you something specific. In other words, buyers have leverage — but sellers haven’t fully adjusted yet. Therefore, in February 2026, this is a market that rewards prepared buyers and disciplined sellers, not panic on either side.
Sellers: price right and you can move. Buyers: negotiate from the comp data, not the list price.
Richmond Hill, Bryan County — Real Estate Market (ZIP 31324)
Richmond Hill remained the most stable market in Bryan County through February 2026. Specifically, the median list price was $460,977, with the median sold price at $399,921. Furthermore, days on market sat at 56, inventory came in at 5.59 months, and 41 homes sold — driving the bulk of county volume.
This is still your most stable market. However, even here, buyers are negotiating. In fact, the gap between median list and median sold tells you that pricing correctly is becoming critical. As a result, sellers in Richmond Hill cannot list aspirationally and expect to win.
Furthermore, Richmond Hill continues to be anchored by top-rated schools, I-95 access, and Hyundai Metaplant proximity. Therefore, the long-term demand floor remains durable even as short-term pricing rebalances.
Bottom line for Richmond Hill buyers: get pre-approved before you start looking. Specifically, well-priced homes don’t sit. Bottom line for sellers: price correctly from day one — buyers are educated and comparing.
Pembroke, Bryan County — Real Estate Market (ZIP 31321)
Now this is where you have to be careful. Specifically, Pembroke posted a median list price of $314,997 and a median sold price of $504,000. However, only 4 homes sold in Pembroke in February. As a result, that $500K number looks strong — but it’s based on a thin 4-sale sample.
In other words, just a couple of higher-end sales can completely skew the median in a market this small. Therefore, the more reliable signals are inventory at 3.6 months and days on market at 75.
What does that combination tell you? Specifically, supply is constrained but the buyer pool is small enough that homes still take time to find their match. Furthermore, Pembroke continues to be a value play for buyers priced out of Richmond Hill — the median list of $315K is much closer to the real Pembroke price band than the headline $504K sold figure.
Bottom line for Pembroke buyers: read inventory and DOM, not the headline median. Bottom line for sellers: with a thin buyer pool, pricing is everything.
Ellabell, Bryan County — Real Estate Market (ZIP 31308)
Ellabell offered the cleanest data set in February 2026. Specifically, the median list price was $349,000, with the median sold price at $316,000. Furthermore, days on market averaged just 26 — the fastest in Bryan County. In addition, inventory sat at 5.38 months, and 9 homes sold.
That combination tells a clear story. In other words, homes are listed higher than what they’re actually selling for, and buyers are negotiating. However, well-priced homes are moving in under a month — fast pace despite the gap.
Furthermore, Ellabell sits adjacent to the Hyundai Metaplant and the warehouse-and-logistics corridor along Highway 80 and I-16. As a result, the long-term demand fundamentals here are real, even when monthly headline numbers show short-term softening on price.
Bottom line for Ellabell buyers: the data shows clear negotiating room. Therefore, ask the builder about rate buy-downs and closing-cost incentives. Bottom line for sellers: condition and pricing have to be sharp from day one.
Economic Drivers Shaping the Bryan County Housing Market
Bryan County isn’t slowing down — it’s evolving. Specifically:
- The Hyundai Metaplant in Ellabell — bringing long-term demand at multiple wage tiers.
- Port of Savannah expansion — pushing logistics growth inland into Bryan County.
- Warehouse expansion — particularly in Richmond Hill and Ellabell.
- Highway infrastructure — I-95, I-16, and the Belfast Keller interchange.
- Fort Stewart — providing military housing demand and underlying stability.
Therefore, even when monthly inventory numbers show short-term softening, the long-term demand fundamentals remain durable. As a result, this is infrastructure-supported demand — not speculative growth.
What the Bryan County Housing Market Means If You’re Buying or Selling in 2026
- First, buyers have more leverage than last year. Specifically, the $50K county-wide list-to-sold gap is the clearest signal.
- Also, pricing correctly is everything for sellers. Furthermore, even Richmond Hill’s stability requires sharp pricing from day one.
- In addition, watch sample size. In fact, Pembroke’s 4 closings show why headline percentages can mislead.
- Furthermore, Ellabell offers the cleanest negotiation environment. As a result, prepared buyers should focus there.
- Finally, the long-term tailwind is intact. Specifically, Hyundai, the Port expansion, and warehouse growth all underwrite Bryan County demand for years.
Ultimately, this is not a crash. Instead, it’s a correction. Therefore, prepared buyers and prepared sellers both win — but only if they read their specific ZIP correctly.
Frequently Asked Questions About the Bryan County Housing Market
What was the median home price in Bryan County in February 2026?
The Bryan County housing market median sold price for February 2026 was $397,815, against a median list of $451,450 — a gap of roughly $50,000. Specifically, 47 homes closed across the county at an average 46 days on market.
Why is Pembroke’s median sold price so high if the area is more affordable?
Pembroke’s $504,000 median is sample-size noise. In fact, only 4 homes sold in Pembroke in February. Therefore, the more representative price point is closer to the $315K median list, and the meaningful signals are the 3.6-month inventory and 75-day DOM.
Where is the most buyer leverage in Bryan County right now?
Ellabell (31308). With a clear $33K list-to-sold gap, 26-day pace, and 5.38 months of inventory, Ellabell offers the cleanest negotiation environment in February 2026.
Is Richmond Hill still stable?
Yes — relative to neighboring ZIPs. However, even Richmond Hill’s $61K list-to-sold gap shows buyers are negotiating. Therefore, sellers must price correctly from day one to win.
How does the Hyundai Metaplant affect Bryan County real estate?
Significantly. In fact, the Hyundai Metaplant in Ellabell drives sustained demand throughout the Bryan County housing market — from Richmond Hill commuter buyers to Ellabell industrial-adjacent housing.
Watch the Full February 2026 Bryan County Market Update
Want the full breakdown on video? Watch the complete update here:
Ready for a Bryan County Strategy?
If you’re buying or selling in Richmond Hill, Pembroke, or Ellabell in 2026, I’ll run a hyper-local analysis on your specific neighborhood and price band. Therefore, you’ll understand exactly where you have leverage — not just the county average.
If you want the numbers on your street, reach out directly. I’ll run the data and give you the strategy.
Dave Rotundo
Dave Rotundo Realty | RE/MAX 1st Choice Realty
Savannah, Georgia | 843.693.1876
daverotundorealty.com
Data source: RPR Market Trends Report, February 2026 closed sales. Market conditions change. Therefore, this post reflects February 2026 data and is not a forecast of future values.
Explore More Bryan County Real Estate
- Bryan County Market Update — March 2026 — Most recent monthly data.
- Bryan County Market Update — January 2026 — Year-start baseline for the 2026 trend.
- Why Ellabell, GA Is a Smart Real Estate Move — Spotlight on Bryan’s fastest-growing submarket.
- Bryan County Market Updates — Monthly data hub for Richmond Hill, Pembroke & Ellabell.