The Effingham County housing market closed 65 homes in September 2026, down from 79 in August. However, the homes that did sell moved faster: countywide median days on market fell from 39 to 30. Guyton went the other way, from 41 days to 72, as its supply grew to 265 homes for sale. In other words, this is one county moving at two speeds.
Every number below comes from RPR, the Realtors Property Resource, for September 2026. First, the quick stats. Then, a look at what each ZIP code means for buyers and sellers, and what is coming to the county this fall.
September 2026 Effingham County Housing Market: Quick Stats
| Area (ZIP) | Med. List | Med. Sold | Days on Market | Inventory | Sold | MoM Sold% | Market Type |
|---|---|---|---|---|---|---|---|
| Rincon (31326) | $395,900 | $333,000 | 27 | 4.6 mo | 19 | -34.5% | Seller’s |
| Springfield (31329) | $343,900 | $287,500 | 24 | 4.82 mo | 12 | +71.4% | Seller’s |
| Guyton (31312) | $374,990 | $350,000 | 72 | 5.76 mo | 33 | -13.2% | Balanced |
| Effingham County Overall | $375,000 | $340,000 | 30 | 5.25 mo | 65 | -17.7% | Balanced |
How to read months of inventory: under 5 months is a seller’s market, 5 to 7 months is balanced, and over 7 months is a buyer’s market. For national context, see the NAR research and statistics page.
The Effingham County Housing Market at a Glance
Countywide, the median sold price was $340,000, up 3.03% from August. Homes sold in 30 days at 98.3% of list. Meanwhile, inventory rose to 5.25 months, which moves Effingham County into the balanced band. There are 504 homes for sale, and inventory is up 19.3% from a year ago.
The number to watch is contracts. Only 61 homes went under contract in September, down 29.1%. Last month, light contracts pointed to a light September, and closings did fall from 79 to 65. As a result, the same signal points to a quiet October. Even so, RPR’s median estimated value of $338,610 moved just 0.63% for the month, so values are holding steady.
Rincon 31326
Median sold price $333,000, up 2.46%. Homes sold in 27 days, down from 36, with 4.6 months of inventory. 19 homes sold at 97.4% of list. Rincon is a seller’s market, and it is moving in under a month because sellers pulled back: new listings fell 35% to 33 while new contracts rose 12% to 22. RPR’s median estimated value is $334,010, down 0.44% for the month.
For buyers: Rincon homes are moving in under a month, so get pre-approved before you start touring. For sellers: fewer listings means less competition, but price to the $333,000 solds, not the $395,900 asking prices.
In addition, the City of Rincon has bought about 15 acres on Fort Howard Road, with about 4 acres planned as the site of a new county library. That project depends on the November SPLOST vote.
Springfield 31329
Median sold price $287,500, down 12.61%. Homes sold in 24 days, with 4.82 months of inventory. Only 12 homes sold, at 96.5% of list. Twelve sales is a thin sample, so read that price drop with caution. In fact, it reflects the mix of homes that closed rather than a drop in value: RPR’s median estimated value of $284,800 is up 0.64% from a year ago. Springfield remains the lowest-priced of the three markets.
For buyers: inventory is up 37.7% from a year ago, and only 9 homes went under contract in September, so you have more to choose from. For sellers: buyers are paying 96.5% of list, so a realistic price on day one matters.
Guyton 31312
Median sold price $350,000, up 0.25%. Homes took 72 days to sell, up from 41, with 5.76 months of inventory. 33 homes sold at 99.4% of list. Guyton is the only balanced ZIP of the three, and it now has 265 homes for sale, the most of any month in the past year. For example, 70 new listings came on, up 16.7%, while new contracts fell 28.2% to 28. Nine of the ten most recent contracts were new builds.
For buyers: you have time, and with so much new construction, compare builder incentives side by side. For sellers: you are competing with builders, so make your home show well and price it to what is actually closing.
What’s Coming to the Effingham County Housing Market
On September 22, 2026 the county announced that 2026 property tax bills were mailed with 6 mills of relief: 2 mills from the County, 2 from the School District, and the Industrial Development Authority’s 2-mill levy suspended. The county estimates about 30% savings for homestead properties, including the state homestead grant, and about 20% for non-homestead properties; actual savings vary.
Next, on November 3, 2026 voters will decide whether to continue the 1% SPLOST for six years, projected at about $200 million. They will also vote on the Local Homeowners Incentive Adjustment Grant, which would let the county eliminate county property taxes on qualifying homestead properties in 2027 if approved. Finally, commissioners were scheduled to discuss a data center and industrial moratorium on October 6; that outcome was not available when this update was recorded.
Bottom Line: September 2026 in Effingham County
Rincon is fast, Guyton is slow, and the Effingham County housing market as a whole has moved into balanced territory at 5.25 months. Buyers have more homes to choose from than at any point in the past year. Meanwhile, sellers who price to what is actually closing are still getting 98.3% of list in about a month. Of course, ask for the 2026 tax bill on any home you are considering.
See the Full Effingham County Hub
Every monthly update for Rincon, Springfield and Guyton lives in one place: Effingham County Market Updates. Last month’s numbers are here: Effingham County Housing Market Update, August 2026.
Get the Numbers on Your Street
ZIP code numbers only go so far. To see what your home is worth today, use the free home value tool. And watch the full September 2026 Market Fact Friday breakdown on YouTube.