Belvedere Island Plantation
Homes for Sale in Townsend, GA
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of Catherine Larkin, Spartina Real Estate · via scout
Belvedere Island Plantation is a thin-data market by design — nine closings in the window we track is enough to read a trend, not enough to smooth out one unusual sale. The median price of $548,000 and median price per square foot of $236 tell you condition and lot are doing most of the work here, more than any amenity package, since MLS records show none identified for the community.
A median of 63 days on market and a year-over-year change of 5.6% point to a market that is firm but not urgent. Sellers who price realistically for condition are being rewarded; buyers who wait out a listing past the 63-day median often gain room to negotiate rather than losing the home to competing offers.
Belvedere Island Plantation right now
🟢 Buyer-leaning market. 9.0 months of supply and 33% of the inventory already under contract give buyers above-average negotiating leverage.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 scout records, as of August 31, 2026. Confidence: High (9 active and pending listings, 9 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($548K) is up 5.6% from the prior 12 months ($519K). With about 7 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 scout closed sales, 12-month windows ending August 31. Confidence: Medium (9 and 7 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 31, 2026 · Live data: scout, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Belvedere Island Plantation market snapshot (as of August 31, 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 scout closed sales (9 closings in the current window).
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.
The setting & the homes.
Aerial and on-site photos of Belvedere Island Plantation. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Belvedere Island Plantation
Belvedere Island Plantation
Belvedere Island Plantation
Belvedere Island Plantation
Belvedere Island Plantation
Belvedere Island Plantation
Belvedere Island Plantation
Belvedere Island PlantationPhotos from scout listings in Belvedere Island Plantation; content deemed reliable but not guaranteed.
Who Belvedere Island Plantation is best for.
Best for
- Buying with a longer hold horizon, where a thinly traded market matters less than it would on a fast resale plan.
- Prioritizing land and structure over community amenities, given none are identified from current listings.
- Comfortable negotiating around a 63-day median days-on-market rather than needing a fast, competitive-offer close.
Probably not for
- Needing a large set of recent comparable sales to underwrite an offer with confidence.
- Looking for on-site community amenities as part of the purchase decision.
- Wanting the fastest possible close in a market currently running near a two-month median days-on-market.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 31 of each year, from record-level scout closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($548K) IS the median in the snapshot above, and the move from 2025 ($519K) IS the +5.6% one-year change.
Windows contain 1 to 11 sales each (9 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing data provided by ScoutMLS® (Golden Isles Association of REALTORS®). The data is deemed reliable but is not guaranteed to be accurate by ScoutMLS. Deemed reliable but not guaranteed.
Belvedere Island Plantation Market Scorecard
Belvedere Island Plantation is currently a buyer-leaning market. About 9.0 months of supply, a median asking price of $674,000, and homes go under contract in about 103 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: scout, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Belvedere Island Plantation
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing data provided by the Golden Isles Association of REALTORS® / ScoutMLS. Information is deemed reliable but is not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Belvedere Island Plantation
Live MLS inventory for Belvedere Island Plantation. 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 · 9 daysTop listingActive · 166 daysActive · 37 daysActive · 103 daysActive · 23 daysActive · 169 days
Pending · 187 daysPending · 386 days
Pending · 65 daysActive and pending Belvedere Island Plantation listings as of 2026-08-31, priced high to low. Listing data provided by ScoutMLS® (Golden Isles Association of REALTORS®). The data is deemed reliable but is not guaranteed to be accurate by ScoutMLS. Tap any home to ask about it.
Belvedere Island Plantation on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from scout. Map data © OpenStreetMap, tiles © CARTO.
Schools
- McIntosh County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Todd Grant Elementary · Elementary
- McIntosh Middle School · Middle
- McIntosh Academy · High
Zoned schools reflect the assignments reported on recent Belvedere Island Plantation listings and can change; always confirm with McIntosh County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Belvedere Island Plantation address.
The Belvedere Island Plantation buying strategy.
If we were buying in Belvedere Island Plantation 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Belvedere Island Plantation.
What the numbers actually say
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.
The location and the amenities are priced into every listing in Belvedere Island Plantation. 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 Belvedere Island Plantation 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 (5.0). Basis: Recent Direction +5.6% year-over-year; Liquidity & Demand 9.0 months of supply; Pricing Power 95.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
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.
Belvedere Island Plantation in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Belvedere Island Plantation 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 Belvedere Island Plantation sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Belvedere Island Plantation, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Belvedere Island Plantation home worth?
Get a no-obligation home value based on real comparable sales in Belvedere Island Plantation, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Belvedere Island Plantation on the map →
Frequently Asked Questions
What is the median home price in Belvedere Island Plantation?
How long do homes in Belvedere Island Plantation take to sell?
Is Belvedere Island Plantation a buyer's or seller's market right now?
Who is the best real estate agent for Belvedere Island Plantation?
How do I find a top Townsend real estate agent who knows Belvedere Island Plantation?
Can Momentum Realty connect me with an agent for Belvedere Island Plantation?
Should you buy in Belvedere Island Plantation?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Belvedere Island Plantation with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | scout, refreshed twice daily (last: August 31, 2026) |
| Community market stats | scout closed sales, 12-month windows ending August 31, 2026 |
| Historical depth | Closed-sale records back to 2008 (97 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of scout 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the scout member average and 8 days faster, and we’ll price yours against live your area comps.
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