Black Island
Homes for Sale in Darien, GA
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 15 closed sales in Black Island in Darien, GA since 2015, the most recent in May 2025. Across Darien as a whole, 30 homes closed in the last 12 months at a median of $309,250, 85 median days on market, with 11 homes for sale today. At that median and McIntosh County's 2025 rate of 29.35 mills, annual property tax runs about $3,630.
Black Island in Darien is a thin-data community right now. With no closings recorded in the current window, there is no reliable median price, days-on-market figure, or trend line to point to. Anyone telling you they know exactly where pricing sits here is guessing beyond what the record shows.
That absence of transaction history is itself the signal: this is a market where each listing has to be underwritten on its own terms rather than compared against a recent comp set. For a buyer, that means more due diligence per property. For a seller, it means pricing strategy has to lean on broader McIntosh County context rather than hyperlocal closings, since Black Island itself has not generated enough recent activity to establish its own baseline.
Nearby homes for sale
No active listings inside Black Island right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Black Island sits within McIntosh County near Darien, on the southeast Georgia coast, an area defined more by its waterway geography than by amenity-driven development. Current MLS data shows no community amenities identified and no closings in the recent window, so this reads as a low-volume, low-visibility pocket of the market rather than an active subdivision with an established sales pattern.
SCOUT sales records identify 12 homes in Black Island that have changed hands since 2015, built between 1976 and 2006 (median 1997), with a median living area of about 2,890 sq ft and a typical 3-bedroom, 3-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.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The market around Black Island
In ZIP 31305 (Darien), 41 homes closed in the last 12 months at a median of $270K ($207/sq ft), up 1.2% year over year, with a median 83 days on market. Right now 14 active and 5 pending listings put supply at about 5.3 months — a balanced market. See the live ZIP 31305 housing market.
ZIP and county figures describe the wider market, not Black Island specifically. Momentum Research analysis of MLS records.
Who Black Island is best for.
Best for
- Buying with flexibility on amenities and willing to verify property specifics directly rather than relying on a subdivision standard.
- Comfortable making a purchase decision in a market with little to no recent closing history to benchmark against.
- Looking specifically within the Darien / McIntosh County area of coastal southeast Georgia rather than a more established subdivision.
Probably not for
- Needing a recent median price or days-on-market trend to guide an offer strategy.
- Expecting a community with a defined amenity package such as a pool, clubhouse, or gated entry.
- Wanting a high-volume market with frequent comparable sales to lean on during negotiation.
The Black Island buying strategy.
If we were buying in Black Island 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 Black Island.
A Market With No Recent Trail
There is no amenity package on record for Black Island — no clubhouse, pool, or gated entry showing up in current listings — which suggests this is either an unamenitized, land-oriented pocket or one where inventory has been too sparse to surface that detail. Either way, buyers should confirm directly what, if anything, comes with a given property rather than assuming a standard subdivision package.
With zero closings in the tracked window, there is no median price, no pace-of-sale figure, and no way to characterize demand as brisk or slow with any honesty. Treat any specific number you hear about this pocket of Darien with skepticism unless it is tied to an actual active or recently closed listing you can verify directly.
The location and the amenities are priced into every listing in Black Island. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this little recorded transaction history, the value we add is not reciting stats that do not exist — it is knowing how to price and negotiate off of comparable McIntosh County activity, verify what a specific parcel actually includes, and walk a buyer or seller through a deal without a local comp set to lean on.
Black Island 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 Black Island 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 Black Island sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Black Island, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Black Island home worth?
Get a no-obligation home value based on real comparable sales in Black Island, 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 Black Island on the map →
Should you buy in Black Island?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Historical depth | Closed-sale records back to 2015 (15 transactions analyzed) |
Verify the primary sources yourself: Georgia DOR · U.S. Census · FEMA flood maps.
Momentum Research figures are our own analysis of ScoutMLS® 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 will price yours against live local comps — a real number, not an algorithm’s guess.
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See how Black Island fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Black Island
Where is Black Island?
Black Island is a community in Darien, McIntosh County, Georgia, ZIP 31305.
Are there homes for sale in Black Island right now?
No active listings inside Black Island at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Black Island have an HOA or CDD?
No HOA is on record for Black Island in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Nearby Communities
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