Last updated: April 2026
Savannah is a coastal investor market with three things most mid-size cities do not have at the same time: a deep short-term rental economy constrained by a 20 percent per-ward cap, a diversified industrial base anchored by Gulfstream and the Port of Savannah, and a price floor that still lets buy-and-hold investors enter at under $300,000 in the right zip codes. team912 works exclusively with investors — BRRRR, DSCR, STR, fix-and-flip, 1031, and house hacking — across Chatham County. Every page on this site is written for someone running actual numbers, not browsing.
If you are trying to decide whether Savannah belongs in your portfolio this year, this hub gives you the live market data, the strategies that pencil here, the neighborhoods worth underwriting, and the regulatory boundaries that change how you structure a deal. Use the Savannah BRRRR calculator, Savannah rental cash flow calculator, Savannah fix and flip calculator, or Savannah house hacking calculator to pressure-test any property against current Savannah cost assumptions, then book a call with Julie Gates and the team912 team to talk through the specifics.
Why Investors Choose Savannah in 2026
Three macro conditions are converging in Savannah’s favor this cycle. The Port of Savannah remains the fourth-busiest container port in the United States and the largest single-terminal container facility in North America, which keeps freight, logistics, and warehousing employment thick across Chatham County. Gulfstream Aerospace is the largest private-sector employer in the region and is currently in a multi-year expansion. And the Hyundai Metaplant in neighboring Bryan County, which began production in late 2024, has triggered a supplier build-out that is already pulling rental demand into Pooler, Port Wentworth, and the I-16 corridor.
On the demand side, Savannah averages roughly 16 million visitors a year, which sustains the short-term rental economy — constrained by ordinance, but robust in the districts where STVRs are permitted. Savannah College of Art and Design enrolls more than 17,000 students across multiple campuses in the city, keeping long-term rental demand steady in a half-dozen neighborhoods. Tourism, port logistics, aerospace, healthcare, and higher education give this MSA the diversification most coastal-resort towns lack.
On the supply side, inventory is soft. Citywide average days on market sat at 86 days in April 2026. That combination — strong rental fundamentals plus soft sales velocity — is exactly the window where investor buyers outperform owner-occupants on price, terms, and concessions.
The catch: Savannah rewards investors who understand the ordinance before they write the offer. STVR zoning, the 20 percent ward cap, the Streetcar District’s owner-occupied-only rule, and the Historic Review Board process all materially change what a property can legally do. Every team912 deal analysis starts there.
Live Savannah Market Snapshot
Median Home Value
Savannah citywide median home value is $322,470, down 3.6 percent year-over-year (Zillow, data through February 2026). Median sale price: $339,000. Median list price: $367,583. Starter-tier homes are selling at a median of $281,064 and mid-tier at $368,620 (Redfin data via WSB-TV, January 2026). Those are the two tiers where BRRRR and fix-and-flip deals pencil most consistently.
Median Rent
Savannah’s average rent across all bedroom counts and property types is $1,995/month (Zillow Rentals, April 2026). One-bedrooms average near $1,535, two-bedrooms near $1,667, and three-bedrooms near $1,952 (Apartments.com, April 2026). Single-family investor rentals in 31404, 31405, and 31415 typically clear the citywide average by 15 to 40 percent.
Cap Rate Range by Property Type
| Property type | Gross cap rate | Net cap rate |
|---|---|---|
| Single-family long-term rental (mid-tier) | 7.0%–8.5% | 5.0%–6.5% |
| Single-family BRRRR (post-stabilization) | 8.5%–11.0% | 6.5%–8.5% |
| Small multi (2–4 unit) long-term | 7.5%–9.0% | 5.5%–7.0% |
| STVR in Historic/Victorian overlay | 10.0%–16.0% | 7.0%–11.0% |
| Tybee Island STR (residential zone) | 8.0%–13.0% | 5.5%–9.0% |
| New construction Pooler long-term | 6.0%–7.5% | 4.5%–5.5% |
The Savannah rental cash flow calculator uses the same assumption set.
STR ADR and Occupancy
- AirROI (April 2025–March 2026): avg annual revenue $42,644, occupancy 45.9%, ADR $304
- Airbtics (Feb 2025–Jan 2026): median revenue $51,000, occupancy 65%, ADR $208
- Chalet (2025 full year): avg annual revenue $49,559, occupancy 53%, ADR $323
For conservative underwriting, model $42,000–$48,000 annual revenue on a 2-bedroom permitted STVR; model $55,000–$70,000 on a well-positioned 3-bedroom in the Historic or Victorian overlay.
Traditional Rental vs. Short-Term Rental in Savannah
The Traditional-vs-STR decision in Savannah is not a comparison — it is a zoning question. The property either can legally operate as an STVR or it cannot.
| Metric | Long-term rental | Short-term rental (permitted STVR) |
|---|---|---|
| Monthly gross revenue | ~$2,200 | ~$4,000–$6,000 (seasonal) |
| Annual gross revenue | ~$26,400 | ~$48,000–$72,000 |
| Vacancy allowance | 5–8% | 47–54% |
| Management fee | 8–10% | 18–25% |
| Utilities / Wi-Fi | Tenant pays | Owner pays (~$350/mo) |
| Furnishing capex | $0 | $20,000–$35,000 one-time |
| Hotel/motel tax | N/A | 8% local + 7% state |
| Permit cost | N/A | $400 initial + $250/year renewal |
A permitted STVR in the Historic District typically delivers 1.8× to 2.2× the net cash flow of an equivalent long-term rental in the same zip code.
Savannah Investor Neighborhoods
team912 has published deep neighborhood guides for the five investor submarkets where we close the most deals. Each guide covers live median values, rent comps, recent sold comps with investor math, the strategy that pencils best, and the specific zoning and STVR rules that apply.
Ardsley Park
Mid-town appreciation play at a $673,000 median value, 31405 zip code. BRRRR and long-term buy-and-hold pencil; STR is off the table under residential zoning. Read the full investor guide to Ardsley Park.
Starland District
Savannah’s fastest-appreciating submarket. The 117-unit Starland Village Phase 1 opens in 2026 — a major demand catalyst. Ideal for BRRRR and house-hack-plus-STVR plays. Read the Starland District investor guide.
Isle of Hope
Waterfront long-term appreciation. Median listing price around $739,000. Lower cap rates, not STR-eligible. Right market for patient capital and corporate long-term rentals. Read Isle of Hope for investors.
Tybee Island
Separate city, separate STR rules. Highest occupancy stability in the MSA and a residential-zone phase-out conversation that investors must underwrite. Read the Tybee Island STR investor guide.
Pooler
New-construction and build-to-rent gateway. Fastest-growing municipality in Chatham County, anchored by airport, Gulfstream, and the Hyundai Metaplant supplier corridor. Read the Pooler new construction investor guide.
Savannah Investor Strategies We Specialize In
BRRRR in Savannah
Buy, Rehab, Rent, Refinance, Repeat works in Savannah because there is still distressed and dated inventory trading 20 to 35 percent below neighborhood ARV in the right zip codes — 31404, 31405, and parts of 31415. team912 underwrites BRRRR deals using the Savannah BRRRR calculator, which is pre-loaded with current Savannah property tax millage, insurance premiums, and neighborhood rent comps. The strategy pencils best in Starland District, parts of Ardsley Park, and the edges of the Victorian District.
DSCR Loans for Savannah Investors
DSCR loans underwrite the property’s cash flow rather than your personal income. Typical Savannah DSCR terms in April 2026: 75 to 80 percent LTV, rates approximately 7.25–8.5 percent, 30-year amortization, no W-2 or tax-return requirement. DSCR of 1.0 minimum (most lenders prefer 1.15 to 1.25). team912 maintains relationships with five DSCR lenders who actively close in Chatham County — all listed in the Savannah investor pros directory.
Short-Term Rental (STVR) Investing
STVR investing in Savannah is legal and profitable only inside the STVR Overlay District (Downtown Historic, Victorian Historic, and Streetcar Historic) and select commercial zones. Non-owner-occupied STVRs are capped at 20 percent per ward in the Historic and Victorian Districts. The Streetcar District permits only owner-occupied STVRs. New STVR certificate: $400 initial plus $250/year renewal. The six-month clock: apply for your certificate within six months of closing to bypass the ward cap waitlist. Read the full Savannah STVR permit guide.
Fix and Flip in Savannah
Fix-and-flip deals are most consistent in the $150,000–$350,000 acquisition range, targeting a $275,000–$550,000 resale. Historic District flips require Historic Review Board approval for exterior work — factor 60 to 120 days into your timeline. Use the Savannah fix and flip calculator to model a specific address.
House Hacking in Savannah
House hacking a duplex, triplex, or ADU-equipped single-family with FHA or conventional owner-occupied financing at 3.5 to 5 percent down. In the Streetcar Historic overlay, an owner-occupied TN-2 property with two or more dwelling units can run one unit as an STVR — converting a standard house hack into a hybrid play. Use the Savannah house hacking calculator to test the math.
Free Savannah Investor Calculators
Every calculator is pre-loaded with current Savannah cost defaults — property tax millage rates, insurance premium ranges, property management fees, and current STVR tax rates.
- Savannah BRRRR calculator — Models purchase, rehab, rent, refinance, and cash-on-cash return post-stabilization.
- Savannah rental cash flow calculator — Models long-term rental cash flow, cap rate, and IRR over a 10-year hold.
- Savannah fix and flip calculator — Models ARV, 70% rule adjustments, holding costs, and net profit after disposition.
- Savannah house hacking calculator — Models owner-occupied unit plus rental unit economics, including the Streetcar overlay STVR variant.
Cashflow Savannah Podcast
The Cashflow Savannah Podcast is team912’s long-form investor show, hosted by Julie Gates. Each episode goes deep on a single Savannah-specific topic — zoning changes, lender terms, a walked deal, a neighborhood breakdown, a CPA interview, a flip post-mortem. Full transcripts are published with every episode.
- The 20% Ward Cap Explained (With a CCRDA Planner)
- BRRRR in Starland: A Walked Deal from Offer to Refinance — The refi appraised at $412,000.
- Tybee Island STR Phase-Out: What the 12-Year Timeline Means for Your Exit
Meet the team912 Investor Team
team912 is led by Julie Gates, a Savannah-based investor-focused agent affiliated with RE/MAX. The team works exclusively with buyers and sellers executing investment strategies — BRRRR, DSCR, STR, fix-and-flip, 1031, and house hacking — across Chatham County and the surrounding coastal Georgia markets.
Julie hosts the Cashflow Savannah Podcast, runs the local investor meetup, and maintains the calculators, glossary, and pros directory on this site. Sister company Sid Was Here handles property management for owners who need a local operator. What makes the team912 approach different: every property conversation starts with the investor’s underwriting, not the MLS listing. We read the pro forma before we read the photos.
Frequently Asked Questions for Savannah Investors
Is Savannah a good market for real estate investors in 2026?
Yes, with caveats. Median value is down 3.6 percent year-over-year and days on market sit near 86 citywide — real negotiating room for investor buyers. The rental side is sturdy with diversified demand from the port, Gulfstream, SCAD, healthcare, and tourism. BRRRR and fix-and-flip benefit from softer acquisition pricing; STVR benefits from a supply-constrained ordinance.
Can I buy a short-term rental in Savannah?
Only in specific zones. STVRs are permitted in the STVR Overlay District (Downtown Historic, Victorian Historic, and Streetcar Historic) and in B-C, B-N, B-L, and A-1 zoning. Non-owner-occupied STVRs are capped at 20 percent per ward in the Historic and Victorian Districts. Apply within the six-month grace period from closing to bypass any waitlist.
What is the typical cap rate in Savannah?
Long-term rental gross cap rates typically run 7.0–8.5 percent on stabilized single-family properties in mid-tier zip codes, netting to 5.0–6.5 percent. Stabilized BRRRR properties can exit into 8.5–11.0 percent gross. Permitted STVRs in the Historic and Victorian overlays can clear 10–16 percent gross and 7–11 percent net.
Which Savannah neighborhoods are best for BRRRR?
Starland District is the current top pick. Parts of Ardsley Park along the 31405/31404 edge work when acquisition comes in under $400,000. Read the Starland District investor guide and the investor guide to Ardsley Park.
Do I need a license to invest in Savannah real estate?
Not to invest. Running an STVR requires a City of Savannah STVR certificate ($400 initial, $250 annual renewal). Tybee Island requires its own STR application. Managing your own portfolio does not require a license.
How do I get started with team912?
Send us a property address or your buy-box and we will return a written deal analysis within two business days. No retainer, no commitment. Use the form at the top of this page or book a call directly.
Start Your Savannah Investment — Talk to team912
Three ways to start: send a property address for a written deal analysis, book a 20-minute investor call with Julie Gates, or subscribe to the Cashflow Savannah Podcast newsletter. Call us at (912) 756-5888.
Related Investor Guides
Neighborhood Deep Dives
- Investing in Tybee Island, GA — highest STR cash-on-cash in the region, with the highest regulatory risk; lawsuit tracker and VE-zone underwriting.
- Investing in Pooler, GA — Effingham overflow, new-construction underwriting, and the 500-ft separation rule.
- Investing in Richmond Hill, GA — Pooler’s mainland sibling, anchored by Fort Stewart and the Hyundai Metaplant.
- Investing in the Starland District — TN-2 streetcar mechanics and TC-1 carve-outs.
- Investing in Ardsley Park, Savannah, GA — historic-district adjacency, BRRRR-friendly 31405 micro-pockets.
- Investing in Isle of Hope — premium long-term-rental waterfront submarket.
Strategy & Regulation
- Savannah STVR Permit Guide — every jurisdiction’s permit rules, fees, and tax stack.
- Is Savannah a Good Market for Real Estate Investment? — the market thesis, port-driven jobs growth, and 5-year demographic tailwinds.
- Investor Pro Directory — CPAs, attorneys, lenders, property managers, and inspectors we use.
- Savannah Investor Resources Hub — calculators, glossary, vendor bench, and deal templates.