Belmont Glen
Homes for Sale in Guyton, GA
All 63 homes for sale in Guyton, GA · median $398,000 · 72 homes for sale in 31312
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Karyn Thomas, Keller Williams Realty Coastal · via Georgia MLS
As of November 2026, Belmont Glen in Guyton, GA has 2 homes for sale. Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $453,500, $134 per square foot, a median 34 days on market, sellers accepting 98% of original asking (+19% versus the prior year). Homes listed or recently sold were built 2014–2020; none of the 6 geocoded homes sit in a FEMA special flood hazard zone (median elevation 61 ft). At the median price and Effingham County's 2025 rate of 24.05 mills, annual property tax runs about $4,360.
Last 30 days in Belmont Glen: 1 new listing (median asking $479,000). As of November 2, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Homes For Sale Right Now in Belmont Glen
Live MLS inventory for Belmont Glen. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Belmont Glen listings as of 2026-11-02, priced high to low. Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed. 
Tap any home to ask about it.
Belmont Glen's numbers come from a thin slice of activity — just four closings feed the current snapshot, so treat the mid-$453,500 median as directional rather than a hard ceiling or floor. At $134.10 a square foot, pricing here reads as square-footage-driven rather than finish-driven, which usually means larger or newer construction is doing more of the work than upgraded interiors.
A median time on market just over 34 days puts this in a normal-absorption zone, not a rush. For sellers, that argues for pricing tight to recent comparables rather than testing the market. For buyers, it means there's room to negotiate on condition or closing timeline without competing against multiple offers on day one.
Figures in this note are as of September 1, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Belmont Glen right now
🟡 Balanced market. 6.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Georgia MLS records, as of September 20, 2026. Confidence: Medium (2 active and pending listings, 4 closed sales in 12 months).
🟢 Still climbing. The trailing-12-month median ($454K) is up 19.3% from the prior 12 months ($380K). With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Georgia MLS closed sales, 12-month windows ending September 20. Confidence: Low (4 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 3, 2026 · Live data: Georgia MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Belmont Glen market snapshot (as of September 20, 2026): the median sale price is about $454K ($134 per sq ft over the trailing 12 months of closed sales), a median 35 days on market for closed sales, and 6.0 months of supply, a balanced market. The trailing-12-month median is up 19% from the prior 12 months, computed from record-level Georgia MLS closed sales (4 closings in the current window).
In ZIP 31312 (Guyton), 91 homes closed in the last 12 months at a median of $342K ($174/sq ft), up 2.2% year over year, with a median 48 days on market. Right now 14 active listings put supply at about 3.7 months — a balanced market. See the live ZIP 31312 housing market.
Georgia MLS sales records identify 17 homes in Belmont Glen that have changed hands since 2023, built between 2012 and 2020 (median 2016), with a median living area of about 3,196 sq ft and a typical 5-bedroom, 3-bath layout; 100% are single-family homes. Source: Georgia MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community. Georgia has no statewide parcel roll comparable to Florida’s DOR file, so ownership and homestead shares are not shown.
Belmont Glen sits in Guyton, Effingham County, an area where new and recently built single-family constrution tends to set the pricing baseline rather than resale character. With only a handful of closings feeding current data, buyers and sellers should expect the picture to sharpen as more transactions post.
The setting & the homes.
Aerial and on-site photos of Belmont Glen. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Belmont GlenPhotos from Georgia MLS listings in Belmont Glen; content deemed reliable but not guaranteed.
Who Belmont Glen is best for.
Best for
- Buying with flexibility on closing timeline, given a market that isn't moving at a rushed pace.
- Prioritizing square footage and lot size over interior finish level.
- Comfortable doing direct diligence on amenities rather than relying on a listed package.
Probably not for
- Needing a firm, well-established price benchmark before making an offer.
- Requiring confirmed community amenities like a pool or clubhouse as part of the purchase decision.
- Expecting a fast, high-competition sale timeline as a seller.
Belmont Glen on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Georgia MLS. Map data © OpenStreetMap contributors.
Schools
- Effingham County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
Effingham County School System posted a 93.7% four-year graduation rate and 13,908 students across 13 schools in 2024-25 (Governor’s Office of Student Achievement).
- South Effingham · Elementary
- South Effingham · Middle
- South Effingham · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Belmont Glen listings and can change; always confirm with the Effingham County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Belmont Glen address.
Shop the zone: Homes zoned for South Effingham High School
The Belmont Glen buying strategy.
If we were buying in Belmont Glen today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Belmont Glen.
A market still writing its own track record
The per-square-foot figure of $134.10 is the more stable data point of the two right now, since price-per-square-foot compresses some of the noise that a low closing count introduces into a raw median. It suggests homes here are transacting on size and lot more than on renovation premiums — worth confirming against the specific listing you're evaluating rather than assuming it holds for every home in the community.
No community amenities are currently identified from MLS listings, which is common for newer or smaller subdivisions where shared infrastructure may not yet be built out or simply isn't logged consistently in listing data. Buyers who want documented amenity packages — pools, trails, clubhouses — should confirm directly rather than assume based on subdivision name or setting.
The location and the amenities are priced into every listing in Belmont Glen. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Belmont Glen buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (7.7). Basis: Recent Direction +19.3% year-over-year; Liquidity & Demand 6.0 months of supply; Pricing Power 98.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With only four recent closings shaping the data, pricing a home in Belmont Glen accurately takes more than pulling a median off a report — it means pulling the underlying comparables one by one and understanding what each closing actually represents. That's the kind of groundwork we do before advising a list price or an offer.
Belmont Glen in 15 seconds.
Tools for a Belmont Glen buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Belmont Glen sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Belmont Glen, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Belmont Glen home worth?
Get a no-obligation home value based on real comparable sales in Belmont Glen, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recently off market in Belmont Glen
Homes in Belmont Glen that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 108 Clover Circle · off market
| Location | Guyton, Effingham County, GA · ZIP 31312 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Fitness Center, Playground, Clubhouse, Pool, Tennis Court(s), Park |
| Sale prices, last 12 months | $453,500 median across 4 closed sales · $134 per sq ft · +19.3% vs the prior 12 months |
| Days on market (closed sales) | 34 median |
| For sale right now | 2 active, 0 pending · median asking $440,000 · 6.0 months of supply |
Data as of September 20, 2026. Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed. Market figures describe homes, not residents. Cite as: Momentum Realty, “Belmont Glen key facts,” movewithmomentum.com/neighborhoods/belmont-glen, data as of September 20, 2026.
Just listed in Belmont Glen
The newest homes for sale in Belmont Glen right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 108 Clover Pointe Circle $479,000 · 5 bd · 4 ba · 3,555 sq ft · listed Oct 4, 2026 Courtesy of RE/MAX 1st Choice Realty
- 139 Saddleclub Way $479,000 · 5 bd · 4 ba · 3,812 sq ft · listed Sep 24, 2026 Courtesy of Keller Williams Realty Coastal
- 130 Clover Pointe Circle $380,000 · 4 bd · 2.5 ba · 2,404 sq ft · listed Sep 18, 2026 Courtesy of Platinum Properties
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Belmont Glen Right Now (3)
All 3 active and pending Belmont Glen listings with a detail page, newest first, refreshed twice a day from the MLS.
- 108 Clover Pointe Circle · $479,000 · 5 bd / 4 ba · listed Sep 28, 2026 · listed by RE/MAX 1st Choice Realty
- 139 Saddleclub Way · $479,000 · 5 bd / 4 ba · listed Aug 27, 2026 · listed by Keller Williams Realty Coastal
- 130 Clover Pointe Circle · $380,000 · 4 bd / 2.5 ba · listed Aug 26, 2026 · listed by Platinum Properties
More Guyton home searches
Recent Developments in Belmont Glen
Development, infrastructure, retail, and school activity affecting Belmont Glen, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Parks & 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.
What it may mean for the marketNew trails and ball fields expand outdoor recreation options in the Clyo area of northern Effingham County. The project is about 23 miles north of Belmont Glen, elsewhere in Effingham County.
Source: WTOC - October 2026Development
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.
What it may mean for the marketIf 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 8 miles north of Belmont Glen.
Source: WTOC - October 2026Infrastructure
Army Corps permit clears $2.3 billion Savannah Container Terminal on Hutchison Island
The Georgia Ports Authority announced federal approval of a 350-acre, 3.5 million TEU terminal, with construction set to begin in January 2028 and finish in the mid-2030s. A separate $1.6 billion Ocean Terminal upgrade is due by the end of 2028, aiming to lift port capacity from 7.75 million toward 12 million TEU. CEO Griff Lynch also announced he will retire on August 1, 2027.
What it may mean for the marketLong-term port expansion supports logistics, trucking and warehouse demand across the Savannah area and keeps freight traffic on regional highways a long-run planning factor. The site is about 11 miles southeast of Belmont Glen.
Source: WTOC - September 2026Development
Pooler council postpones vote on 116-acre mixed-use 'The District' near Pooler Parkway
Developers seek rezoning for a 116-acre walkable site at Pooler Parkway and Pine Barren Road with apartments, hotels, restaurants and retail, including 1,060 multifamily units. The council voted 4-2 on Sept. 21 to postpone while an independent traffic review is completed. Staff and the planning commission had recommended denial.
What it may mean for the marketThe outcome of the zoning vote and traffic review will determine whether a large housing, hotel and retail node is added at a busy Pooler Parkway corridor. The site is about 8 miles south of Belmont Glen.
Source: WTOC - September 2026Development
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.
What it may mean for the marketIf 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 project is about 10 miles north of Belmont Glen, elsewhere in Effingham County.
Source: WTOC
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
10% of homes for sale in ZIP 31312 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-11-03).
Frequently Asked Questions
What is the median home price in Belmont Glen?
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Where is Belmont Glen, and what county is it in?
Should you buy in Belmont Glen?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Georgia MLS, refreshed twice daily (last: November 2, 2026) |
| Community market stats | Georgia MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2023 (14 transactions analyzed) |
Verify the primary sources yourself: Georgia DOR · U.S. Census · FEMA flood maps.
Momentum Research figures are our own analysis of Georgia MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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