Flipping houses in Savannah, GA: historic reviews, flood checks and port-driven demand
Savannah has about 149,000 residents and a median home value near $302,000 in recent Census estimates. The Port of Savannah, tourism, healthcare, the Savannah College of Art and Design and new manufacturing west of the city have all added jobs. Homes for sale in Savannah draw about 4,400 searches a month, which supports flipping houses in Savannah, GA.
Savannah also has strict historic preservation rules downtown and real flood and storm risk near the coast. This guide uses Census figures and local search data to compare Chatham County ZIP codes, explains historic review and flood checks and walks through flip math.
Savannah and Chatham County in numbers
Savannah has about 149,000 residents, a median home value near $302,000 and a median household income around $56,000 in recent Census estimates, with about 48% of homes owner-occupied. Chatham County has about 301,000 residents and a similar median value near $303,000.
City vacancy is near 19%, partly because of short-term rentals, second homes and student housing, while county vacancy is near 12.5%.
About 67% of county homes are single-unit houses, but downtown has many row houses, carriage houses and small multi-unit buildings.
New manufacturing and logistics jobs west of the city have increased demand in Pooler, Port Wentworth, Rincon and Richmond Hill.
Flips in the historic core can command high prices, but they take more time, more approvals and more specialized work.
Richmond Hill, in neighboring Bryan County, draws many buyers who work at the port, at new plants west of the city or at Fort Stewart.
Midtown neighborhoods south of Forsyth Park have older homes on walkable streets that attract buyers who want character without downtown prices.
- Skip flood and elevation checks
- Assume short-term rentals are allowed
- Use county-wide averages
- Check flood zone and elevation
- Confirm short-term rental rules
- Use same-street comparables
Georgia and Carolinas resources
Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.
Carolynn Castillo
Realtor & Broker · eXp Realty
Historic review, flooding and rental rules in Savannah
Savannah's history and coastal setting shape many flip projects.
Historic district review
Downtown and nearby historic districts require design review for many exterior changes, including windows, doors, additions and demolition.
- Historic review
- Approvals
Build approval time into your schedule and budget.
Flood and storm exposure
Low-lying areas and islands face flooding and hurricane risk. Flood zone, elevation and insurance cost can change a flip's numbers.
- Flood zones
- Insurance
Get insurance quotes before you set your offer.
Short-term rental limits
Savannah regulates short-term vacation rentals, with stricter limits in some historic and residential areas.
- Rental permits
- Zoning limits
Confirm rules before planning a short-term rental exit.
Georgia foreclosures and tax sales
Most Georgia foreclosures are nonjudicial sales on the first Tuesday of the month after published notice. Tax sales generally carry a redemption right of at least 12 months.
Check status before you buy or renovate.
Questions before buying a Savannah flip
- 1Is the home in a historic district?
- 2What approvals will the exterior work need?
- 3What flood zone is it in, and what is the elevation?
- 4What will insurance cost?
- 5What do renovated homes nearby sell for?
- 6What is the backup exit plan?
Shannon Thompson
Investor · Joe Homebuyer of Atlanta
Watch Shannon Thompson share their experience using ForeclosuresDaily.com.
Savannah-area ZIP codes for flips
Recent Census estimates show very different markets from downtown to the islands and suburbs.
Skidaway Island 31411 and Tybee Island 31328
Medians near $620,000 to $805,000, with high-end homes and flood exposure.
Downtown 31401 and Wilmington Island 31410
Medians near $408,000 to $552,000, with historic homes downtown and family homes on the island.
Midtown and Starland area 31405
A median near $338,000, with early 1900s homes that suit renovation and strong buyer interest.
Southside 31406 and 31419
Medians near $257,000 to $283,000, with 1960s to 1980s homes and cosmetic flips.
Pooler 31322, Port Wentworth 31407 and Rincon 31326
Medians near $256,000 to $312,000, with newer homes and demand from new jobs to the west.
East side 31404, Garden City 31408 and west Savannah 31415
Medians near $150,000 to $216,000, with lower entry prices and more rentals.
ZIP medians are recent Census estimates. Rincon is in Effingham County. Price every flip from renovated comparables nearby.
Andrew Litchfield
Webinar host
Andrew Litchfield hosted a ForeclosuresDaily.com monthly webinar for real estate investors.
What Savannah-area buyers search for
Search data shows strong demand. Homes for sale in Savannah draw about 4,400 searches a month and Richmond Hill about 1,300.
Records research is common
The Chatham County tax assessor draws about 3,600 searches a month and the property search about 1,900.
Suburbs draw buyers
Pooler draws about 590 searches a month and Wilmington Island about 480.
Historic homes have a niche
Savannah historic district homes draw about 70 searches a month.
- 1Homes for sale Savannah GAAbout 4,400
- 2Chatham County tax assessorAbout 3,600
- 3Chatham County property searchAbout 1,900
- 4Homes for sale Richmond Hill GAAbout 1,300
- 5Savannah real estateAbout 1,300
- 6Homes for sale Pooler GAAbout 590
- 7Homes for sale Wilmington Island GAAbout 480
- 8Homes for sale Tybee IslandAbout 210
How flippers can use this data
Use local data to plan your flips:
Search volumes are approximate. Figures are recent monthly estimates and change over time. Use them to understand interest, not as exact counts.
ForeclosuresDaily.com hosts monthly webinars with investors such as Carolynn Castillo, who share how they find and evaluate flip properties.
Read the webinar announcement →
Anthony Coletti
Real estate investor
Watch Anthony Coletti share their experience using ForeclosuresDaily.com.
Running the numbers on a Savannah flip
Start with renovated sales on nearby streets, then subtract purchase price, renovation, holding and selling costs. Include flood insurance and approval time.
Profit = ARV − Purchase + rehab + holding + selling
Include Georgia transfer tax, insurance and closing costs.
Confirm comparables, flood status and contractor bids before closing.
Humidity and termites
Coastal humidity and termites can damage wood framing and floors, so inspect crawl spaces and get a termite report.
Historic work costs more
Restoring original windows, trim and masonry takes specialized trades and more time.
Price for the street
Over-improving beyond nearby renovated sales rarely pays off.
Check roofs and HVAC
Coastal storms and heat wear out roofs and cooling systems, which buyers and inspectors look at closely.
Speed lowers risk
Shorter projects mean less exposure to hurricane season and fewer months of holding costs.
Elevation can add value
Homes that sit higher or have been elevated may carry lower flood insurance costs, which buyers notice when they compare monthly payments.
Plan around tourist season
Downtown streets and contractors are busy in peak visitor months, so schedule deliveries and work with that in mind.
Jeremy Resmer
Webinar host
Jeremy Resmer hosted a ForeclosuresDaily.com monthly webinar for real estate investors.
How to find flip properties in Savannah
- 1
Use off-market lead lists
Probate, absentee owner, preforeclosure and tax delinquent lists help you reach sellers before they list.
- 2
Reach out-of-town owners
Many Savannah homes belong to owners who live elsewhere, including former residents and second-home owners.
- 3
Build a specialized team
Contractors who know historic homes and coastal construction help you avoid costly mistakes.
Before you buy
- Check historic district status
- Check flood zone and elevation
- Get insurance quotes
- Get a termite report
- Pull same-street comparables
- Plan your exit
Explore resources such as distressed properties in Georgia and flipping houses in Charleston.
Antonio Stringfield
Probate investor · Los Angeles
Watch Antonio Stringfield share their experience using ForeclosuresDaily.com.
Nancy Wallace-Laab
Investor · nearly 20 years
Nancy focuses on the best outcome for both the seller and the investor, drawing on nearly 20 years of real estate investing experience.
Phillip Warrick
Full-time investor since 2003
Full-time real estate investor since 2003, with over 20 years of experience.
Flipping houses in Savannah, GA: FAQ
Short answers for investors flipping houses in Savannah. Tap a question to open it.
QIs Savannah good for flips?Yes
QDo historic districts affect flips?
QShould I check flood zones?Yes
QAre short-term rentals allowed?
QWhich areas are growing?
QWhich areas have lower prices?
Get started →
Find your next Savannah flip
Savannah rewards flippers who plan for historic review, check flood and insurance costs and price from same-street sales.
ForeclosuresDaily.com supplies probate, preforeclosure, absentee owner and tax delinquent leads across Chatham County and Georgia. Explore our lead products.