Last updated: May 2026
Skidaway Island is Savannah’s luxury real estate outlier — a 6,000-acre barrier island approximately 12 miles south of downtown, accessible by a single causeway, and dominated almost entirely by The Landings: a gated, master-planned community with six golf courses, two deep-water marinas, a lagoon system, 24-hour security, and a clubhouse network that supports an active lifestyle community unmatched elsewhere in coastal Georgia. Homes range from just over $300,000 for townhomes to more than $2 million for premier waterfront lots. This is not a cap-rate play. It is a wealth-preservation and long-term appreciation asset for investors who can accept a lower current yield in exchange for entry into one of the most durable luxury residential communities in the Southeast.
Why Skidaway Island for Investors
The Landings ecosystem. The Landings is effectively a self-contained residential city. It includes two deep-water marinas, six golf courses, four clubhouses, a fitness center, athletic fields, a dog park, tennis courts, and kayak rental programs. The Village on Skidaway Island — an on-site commercial area — provides grocery, restaurant, and service access without leaving the island. This infrastructure investment by the Landings Association protects property values by creating amenity depth that buyers will pay to access.
Active adult demand. The Landings has historically attracted retirees and active adults from across the eastern United States who want coastal Georgia living with resort-caliber amenities and medical facility proximity (Memorial Health and St. Joseph’s/Candler are accessible within 20–30 minutes). This demographic has historically been a stable, long-term tenant and buyer pool that is not highly correlated with broader economic cycles.
Constrained supply. Skidaway Island’s single-causeway access and predominantly private land ownership mean the housing stock cannot expand meaningfully. New construction is limited. Appreciation trends have historically reflected supply constraint combined with durable luxury demand.
Recent market performance. The Landings recorded an average closed price of approximately $1.17 million in November 2025, with the average home measuring 3,416 square feet at roughly $340/sq ft, per courseandcoast.com November 2025 market review. Redfin data shows a median sale price at The Landings of approximately $812,000 in late 2025, up 8.3% year-over-year, per Redfin’s Landings market data.
Skidaway Island Market Snapshot
| Metric | Value | Source |
|---|---|---|
| Median sale price (The Landings) | ~$812,000 | Redfin, Nov 2025 |
| Average closed price (Nov 2025) | ~$1,168,000 | Course & Coast, Dec 2025 |
| Average price per sq ft | ~$340–$344 | Redfin / Course & Coast |
| Townhome range | ~$200,000–$700,000+ | The Landings FAQ |
| Single-family range | ~$300,000–$2,000,000+ | The Landings FAQ |
| Avg days on market (Nov 2025) | 19 days | Course & Coast, Dec 2025 |
| YoY median price change | +8.3% | Redfin, Nov 2025 |
| Landings HOA fee | ~$1,790/year | The Landings FAQ |
Note: Club membership fees are separate from HOA fees and vary by membership type. Investors should request full fee schedules from The Landings Association before underwriting.
Cap Rate Context
At $800,000–$1.2 million acquisition prices, The Landings is a low-yield, high-appreciation market for residential investors. A $900,000 home renting at $3,500–$4,500/month produces gross yields of approximately 4.7%–6.0%. After HOA fees, club fees (if applicable), property management, insurance, and maintenance, net cap rates for long-term rentals in The Landings are typically in the 3%–5% range. This is consistent with luxury gated community norms nationally.
Investors targeting higher current yield should look at Southside/Midtown Savannah or Richmond Hill rather than Skidaway Island. The Skidaway thesis is appreciation, quality-of-life appeal to long-term tenants, and portfolio stability — not cash-on-cash maximization.
Individual results will vary. Use the Savannah Property Calculator for property-specific modeling.
Strategy Fit
Long-Term Rental (Premium): Viable
The primary investor use case for Skidaway Island is renting to long-term tenants who want Landings access — typically relocating professionals, medical personnel at Savannah’s hospital network, executives tied to the Port of Savannah, or retirees who are not yet ready to purchase. This tenant profile tends to be financially stable, take good care of properties, and renew leases. For investors who can carry a lower-yield asset, Skidaway Island long-term rentals offer a quality-of-tenant argument that other Savannah submarkets cannot match.
Short-Term Rental: Restricted
This is the most important regulatory fact for Skidaway Island investors: The Landings Association’s Declaration of Covenants and Restrictions, per publicly available governing documents, designates lots for “private residence purposes only” and states that no “accessory building shall be used for rental purposes separate from the dwelling.” While this language was written before the Airbnb era, it reflects a governing posture that is fundamentally hostile to short-term commercial rental use. The Landings rules and regulations further establish tight controls on commercial activity within the community.
Investors with short-term rental intent should not acquire Landings property without a full attorney review of the governing documents and explicit guidance from the Landings Association. Operating an Airbnb inside The Landings without HOA approval carries meaningful legal and financial risk. See the STVR Permit Guide for context on Chatham County rules more broadly.
BRRRR: Not Applicable
The Landings does not have a distressed inventory segment. There is no acquisition-to-ARV spread that supports a BRRRR strategy. Every property transacts at or near market value with full HOA oversight. This is not a BRRRR market.
1031 Exchange / Capital Preservation
Skidaway Island is a legitimate consideration for investors deploying 1031 exchange proceeds from higher-yielding assets who want to reduce management intensity, improve asset quality, and hold something that appreciates steadily in a supply-constrained luxury community. The stable tenant profile and community infrastructure make it a defensible capital preservation asset.
Permits and Regulations
Skidaway Island is in unincorporated Chatham County. For standard long-term rentals (12+ month leases), no special county permit is required beyond occupational tax registration and standard landlord compliance.
For any rental activity, investors must first satisfy The Landings Association’s governing documents, which take precedence over county ordinance for activity within the community. The Association has architectural review authority, 24-hour security enforcement, and covenant compliance mechanisms. Investors should assume that any use outside traditional long-term residential tenancy will require HOA clearance.
For STR questions specifically: Chatham County’s $350/year certificate framework technically applies to unincorporated county properties, but the Landings covenant structure may independently prohibit STR activity regardless of county permissibility. Legal review of the governing documents is required before any STR use. See the STVR Permit Guide.
Risks
Flood Zone Exposure
Skidaway Island is a coastal Georgia barrier island with extensive FEMA flood zone mapping. Properties near the 151-lagoon network and island perimeter marshes may be in Zone AE or Zone X (shaded) depending on elevation. Obtain an elevation certificate before purchasing. Budget for flood insurance if required. See Chatham County Engineering’s flood zone resources and Team 912’s Flood Zone Insurance Primer.
HOA and Club Fee Complexity
The Landings fee structure involves multiple layers: the annual Landings Association HOA fee (~$1,790/year), optional or required club membership fees (golf, dining, athletic), and any sub-HOA fees for specific neighborhoods within the community. Total annual fees for an active-lifestyle buyer or tenant can exceed $10,000/year when club memberships are factored in. Investors should model these costs carefully, as they affect both carrying cost and tenant willingness to pay.
Liquidity
The Landings is a specialized market. At the $800,000–$1.5 million price point, the buyer pool is smaller than in broader Savannah submarkets. Disposition may take longer in a softening luxury market. The 19-day average days on market in November 2025 reflects current demand conditions, which may not persist through a full market cycle.
Single-Causeway Access
The island’s single causeway creates a practical limitation: during major storm events or traffic incidents, access is disrupted. For investors and tenants alike, this is a lifestyle consideration that factors into pricing and demand, particularly for emergency egress planning.
School District Notes
Skidaway Island is served by Savannah-Chatham County Public Schools. The active adult community profile at The Landings means a significant portion of residents do not have school-age children — school quality is less of a driving factor in Landings demand than in family-focused communities like Richmond Hill. Investors targeting long-term family tenants should confirm current school zone assignments before marketing.
How Team 912 Helps
Skidaway Island requires investors to understand both the luxury market dynamics and the HOA governance structure of The Landings before committing. Getting the HOA review and covenant analysis right before closing is essential — mistakes here are costly.
Our investor services include: – Current Landings listing and off-market property identification – HOA governing document coordination and interpretation – Full cash flow and appreciation modeling via the Savannah Property Calculator – 1031 exchange strategy consultation – Financing guidance through our local Savannah lender network including jumbo and portfolio loan products
Contact Team 912 to discuss Skidaway Island investment. We can help you determine whether a specific Landings property fits your yield tolerance, hold timeline, and capital deployment goals.
Frequently Asked Questions
Can I do a short-term rental inside The Landings on Skidaway Island?
The Landings governing documents restrict lots to private residential use and impose HOA governance mechanisms that can conflict with short-term commercial rental activity. Investors with STR intent must complete a full attorney review of the Declaration of Covenants and Restrictions and obtain explicit guidance from the Landings Association before purchasing. This is a meaningful restriction compared to other unincorporated Chatham County communities. See the STVR Permit Guide.
What do homes cost at The Landings?
Based on current market data, townhomes range from approximately $200,000 to over $700,000; single-family homes range from just over $300,000 to more than $2 million, per The Landings FAQ. The median sale price in late 2025 was approximately $812,000, per Redfin.
What are the HOA fees at The Landings?
The annual Landings Association fee is approximately $1,790/year, per The Landings community FAQ. Club membership fees are separate and vary by program. Investors should request current fee schedules from the Association before underwriting.
Related Resources
- Savannah Investor Hub — Metro overview and portfolio construction strategy
- STVR Permit Guide — Chatham County STR rules and HOA considerations
- Flood Zone Insurance Primer — Required reading for coastal Georgia acquisitions
- Savannah Property Calculator — Model cap rate and cash flow scenarios
- Local Savannah Lenders — Jumbo and portfolio loan resources
- Investing in Isle of Hope, GA — Comparable Savannah waterfront investment community
- Investing in Wilmington Island, GA — Adjacent unincorporated Chatham County STR market
- Investing in Whitemarsh Island, GA — Island community, STR crossover strategy