November delivered another strong month for Skidaway Island real estate, underscoring why 31411 remains one of the most stable and desirable luxury markets in coastal Georgia. Inventory has expanded, buyers are more selective, and The Landings continues to dominate activity across every category. Here is the full overview of what happened in November and what the trends mean as we head into 2026.

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Active Listings

November closed with 70 active homes on the market, including 8 new listings added during the month.

Breakdown by neighborhood:

• The Landings: 61
• Grand Harbor: 7
• South Harbor: 1
• Private Estates: 1
• Modena: 0

Land and lot inventory also remained steady with 13 active lots:

• The Landings: 6
• Grand Harbor: 6
• Modena: 1
• South Harbor: 0

Market interpretation: Inventory levels are higher than the exceptionally tight years of 2023 and 2024, but Skidaway Island has not shifted into a true buyer’s market. Instead, we are seeing a choice-driven environment where quality, condition, and accurate pricing determine which listings stand out. Homes tied to amenities and premier locations continue to outperform the rest.

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Closed Sales

There were 13 closed home sales in November, all within The Landings. This reinforces The Landings’ status as the economic anchor of Skidaway Island real estate.

Sold property metrics for November:

• Minimum: 3 bedrooms, 2 bathrooms, 2,400 sq ft, $650,000
• Maximum: 6 bedrooms, 6 bathrooms, 4,800 sq ft, $2,500,000
• Average home: 4 bedrooms, 4 bathrooms, 3,416 sq ft
• Average List Price: $1,196,500
• Average Closed Price: $1,167,696
• Average Price per Square Foot: $339.97
• Average Days on Market: 19

Interpretation: Well-presented, move-in-ready homes in The Landings continue to see strong demand and competitive pricing. The average days on market remain low, signaling that buyers will move quickly when the property aligns with their expectations.

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Under Contract

November saw 10 homes go under contract, all inside The Landings.

Lot activity also continued:

• One lot went under contract in The Landings.

Interpretation: Buyer demand is steady but more discerning. When a home checks the right boxes—location inside The Landings, updated interiors, functional layout, and strong amenities—it still moves decisively. Homes lacking updates or priced above market expectations tend to sit longer.

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Market Interpretation

The Landings remains the powerhouse of 31411 real estate, driving nearly all closed and pending activity. Its combination of golf, marinas, fitness centers, walking trails, dining, and gated security continues to make it the top choice for relocating and retiring buyers.

Lot activity is a growing storyline. With 13 active lots and one going under contract, more buyers appear interested in building custom homes rather than compromising on available inventory. This trend may strengthen into 2026.

Buyers are not hesitating; they are evaluating. Turnkey homes sell quickly. Overpriced or outdated listings face more resistance. Pricing precision, condition, and elevated marketing are increasingly important.

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Looking Ahead to 2026

Several factors will influence the early-2026 market:

• Inventory levels: Elevated inventory brings more choice but does not eliminate competition for premium properties.
• Interest rates: Any downward movement could activate a wave of buyers waiting for improved affordability.
• Lifestyle demand: Amenities remain the number-one motivator for relocation to The Landings and Skidaway Island.
• Custom builds: Lot activity suggests the potential for increased new-construction interest over the next 12 to 24 months.

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Considering Buying or Selling in 31411?

Skidaway Island is a unique, lifestyle-driven micro-market where strategy, pricing, and presentation determine results. If you want clarity on your home’s value or guidance on the right time to make a move, I’m here to help you navigate the market with precision.

Contact Cristina