Momentum Housing Data · Home Values · McIntosh County
Buying here? See Belvedere Island Plantation homes for sale and the Belvedere Island Plantation community guide (Townsend).
Belvedere Island Plantation (Townsend, GA): 9 recorded closings in the 12 months ending 2026-09-20, a 12-year price record, and sales split by price band and home size — every number from recorded MLS closings, none from an estimate model.
In the current window, sellers accepted a median 95.0% of original asking; the median sale took 63 days (window ending 2026-09-20).
| Year | Median sold | Median $/sqft | Median DOM | Sold ÷ original ask | Sales |
|---|---|---|---|---|---|
| 2026 | $548,000 | $236 | 63 | 95.0% | 9 |
| 2025 | $519,000 | $244 | 28 | 98.4% | 7 |
| 2023 | $485,000 | $201 | 127 | 96.1% | 5 |
| 2022 | $485,000 | $186 | 54 | 100.0% | 9 |
| 2021 | $315,000 | $144 | 58 | 95.0% | 9 |
| 2020 | $315,000 | $139 | 148 | 94.5% | 9 |
| 2019 | $310,000 | $134 | 89 | 95.4% | 7 |
| 2018 | $301,000 | $118 | 125 | 94.2% | 8 |
| 2017 | $287,500 | $118 | 239 | 94.0% | 6 |
| 2015 | $284,500 | $119 | 188 | 88.4% | 12 |
| 2014 | $337,000 | $85 | 786 | 59.5% | 3 |
| 2013 | $205,250 | $107 | 210 | 82.6% | 4 |
Over the recorded series, Belvedere Island Plantation’s median sold price moved from $205,250 (2013) to $548,000 (12 months ending 2026-09-20) — +167% over that span, with every year’s figure from recorded closings, not a model.
The recorded series starts in 2013 at $205,250. The 2020–22 run-up did what it did everywhere — Belvedere Island Plantation’s median moved +56% from 2019 to 2022. Annual sales volume here has ranged from 1 to 12 closings a year (10-yr average 7.1). With roughly 7.1 closings a year, Belvedere Island Plantation’s medians move in steps, not curves — a handful of unusual sales can swing a year, which is why the sales count sits next to every figure above.
Of the 16 recorded Belvedere Island Plantation closings since 2024, half landed between $472,500 and $686,875 (the middle two quartiles); the lowest recorded sale was $427,000 and the highest $1,100,000. If your home sits outside the middle band, the reason usually shows up in the size table below before it shows up in condition.
| Sold price band | Share of closings | Sales |
|---|---|---|
| Under $450,000 | 1 (6%) | |
| $450,000 – $633,333 | 10 (62%) | |
| $633,333 – $816,667 | 2 (12%) | |
| $816,667 – $1,000,000 | 1 (6%) | |
| None and up | 2 (12%) |
The same recorded closings, split into thirds by living area. Find the row your home falls in: the $/sqft figure times your square footage is the recorded-sales bracket for homes like yours here — a starting range from real closings, not a valuation of your specific property. Smaller homes here have been selling at a higher price per square foot than larger ones ($244 vs $233) — the usual pattern, since lot, kitchen and baths do not scale with floor area.
| Size group | Median $/sqft | Median sold | Sold range | Sales |
|---|---|---|---|---|
| Smaller homes 1,808–2,172 sq ft | $244 | $475,000 | $427,000 – $548,000 | 5 |
| Mid-size homes 2,176–2,492 sq ft | $209 | $495,000 | $454,000 – $685,000 | 5 |
| Larger homes 2,550–5,267 sq ft | $233 | $821,250 | $515,000 – $1,100,000 | 6 |
From the live MLS feed as of 2026-10-01: 7 active listings (plus 1 pending) asking from $424,900 to $995,000, median $549,000; 4 of 7 have been on the market over 60 days (median 69 days so far); the homes listed or recently sold were built between 1993 and 2025 (median 2000), 1 of them new construction; 15 of 17 listed or recently sold homes report an HOA, median $146/mo; none of the 17 geocoded listed or recently sold homes sits in a FEMA special flood hazard zone (median elevation 11 ft); the features listings here most often name are Gated, Playground, Pool, Tennis Court(s), Clubhouse and Picnic Area. For a seller this is the competition a buyer will tour alongside your home; for a buyer, the stale share is where negotiating room usually is. See the current Belvedere Island Plantation listings →
At Belvedere Island Plantation’s $548,000 median and McIntosh County’s 2025 unincorporated rate of 29.35 mills on Georgia’s 40% assessment ratio, a home valued at that price carries roughly $6,430 a year in property tax before homestead exemptions, which vary by county and school district. City rates differ from the unincorporated figure.
Current asking prices run a median $674,000 against the $548,000 recorded sold median (+23%) — the gap between what sellers hope and what the record shows. The market is carrying about 9 months of supply at the current sales pace. Momentum’s market-heat index for Belvedere Island Plantation reads 64/100 (computed from DOM, sale-to-list, and absorption; 2020–21 peaked in the 70s here).
With asking prices running +23% over the recorded sold median, a Belvedere Island Plantation listing priced against the closed record above stands out against its competition; one priced against the asking crowd joins the statewide list of homes that never sold.
We don’t publish algorithm guesses for specific homes — they can’t see condition, upgrades, or your lot. A local agent will prepare a records-based valuation from the same closed-sale data on this page, adjusted for your home. Free, no obligation.
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Communities buyers shopping Belvedere Island Plantation are also weighing (nearest by map distance), each on its own recorded 12-month closings. A median well above the neighbors is a ceiling to price against; well below is where the value argument lives.
| Community | Median sold | Median $/sqft | Median DOM | Sales |
|---|---|---|---|---|
| Springfield Plantation | $725,000 | $272 | 114 | 7 |
| Priester | $449,900 | $207 | 65 | 3 |
More Belvedere Island Plantation: full community guide & homes for sale · choosing an agent here · should you sell now (statewide data) · what selling costs · cash offer vs. listing
Listing data provided by ScoutMLS® (Golden Isles Association of REALTORS®). The data is deemed reliable but is not guaranteed to be accurate by ScoutMLS. Compiled from recorded MLS closings; deemed reliable but not guaranteed. Figures are medians for the stated windows and change as new sales record; individual homes vary widely. No automated valuation for any specific property appears on this page. Equal Housing Opportunity. © 2026 Move With Momentum LLC — brokerage licensed in FL and GA. Disclosures
Content on this page is compiled from public records, MLS data, and automated data sources, and may contain errors or be out of date. It is provided for general information only and is not a representation about any specific property, community, builder, or association. Verify all information independently before relying on it.