The West Chatham housing market kept shifting through February 2026. In fact, the West Chatham housing market is now offering buyers more breathing room than we’ve seen in years — but the data still moves at five different speeds across five different ZIP codes. In one ZIP, Garden City, days on market dropped to just 30 — yet inventory crossed 8 months. Meanwhile, Bloomingdale’s median days on market climbed to 192. As a result, treating “West Chatham” as one market will cost you in 2026. 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 Pooler, Port Wentworth, Garden City, the south side of Savannah, and Bloomingdale. Then we’ll zoom out to all of Chatham County. As a result, you can see how the micro-markets stack up against the broader Savannah area.
West Chatham Housing Market — February 2026 At a Glance
| Area | ZIP | Median Sold | Median Days on Market | Months of Inventory | Sold-to-List |
|---|---|---|---|---|---|
| Pooler | 31322 | $388,727 | 68 days | 7.24 | 98.6% |
| Port Wentworth | 31407 | $324,450 | 58 days | 4.92 | 98.5% |
| Garden City / Savannah | 31405 | $396,000 | 30 days | 8.14 | 97.8% |
| South Savannah | 31419 | $317,450 | 64 days | 5.11 | 97.5% |
| Bloomingdale | 31302 | $320,000 | 192 days | 6.50 | 98.3% |
| Chatham County | — | $338,427 | 53 days | 7.31 | — |
Source: RPR Market Trends Report, February 2026 closed sales.
Why the West Chatham Housing Market Isn’t One Market
Most national headlines lump everything west of downtown Savannah into a single bucket. However, that’s not how the West Chatham housing market actually trades. For example, Garden City closed homes in 30 days but sat on 8.14 months of inventory — fast pace, deep supply. Meanwhile, Bloomingdale’s median home took 192 days to sell. As a result, micro-market reads matter far more than county averages.
First, here’s a quick reminder on how to read the months-of-inventory number, because it shows up in every section below:
- Under 5 months: seller-leaning market.
- 5 to 7 months: balanced market.
- Over 7 months: buyer leverage.
Three of the five West Chatham ZIPs are at or above the 7-month threshold this month. In short, that’s the headline.
Pooler Real Estate Market (ZIP 31322)
Pooler’s February 2026 median sold price came in at $388,727. That’s a notable jump from January as new-construction closings continue to weight the average. However, look past the price line — median days on market sat at 68 days, with 7.24 months of inventory.
Therefore, Pooler is firmly in buyer-leaning territory again this month. The sold-to-list ratio of 98.6% tells you that priced-right homes are still moving close to asking. Specifically, sellers who price aspirationally are the ones sitting on the market.
What’s driving the slower pace? Builders. In fact, new-construction inventory in Pooler continues to influence both price and timing. Furthermore, builders are leaning hard on rate buy-downs and closing-cost incentives. As a result, well-prepared buyers can often beat a price reduction by negotiating those incentives instead.
Bottom line for Pooler buyers: you have leverage. However, use it correctly. Don’t chase the sticker price. Instead, chase total cost of ownership: rate, points paid, closing-cost credits, and any builder upgrades thrown in.
Port Wentworth & North Savannah (ZIP 31407)
Meanwhile, Port Wentworth tells a different story. Specifically, the February 2026 median sold price came in at $324,450, with median days on market at 58. In addition, months of inventory at 4.92 and a sold-to-list ratio of 98.5% point to a balanced market.
Furthermore, Port Wentworth continues to see strong long-term demand thanks to the Savannah Gateway Industrial Hub and ongoing port expansion. As a result, this ZIP doesn’t carry the deep inventory that Pooler or Garden City has — but buyers here still have negotiating room because new-construction comparison anchors are doing the work for them.
In short, this is a controlled opportunity. Therefore, don’t anchor on monthly payment alone. Instead, build a comparison strategy that weighs new-build incentives against resale flexibility.
Garden City / Savannah (ZIP 31405)
Garden City is the headline of February. Specifically, the median sold price came in at $396,000, with median days on market at just 30. However, inventory sits at 8.14 months — well into buyer territory.
That combination is unusual. In fact, fast pace plus deep supply usually means two different buyer pools: well-priced homes are moving in under a month, while overpriced or under-prepared listings are stacking up in inventory. Meanwhile, the sold-to-list ratio of 97.8% tells you negotiation is happening — buyers are not just paying ask.
Therefore, if you’re buying in 31405, expect to negotiate, expect concessions on inspection items, and expect to win on price when you find the right home. On the other hand, if you’re a seller in this ZIP, the math is just as important. Specifically, listing aspirationally will cost you 30+ days of pace and probably another price cut.
South Savannah (ZIP 31419)
The south side of Savannah, ZIP 31419, landed at a median sold price of $317,450 in February 2026. Furthermore, median days on market at 64 with 5.11 months of inventory and a 97.5% sold-to-list ratio mean this is closer to a balanced market.
However, buyers are still taking their time compared to the fast pace we saw a few years ago. As a result, sellers who priced for 2022 conditions are getting a reality check. In short, this part of Savannah rewards comparable-sale discipline more than speed.
For buyers in 31419, this means you should expect less negotiating room than in 31405 or Pooler. However, you’ll find more breathing space than you had in this same ZIP a year ago.
Bloomingdale (ZIP 31302)
Bloomingdale’s February numbers are the most striking on the board. Specifically, the median sold price was $320,000 with median days on market at 192. However, inventory at 6.5 months and a sold-to-list ratio of 98.3% tell a more nuanced story.
In other words, this is a selective market, not a slow market. Specifically, the homes that aren’t selling are sitting a long time, but the homes that are selling are doing so close to asking. Furthermore, Bloomingdale continues to attract buyers looking for more space while staying within commuting distance of the Port of Savannah, the Savannah Gateway Industrial Hub, and the Hyundai Metaplant in Ellabell.
Therefore, if you’re a buyer here, ask the builder about rate buy-downs and closing costs before you ever talk paint colors. In addition, on resale homes, ask why a listing has been sitting — sometimes it’s price, sometimes it’s condition, and sometimes it’s a great deal nobody else has spotted.
Chatham County At a Glance
Zooming out to all of Chatham County for February 2026:
- Median sold price: $338,427
- Median days on market: 53 days
- Months of inventory: 7.31
At the county level, this looks like a buyer-friendly market — inventory above seven months, balanced pace. However, the ZIP-level data shows nuance the headline can’t:
- Port Wentworth (31407) and South Savannah (31419) are balanced.
- Pooler (31322), Garden City (31405), and Bloomingdale (31302) are leaning buyer.
- Garden City is the unusual one — fast pace, deep supply, real negotiation.
In short, micro-markets matter. A countywide number is fine for a news story; however, it’s a terrible negotiating tool.
What the West Chatham Housing Market Means If You’re Buying in 2026
Here’s the playbook for the next 90 days:
- First, inventory above 7 months = leverage exists. Three of the five ZIPs above are at or above that threshold. Therefore, don’t waive it.
- Also, days on market alone is misleading. Garden City closes in 30 days but sits on 8 months of inventory. As a result, you have to read DOM and inventory together.
- In addition, sold-to-list ratio is your tell. Specifically, 98%+ across all five West Chatham ZIPs means well-priced homes still close near asking. On the other hand, the gap between list and sale is where buyers find their concessions.
- Furthermore, builder incentives can beat price cuts. For example, a 5/4/3 buy-down or $15,000 in closing costs often outperforms a $10,000 price reduction over the first three years.
- Finally, strategy matters more than speed. In short, prepared buyers win this market.
Ultimately, this is not a panic market. Instead, it’s a positioning market. As a result, the West Chatham housing market is offering buyers breathing room again — but breathing room only benefits buyers who walk in with a plan.
Frequently Asked Questions About the February 2026 West Chatham Housing Market
What is the median home price in Pooler in February 2026?
The February 2026 median sold price in Pooler (31322) was $388,727. Specifically, with 7.24 months of inventory and a 98.6% sold-to-list ratio, the West Chatham housing market in Pooler is leaning buyer this month.
Which West Chatham ZIP has the most buyer leverage right now?
Garden City (31405) has the deepest inventory at 8.14 months and a sold-to-list ratio of 97.8%. However, the unusual mix of 30-day pace plus high inventory means buyers should focus on negotiating concessions rather than price alone.
Why is Bloomingdale’s days-on-market so high?
Bloomingdale’s median days on market hit 192 days in February 2026. Specifically, this reflects a selective market — overpriced or under-prepared listings sit, while properly priced homes still close at 98.3% of list. As a result, both buyers and sellers need to read individual listings carefully.
How are builders affecting the West Chatham housing market in 2026?
Heavily. In fact, Pooler, Port Wentworth, and Bloomingdale all have meaningful new-construction inventory. Moreover, builders are using rate buy-downs and closing-cost incentives to move homes. As a result, that pricing pressure flows through to nearby resale listings.
Is now a good time to buy a home in West Chatham County?
For prepared buyers, yes. Specifically, three of the five West Chatham ZIPs are leaning buyer this month, and the West Chatham housing market overall sits at 7.31 months of inventory. Therefore, the leverage exists — but only for buyers who walk in with comparison data and a financing strategy.
Watch the Full February 2026 Market Update
Want the full breakdown on video, including the chapter markers for each ZIP? Watch the complete update here:
Ready to Map Your Move?
If you’re buying in the Savannah, Georgia area in 2026, I’ll break down your exact neighborhood and price band. Therefore, you’ll understand where leverage actually exists for you — 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.