Single Family Residence in Hangleider Cut Sub, Springfield · No CDD on record
Hangleider Cut Sub · Springfield, GA 31329 · Effingham County
Listing data checked against the MLS November 3, 2026 at 12:37 PM ET · rechecked hourly
Listed by Next Move Real Estate (MLS) · Page maintained by Momentum Realty LLC, a licensed Georgia brokerage
4Bedrooms
2.5Bathrooms
3,405Sq Ft
2001Year Built
$250Per Sq Ft
WaterfrontNo CDD on record4 bedrooms
How to read this page: MLS listing facts carry their source; everything else is labelled as a public record, a calculation, an estimate, or something to verify. Where local data is too thin to support a number, the page says so instead of guessing.
62% above
$/sq ft vs community
$250 here vs $154 median sold (12 mo)
Buyer leverage
Balanced market
17 days on market
$3k–$6k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
128 Seines Landing Drive in Hangleider Cut Sub, Springfield is listed at $849,900 (3,405 sq ft, about $250 per sq ft). It has been listed Oct 15, 2026. Listing facts: built in 2001, waterfront, no HOA. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 2001 · 25 yrs
3,405 sq ft of living area
Listed at $849,900 — recent neighborhood median sale price ~$527,500 (nearby sales; deemed reliable, not an appraisal)
listed Oct 15, 2026
No HOA reported by the listing (confirm)
Listing description
About this home
Experience refined Lowcountry living with breathtaking Savannah River views from this beautifully updated retreat, ideally positioned on a generous .78-acre deep-water lot with Private Dock. Designed for effortless entertaining and elevated everyday living, this exceptional 4-bedroom, 2.5-bath residence blends timeless character with modern luxury. The light-filled great room showcases rich hardwood floors, custom built-in shelving, soaring windows, and a gas fireplace that creates an inviting focal point.
The gourmet kitchen is thoughtfully appointed with granite countertops, professional grade appliances including a gas range, wine cooler, custom pull-out cabinetry, offering both style and functionality. The main-level primary suite is a private sanctuary, framed by tranquil river views and complemented by a beautifully appointed walk-in shower and abundant closet space. Upstairs, three generously sized guest bedrooms and a full bath provide exceptional space and privacy.
Outdoor living is truly extraordinary. A screened porch and expansive patio overlook the lush grounds, while the impressive outdoor kitchen creates an entertainer's dream setting, featuring granite countertops, a built-in grill, fireplace, and television-perfect for relaxing evenings and gatherings overlooking the Lowcountry landscape. Additional highlights include a durable metal roof, carport with workshop, irrigation system, multi-level deck with private dock and river access, along with a community boat ramp a few doors down for convenient boat drop to the river.
A rare combination of waterfront beauty, generous acreage, sophisticated updates, and exceptional outdoor living, this property offers a truly distinctive Lowcountry life
All 50 photos
Description provided by Next Move Real Estate and reproduced from the MLS; not independently verified.
6 closed sales within about 10 miles in Effingham County in the last 18 months — same property type, living area within 30% of this home. Sold prices are MLS closed-sale records, deemed reliable but not guaranteed.
Sold Feb 2026
$620,000
156 Cubbedge Drive, Rincon
5 / 4 bd/ba · 3,284 sq ft · $189/sq ft
Courtesy of Next Move Real Estate · View details →
Sold Jun 2026
$565,000
102 Henry Court, Rincon
5 / 3.5 bd/ba · 3,261 sq ft · $173/sq ft
Courtesy of BHHS Bay Street Realty Group · View details →
Sold Mar 2026
$400,000
108 Franklins Walk, Rincon
4 / 3 bd/ba · 3,194 sq ft · $125/sq ft
Courtesy of Austin Hill Realty & Associates · View details →
Sold Dec 2025
$660,000
116 Runs Crossing Drive, Springfield
4 / 3 bd/ba · 3,621 sq ft · $182/sq ft
Courtesy of Next Move Real Estate · View details →
Sold Jul 2026
$490,000
218 Fairmont Drive, Rincon
5 / 3 bd/ba · 3,622 sq ft · $135/sq ft
Courtesy of ERA Foster & Bond · View details →
Sold Jun 2026
$395,900
102 Franklins Walk, Rincon
4 / 3.5 bd/ba · 2,994 sq ft · $132/sq ft
Courtesy of Keller Williams Realty Coastal · View details →
Median of these 6 sales: $527,500 ($154/sq ft). Directional only — a small or wide-radius sample. Shown for general reference only — not an appraisal or a statement of this home’s value.
Property facts & sources
Every fact, sourced
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
List price$849,900
Bed / bath4 / 2.5
Living area3,405 sq ft
Year built2001
Property typeSingle Family Residence
MLS #10831324
Listing statuslisted Oct 15, 2026
Public records & third-party data
FEMA flood zoneNot verified — check msc.fema.gov
Ground elevation~56 ft
CountyEffingham
Area listings1 active · 0 under contract
Estimated first-year tax~$8,924/yr
CDD assessmentNone on record
HOANone reported
Calculated estimates
Price per sq ft$250
Estimated monthly payment$5,749
Insurance (illustrative)$3k–$6k/yr
Messtimate range$449,460 – $619,710
Comparable-sales median$527,500
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
Financing
Estimated monthly payment
$5,749/mo
Principal & interest $4,634/mo81%
Taxes $744/mo13%
Insurance $372/mo6%
$5,749/mo at 20% down, 30-yr @ 7.24% · edit any field to update.
Estimated ownership costs for general information. Confirm each with the county, your lender, and an insurer. See data & estimate notes.
Property tax (first-year est.)
~$8,924/yr
Estimate: a typical Effingham effective rate applied to the list price before any exemptions. Florida bills change with reassessment, homestead and other exemptions, and local taxing districts — this is not your expected bill. Confirm with the county property appraiser.
CDD assessment
None on record
No CDD assessment appears in our records for this community. CDD assessments show on the county tax bill — confirm with the tax collector.
Insurance (illustrative range)
$3k–$6k/yr
An illustrative modeled range, not based on carrier underwriting and not a quote. Florida premiums vary significantly by roof age, wind-mitigation features, claims history, and carrier — a real quote can land well outside this range. Flood zone not verified for this address — check msc.fema.gov and confirm coverage. Get a quote from a licensed insurer before relying on any figure.
HOA
None reported
The listing reports no HOA. Confirm with the county record that no mandatory association applies.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Not verified
Not yet verified for this address. Look up the parcel at msc.fema.gov before relying on any flood assumption.
Ground elevation
~56 ft
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
Premiums and coverage vary by home (roof age, wind mitigation, claims history); obtain a quote from a licensed insurer.
County hazard risk ratings (FEMA National Risk Index, county level)
Hazard risk
Natural hazard risk
FEMA National Risk Index for Effingham County, GA: overall Relatively Low. Ratings compare this county with every county in the United States for expected annual loss from each hazard.
HurricaneRelatively Moderate
Coastal floodingVery Low
Inland floodingRelatively Low
Heat waveRelatively Low
WildfireRelatively Low
TornadoRelatively Low
LightningRelatively Low
Strong windRelatively Low
DroughtRelatively Low
HailRelatively Low
Cold waveRelatively Low
Winter weatherVery Low
Source: FEMA National Risk Index (county level, hazard risk ratings only). Ratings describe the county, not this parcel; the flood zone shown above is parcel-specific. Verify insurance requirements with your lender and agent.
Internet & broadband — how to check availability for this address
Connectivity
Internet & broadband
Fiber
Check availability
Address-level fiber service is not confirmed for this home. Check the FCC National Broadband Map (broadbandmap.fcc.gov) or the provider for this address.
Cable
Check availability
Cable broadband is common in Florida and Georgia towns but not confirmed for this address; verify with the provider.
Fixed wireless / satellite
Check availability
5G home internet and satellite service depend on the exact location; check coverage for this address.
Momentum Research · Hangleider Cut
Pricing & the Hangleider Cut market
How this home is priced against recent nearby sales, and where Hangleider Cut has been over 25 years. Momentum Research analysis of Georgia MLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
This home’s $/sq ft vs. nearby sales
List $/sq ft against recent nearby closed sales; the community median is marked.
Property timeline
This home’s history
2001BuiltPer public record
Sep 2, 2026First seen on movewithmomentum.comObserved at $849,900
NowActiveCurrently for sale
Build year is from public record. The MLS list date is approximate (today minus the cumulative days on market the MLS reports, which can span relistings). Other milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Transparency
Price & listing history
Listed for $849,900Next Move Real Estate · listed Oct 15, 2026
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
Momentum Research
The Momentum read
🟡 Asking $250 per square foot, about 62% above the community’s $154 median. Hangleider Cut’s 12-month median sold price per square foot is $154. MLS facts: Georgia MLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
What’s unique here: one of only 1 active listings in Hangleider Cut, no CDD assessment.
Checked against the MLS November 3, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by Next Move Real Estate · MLS # 10831324
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Keep looking
Similar homes for sale near Hangleider Cut Sub
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Oct 2026 · Parks Amenities
Upgraded Clyo Community Center and Park holds ribbon-cutting
Effingham County officially opened the renovated Clyo Community Center and Park on Saturday, October 31. The SPLOST-funded makeover added a walking trail, basketball hoops and ball fields, and a plaque honoring a local veteran was dedicated.
Why it matters: New trails and ball fields expand outdoor recreation options in the Clyo area of northern Effingham County. The project is about 14 miles northwest of Hangleider Cut, elsewhere in Effingham County.
Effingham weighs 1,440-acre OpenAI data center campus and its community commitments
Project Camellia would place four 720,000-square-foot buildings inside the Savannah Gateway Industrial Hub, with up to 3,210 megawatts of Georgia Power capacity phased in from 2028 to 2032. The county has not settled its future, and protections such as a noise study are still under review. Commitments cited include an $80 million community fund, a $2 million trail grant for Atlas Park and projected annual revenue of $27 million for the county and $39 million for schools at full buildout.
Why it matters: If built, the campus would bring thousands of construction jobs and about 400 permanent jobs, along with heavy new power demand and tax revenue that shapes Effingham's growth outlook. The site is about 7 miles southwest of Hangleider Cut.
1,000-home mixed-use development proposed at Midland Road and Highway 30 in Effingham County
Salzburg Trails LLC filed an application with the Georgia Department of Community Affairs for a 669-acre project with about 1,000 homes, roughly 300,000 square feet of low-intensity commercial space and a public school. The developer is seeking rezoning and approval for sewer and water service. The first phase is expected to finish by 2030 and full buildout by 2045.
Why it matters: If approved, the project would add a large block of housing inventory and neighborhood retail and a school site in western Effingham over a multi-decade buildout. The site is about 8 miles west of Hangleider Cut.
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Schools currently assigned to this address in Effingham County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
EbenezerAssigned elementary school · Effingham County School District
EbenezerAssigned middle school · Effingham County School District
EffinghamAssigned high school · Effingham County School District
Assigned schools per the MLS listing — assignments can change; confirm current zoning with the district. Browse school-zone pages →
Nearby & guides
City, county & community guides
Where this home sits, with links to the matching guides. General reference only.
Items worth confirming for 128 Seines Landing Drive, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 2001 (25 years): ask for the roof and HVAC replacement dates — insurers commonly ask for roof age on homes this old, and it changes the premium.
The listing reports no HOA: confirm with the county record that no deed restrictions or mandatory association apply to this parcel.
Look up the parcel on FEMA's Flood Map Service Center and confirm with your insurer whether flood insurance is required.
Get a homeowners insurance quote for this specific address in Effingham County; age of roof and any prior claims affect the premium.
Waterfront: confirm seawall or dock condition and permits, and ask who owns and maintains the shoreline.
Listed living area is 3,405 sq ft: verify it against the property appraiser's record and measure before relying on it.
Order a survey to confirm lot boundaries and easements.
Review permit history with the county.
Property taxes: the estimate on this page (about $8,924/yr) assumes reassessment at the list price; confirm exemptions with the county tax assessor.
School zoning shown here comes from district data and changes; confirm the assigned schools directly with the district before relying on them.
Provenance
Data sources & freshness
Listing record
Georgia MLS, checked against the MLS hourly (last: November 3, 2026)
Comparable sales
Georgia MLS closed sales within about 10 miles in Effingham County, last 18 months, as of September 20, 2026
Flood zone & elevation
Not verified for this address — look it up at msc.fema.gov
Taxes & monthly cost
Typical county effective rate applied to the list price; an estimate, not a bill
Insurance figure
Modeled estimate; obtain a real quote before offering
Schools
2025-26 district assignments; verify with the district
Momentum Research lines are our own analysis of Georgia MLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Answered before you ask
Frequently asked questions
How big is 128 Seines Landing Drive and when was it built?
Per the listing record, 128 Seines Landing Drive was built in 2001 and has 3,405 sq ft of living area, 4 bedrooms and 2.5 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 128 Seines Landing Drive in?
128 Seines Landing Drive is in Hangleider Cut Sub in Springfield, Effingham County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
Does 128 Seines Landing Drive have an HOA?
The listing reports no HOA. Confirm with the county record that no deed restrictions or mandatory association apply to the parcel.
How are property taxes on 128 Seines Landing Drive estimated?
The estimate on this page (about $8,924 per year) assumes the county reassesses at the list price. Georgia counties reassess after a sale and exemptions such as homestead must be applied for by the new owner, so the seller's current bill is not a guide. Confirm with the county tax assessor.
Is 128 Seines Landing Drive in a flood zone?
A flood designation has not been verified for this address. Look up the parcel on FEMA's Flood Map Service Center (msc.fema.gov) and confirm with your insurer.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
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Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email jon@movewithmomentum.com and we will review and correct or remove it promptly.
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply county millage to the list price (less the homestead exemption where the parcel is matched to the certified roll) and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
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1 / 1 photosListing courtesy of Next Move Real Estate
Sold price and details are from public records and the MLS, deemed reliable but not guaranteed. Shown for comparison only — not an appraisal or a statement of this home's value.
