Belvedere Island Plantation
Homes for Sale in Townsend, GA

Belvedere Island Plantation market snapshot (as of September 20, 2026): the median sale price is about $548K ($236 per sq ft over the trailing 12 months of closed sales), a median 63 days on market for closed sales, and 9.0 months of supply, a buyer-leaning market. The trailing-12-month median is up 6% from the prior 12 months, computed from record-level ScoutMLS® closed sales (9 closings in the current window).

In ZIP 31331 (Townsend), 74 homes closed in the last 12 months at a median of $475K ($248/sq ft), up 5.2% year over year, with a median 77 days on market. Right now 35 active and 9 pending listings put supply at about 6.7 months — a buyer's market. See the live ZIP 31331 housing market.

SCOUT sales records identify 94 homes in Belvedere Island Plantation that have changed hands since 2004, built between 1989 and 2025 (median 2001), with a median living area of about 2,436 sq ft and a typical 3-bedroom, 2.5-bath layout; 100% are single-family homes. Source: SCOUT closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.

Belvedere Island Plantation sits in Townsend, McIntosh County, in a low-volume corner of the coastal Georgia market where pricing is set closing by closing rather than by a deep, liquid pool of comparable sales.

McIntosh County School System posted a 98.1% four-year graduation rate and 1,320 students across 3 schools in 2024-25 (Governor’s Office of Student Achievement).

• Todd Grant Elementary · Elementary
• McIntosh Middle School · Middle
• McIntosh Academy · High

District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Belvedere Island Plantation listings and can change; always confirm with the McIntosh County School System for a specific address.

Buying with schools in mind? We can confirm the exact zoned schools for any Belvedere Island Plantation address.

With only nine closings feeding the current snapshot, this is not a market where you can assume a tight, repeatable price band. The median price per square foot of $236 is the more stable reference point of the two figures — it normalizes for size in a way the median price alone cannot — but with this few transactions, one larger or smaller home closing can move either number meaningfully.

A market heat score of 62 alongside a 63-day median days-on-market reads as balanced-to-firm: not a bidding-war environment, but not a stale one either. The 5.6% year-over-year change suggests values have been drifting upward rather than spiking, which is consistent with a small, low-turnover community where demand is steady rather than driven by a single catalyst.

In a community with this few recorded closings, the difference between a fair offer and an overpay often comes down to knowing which of those nine sales are true comparables and which are outliers. We pull the underlying listing history, not just the summary stats, before advising a number on either side of the table.

Listings in this community report association dues of about $146 per month ($1,752 a year) — the median AssociationFee across 173 MLS records, normalised to a monthly figure; most are billed annually. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.