Buying a home in Savannah, GAThe Bare Buyer's Guide.
How buying works in Georgia, what it really costs, where to look across Chatham, Effingham and Bryan counties, and how to close without surprises. Straight talk from a local brokerage.
- Buyer-only We never represent the seller, builder or bank on your deal.
- 13+ years Savannah real estate experience, broker-led start to finish.
- 3 counties Chatham, Effingham and Bryan, plus Tybee Island.
Buying in Georgia, by the numbers.
The key numbers every Savannah buyer should know before writing an offer. The full guide explains each one.
Typical time from signed contract to closing in Savannah.
Common length of Georgia's due diligence period, your window to inspect, negotiate or walk away.
Typical earnest money deposit, negotiable and credited back to you at closing.
Typical closing costs as a share of the purchase price, on top of your down payment.
Georgia intangible tax per $500 of your new mortgage, paid at closing.
Deadline to file your homestead exemption once you own and live in the home.
Danny Worsley.A person, not a number.
Broker & Founder, Bare Real Estate
Born and raised in London, I moved to Savannah in 2000 and never left. I earned my BFA at Armstrong, built a career in real estate over 13 years, and founded Bare Real Estate & Property Management in 2024 to be the kind of brokerage I'd want to hire: straight talk, no fluff, nothing hidden.
At Bare, we only represent buyers on your side of the deal. Our job is to tell you the truth about a house, even when it isn't what you want to hear.
What you get with Bare
Buyer-only representation
We never represent the seller, builder or bank on your deal.
A search built around you
A needs call, a custom search, and alerts the moment a worthwhile home hits.
Pricing from real sales
We judge value from what homes sold for, not what sellers ask.
Honest showings
We point out the problems, not just the pretty parts. Video tours if you're out of town.
Offer strategy & negotiation
Price, terms, due diligence, and repair requests after inspection.
A trusted bench
Referrals to local lenders, inspectors and Georgia closing attorneys.
Help after closing
We walk you through your homestead exemption and stay your go-to for questions.
Investor know-how
Rental income, vacancy risk and exit plans, backed by our property management team.
How buying works.Nine steps, no surprises.
Most Savannah purchases close 30–45 days after a signed contract. The search before that can take two weeks or two to three months. Here's every step, in order.
- Start here01
Start with a strategy call.
We talk budget, timeline, commute, schools and must-haves, and walk you through the buyer representation agreement before you tour anything.
- 02
Get pre-approved, not just pre-qualified.
A lender reviews your credit, income and assets and issues a pre-approval letter. Ask about first-time buyer help like Georgia Dream and Savannah's DreamMaker program.
- 03
Search and tour.
A custom search, alerts when the right homes hit, and private showings or live video tours, with honest feedback on pricing, resale value and red flags.
- 04
Make an offer.
Priced from recent comparable sales. A Georgia offer spells out:
- Purchase price and closing date
- Earnest money amount
- Length of the due diligence period
- Any seller contribution to closing costs
- Special terms and contingencies
- 05
Deliver earnest money.
Usually due within a few days of acceptance and held by the closing attorney or a brokerage. It's a good-faith deposit, not a fee, credited back to you at closing.
- 06
Use your due diligence period.
Unique to Georgia and commonly 7–14 days in Savannah: inspect, review disclosures, get insurance and flood quotes, negotiate, or walk away for any reason.
- 07
Appraisal and final loan approval.
Your lender confirms value and finishes underwriting. We watch every deadline and help solve problems, like an appraisal that comes in low.
- 08
Final walk-through and closing.
Georgia uses closing attorneys. Do a final walk-through, sign with the attorney, wire or bring certified funds, and get your keys.
- 09
After closing.
File your homestead exemption by April 1, change your address, and keep our number. We're still your go-to after the sale.
The buyer representation agreement
Since 2024 rule changes, every buyer signs a written agreement with their agent before touring homes. We use the standard Georgia REALTORS® buyer brokerage agreement. In most Savannah sales the seller pays the buyer's agent, so you pay nothing directly. If a seller won't, we'll tell you up front and early. No surprises.
Wire fraud warning
Scammers send fake wiring instructions that look like they're from your attorney. Never wire money based on an email alone. Always call the closing attorney at a number you've verified yourself.
More on our services: Savannah buyer's agent services · First-time home buyers
Ready for step one?Book your free, no-pressure strategy call with Danny.
Schedule a Buyer ConsultationWhat it really costs.Know your numbers before you fall for a house.
Plan for your down payment plus about 2–4% of the price in closing costs. Your lender will give you an exact estimate within three business days of applying.
| Cost | Typical amount | When you pay | Notes |
|---|---|---|---|
| Earnest money | About 1% of price, negotiable | A few days after acceptance | Credited back to you at closing. |
| Home inspection | A few hundred dollars and up | During due diligence | Add-ons: termite letter, sewer scope, roof, HVAC, septic or well. |
| Appraisal | Set by your lender | After the contract | Required for most loans. |
| Down payment | 0–20%+ by loan type | At closing | VA and USDA can be 0%, FHA 3.5%, conventional from 3%. |
| Closing costs | About 2–4% of price | At closing | Lender fees, attorney and title fees, title insurance, recording. |
| Georgia intangible tax | $1.50 per $500 of the loan | At closing | A state tax on new mortgages. |
| Prepaids & escrow | Varies | At closing | First year of homeowners insurance, plus months of taxes and insurance set aside. |
| Flood & wind insurance | Varies by address | At closing | Required by lenders in high-risk flood zones. |
| HOA fees | Varies | Monthly or yearly | Some communities also charge a one-time transfer fee. |
Amounts are general ranges, not quotes. Your lender's Loan Estimate and Closing Disclosure show your actual costs. Not lending, tax or legal advice.
Ways to lower what you bring to closing
Ask for a seller contribution toward closing costs. Ask your lender about Georgia Dream and Savannah's DreamMaker down payment assistance. Compare at least two lenders' Loan Estimates.
Don't do this before closing
Don't change jobs, open new credit, finance a car or furniture, or move large sums without a paper trail. Any of these can delay or derail your loan.
Take it with you.
Get the full 11-page Bare Buyer's Guide as a PDF, including the printable buyer checklist. Read it, mark it up, and call Danny with questions.
Send me the Buyer's Guide
The Bare Buyer's Guide, 2026–27 edition (PDF)
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Rather talk now? Schedule a buyer consultation
Where to buy.Three counties, one coastline, a lot of choice.
Most buyers choose between in-town Savannah character, island and marsh living, or newer homes in the fast-growing suburbs. Price feel runs from $ (most affordable) to $$$$ (premium). Every street is different, so ask us for current numbers.
Chatham County: Savannah & the islands
| Area | Price feel | The feel | Best for |
|---|---|---|---|
| Historic District | $$$$ | Squares, cobblestones, walk to everything | Walkers, second homes, investors (check rental rules) |
| Victorian District & Starland | $$$ | Ornate Victorians, murals, new restaurants | Creatives, young professionals |
| Midtown, Ardsley Park & Chatham Crescent | $$$ | Big oaks, brick bungalows, real neighborhood feel | Families who want in-town with a yard |
| Southside & Southbridge | $$ | Established subdivisions, more house for the money | Value buyers, hospital and university staff |
| Georgetown | $$ | Newer homes near the Ogeechee River | First-time buyers, commuters south |
| Isle of Hope | $$$$ | Marsh views, docks, historic homes | Boaters, nature lovers |
| Skidaway Island & The Landings | $$$ | Gated club community, golf, marina, trails | Retirees, golfers |
| Wilmington Island | $$$ | Marsh-front homes, boat ramps, between town and beach | Families and boaters |
| Pooler & Bloomingdale | $$ | Newer subdivisions, near I-95, I-16 and the airport | Commuters, new construction |
| Port Wentworth | $ | Some of the metro's most affordable homes | First-time buyers, port and Gulfstream workers |
Tybee Island
Savannah's beach town: cottages, raised beach houses and a tight year-round community. Budget for flood and wind insurance, check elevation, and confirm short-term rental rules before you buy to rent.
Effingham County
Northwest of Savannah with a hometown pace. Larger lots, newer homes, friendlier prices and its own school district. Some rural homes have a well and septic system, so inspect both.
Bryan County
A family favorite for schools and parks, with river and marsh access and new neighborhoods going up fast near the Hyundai Metaplant. Pembroke offers a quieter, more rural option.
Where it's competitive
Well-priced homes in Ardsley Park, the Historic District and popular Pooler communities draw strong interest and can go fast. Other areas have more inventory and room to negotiate. We'll tell you which situation you're in before you write an offer.
School zones follow the address
Chatham, Effingham and Bryan each run their own school district. Always verify the zoned school for a specific home before you buy.
Know before you buy.The local details that protect your money.
Georgia is an attorney-closing state
A real estate attorney runs your closing, handles the title work and holds the funds. You choose the attorney or take our referral.
Due diligence is your safety net
Book every inspection early in the period. Once it ends, walking away usually costs you your earnest money.
Inspect for the coast
- A termite letter (wood-destroying insect report), standard on most Savannah sales
- Moisture, roof and HVAC checks; humidity is hard on older homes
- A sewer scope on older in-town homes
- Well and septic inspections in rural Effingham and Bryan County
Check the flood zone and get insurance quotes early
Flood risk changes street by street. Lenders require flood insurance in FEMA high-risk zones, which include many coastal Chatham homes. Ask for an elevation certificate and get homeowners, wind and flood quotes before due diligence ends.
Don't budget off the seller's tax bill
The seller's bill may include their exemptions or an older value. Plan your payment on your purchase price, and file your own homestead exemption by April 1. In Chatham County, the Stephens-Day exemption also helps limit how fast the county's taxable value can rise.
Read the HOA documents
Look for fees, special assessments, and rules on rentals, parking, pets, fences and boats.
Buying new construction?
New communities are going up across Pooler, Richmond Hill and Effingham County. Bring your agent to your first visit. Many builders won't let you add an agent later, and the builder's sales rep works for the builder, not you.
Buying to rent?
Short-term rental rules differ between the City of Savannah, Tybee Island and unincorporated Chatham County. We'll check an address before you buy and run the numbers with our property management team.
General information, not legal, tax or insurance advice. Investing? See Savannah real estate investing.
Your buyer checklist.From first call to keys in hand.
Before you shop
- Book a strategy call with Bare Real Estate
- Review and sign your buyer representation agreement
- Get pre-approved and ask about down payment programs
- Set your budget, including closing costs and insurance
- List your must-haves, deal-breakers and commute limits
Under contract
- Deliver earnest money on time
- Book inspections in the first days of due diligence
- Check the flood zone; get homeowners, wind and flood quotes
- Review disclosures, HOA documents and the survey
- Negotiate repairs or credits before due diligence ends
- Keep your finances frozen: no new credit, no job changes
Closing week
- Bind homeowners insurance and send it to your lender
- Review your Closing Disclosure with your lender
- Set up utilities for your closing date
- Do the final walk-through
- Bring your ID and certified or wired funds
After you move in
- File your homestead exemption by April 1
- Update your address and driver's license
- Change the locks and save your closing documents
Want the printable version?Get the full guide as a PDF, checklist included.
A person, not a number.
“Danny helped us every step of the way through the process of buying our first home in Savannah—a 1920s Craftsman bungalow with all the character and charm we were looking for. He was incredibly knowledgeable, responsive, and helpful throughout the entire process, making what could have been an overwhelming experience feel much easier and more manageable.”Esperanza LorenaFirst-time buyer
“…professional, and knowledgeable about the market and dedicated to making the process smooth…”Dhruv P.Ardsley Park
“I highly recommend working with Danny at Bare Real Estate to buy or sell your next home.”Corey H.South Garden
Savannah home buyer questions.
Straight answers from the Bare Buyer's Guide. More buyer questions are answered on our buyer's agent services page.
What is in the Bare Buyer's Guide?
The Bare Buyer's Guide is a free, 11-page PDF from Bare Real Estate that explains how buying a home works in Georgia, what it costs, where to buy across Chatham, Effingham and Bryan counties, coastal must-knows like flood insurance and inspections, and a printable buyer checklist. It is written for first-time buyers, move-up buyers, relocating buyers and investors buying in the Savannah area.
What is a buyer representation agreement in Georgia?
A buyer representation agreement is a written contract you sign with your agent before touring homes, required since the 2024 rule changes. Bare Real Estate uses the standard Georgia REALTORS® buyer brokerage agreement, which spells out what the agent does for you and how they are paid. In most Savannah sales the seller pays the buyer's agent, so the buyer pays nothing directly; if a seller won't, we tell you up front.
What inspections should I get when buying a home in Savannah?
Beyond a general home inspection, Savannah buyers should get a termite letter (wood-destroying insect report), which is standard on most sales, plus moisture, roof and HVAC checks because humidity is hard on older homes. Add a sewer scope on older in-town homes, and well and septic inspections for rural homes in Effingham and Bryan counties. Book every inspection early in your due diligence period.
What is the Georgia intangible tax on a mortgage?
Georgia's intangible recording tax is a state tax on new mortgages of $1.50 per $500 of the loan amount, typically paid by the buyer at closing. For example, a $300,000 loan carries $900 in intangible tax. It is one of the closing costs that make up the typical 2–4% of the purchase price.
Why shouldn't I budget my payment off the seller's property tax bill?
The seller's tax bill may include their exemptions or an older assessed value, so your bill can be higher. Plan your payment on your purchase price, and file your own homestead exemption by April 1 once you own and live in the home. In Chatham County, the Stephens-Day exemption also helps limit how fast the county's taxable value can rise.
Do I need my own agent to buy new construction in Pooler, Richmond Hill or Effingham County?
Yes, and bring your agent to your very first visit. Many builders won't let you add an agent later, and the builder's sales rep works for the builder, not you. Your own agent can negotiate terms and push for an independent inspection, even on a brand-new home.
Can I buy a home in Savannah to use as a short-term rental?
Possibly, but short-term rental rules differ between the City of Savannah, Tybee Island and unincorporated Chatham County, including permits and the zones where rentals are allowed. Check the rules for a specific address before you buy. Bare Real Estate checks the address and runs the rental numbers with our property management team.
What should I avoid doing before closing on a house?
Don't change jobs, open new credit, finance a car or furniture, or move large sums of money without a paper trail before closing. Any of these can delay or derail your loan approval. Keep your finances frozen from contract to keys.
How do I protect myself from wire fraud when buying a home?
Never wire money based on an email alone. Scammers send fake wiring instructions that look like they come from your closing attorney. Always call the closing attorney at a phone number you have verified yourself before sending any funds.
Do Chatham, Effingham and Bryan counties have different school districts?
Yes. Chatham, Effingham and Bryan counties each run their own public school district, and school zones follow the property address, not the city name. Always verify the zoned school for a specific home with the district before you buy.
Ready to start
looking?
Book a free, no-pressure buyer strategy call. We'll map out your budget, your areas and your next steps.
or call / text Danny at 912-777-2511