August 2026 Market Update

The market slowed in August without giving up much on price. Across the whole MLS, closings fell 12.4 percent against August of last year and homes took 61 days to sell, up 27.1 percent. The median price still finished slightly ahead at $336,900.

Inventory is the number worth watching. The MLS carried 6.4 months of supply, up 20.8 percent year over year. That is the difference between a market where sellers set the terms and one where buyers have room to ask.

The areas are not moving together, and that is the part a countywide headline hides.

Richmond Hill was the strongest board on every measure that matters: median price up 2.3 percent to $427,000, closings up 7.7 percent, days on market down 27.5 percent, and the tightest supply of any area at 4.2 months.

Pooler carried the second highest median at $383,250, up 8.0 percent, but closings fell 35.4 percent and days on market rose 77.3 percent. A high median and a slow market are not a contradiction. They usually mean fewer homes sold, and the ones that did were at the top end.

Rincon's median fell 5.6 percent while its days on market dropped 25 percent. In a month with 31 closings, a move that size can reflect which homes happened to sell as much as anything about what homes are worth.

Guyton and Springfield both held at 100 percent of original list price, but on 39 and 9 closings respectively. Read those two lightly.

What this means if you are selling: original list price is still being met almost exactly across the MLS, at 99.8 percent. Pricing correctly the first time is doing the work. Days on market rising means the cost of testing a high number has gone up.

What this means if you are buying: supply is up in every area except Richmond Hill and Rincon, and homes are sitting longer. That is negotiating room, and it is the first month in a while it has been this broad.

These are area-wide figures. What any individual home is worth depends on the home. If you want that answered, ask me and I will look at it properly.