Buckingham Plantation
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 Kaitlyn Hartsock, Coast & Country Real Estate Experts · via Georgia MLS
As of November 2026, Buckingham Plantation in Guyton, GA has 1 home for sale. Homes listed or recently sold were built 2009–2022.
Last 30 days in Buckingham Plantation: 1 closed sale (median $399,999). As of November 3, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
The honest read on Buckingham Plantation as of this snapshot: there is no active listing data feeding through Georgia MLS right now, so we cannot point to a median price, a pace of sales, or a days-on-market figure. That is not unusual for a smaller subdivision in Effingham County between listing cycles, but it means anyone quoting you a number for this community right now is guessing, and we will not do that.
For a buyer or seller, this is a market-timing situation rather than a pricing one. Sellers should treat any pricing conversation here as a comparative-sales exercise built from nearby closed activity, not a plug-and-play number. Buyers watching this neighborhood should expect to move on inventory when it does surface, since a quiet subdivision with no current listings can turn over quickly once something is priced right.
Figures in this note are as of September 2, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Buckingham Plantation right now
🟢 Buyer-leaning market. 12.0 months of supply and 50% 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 Georgia MLS records, as of September 20, 2026. Confidence: Low (2 active and pending listings, 1 closed sales in 12 months).
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
Buckingham Plantation is a residential subdivision in Guyton, within Effingham County, Georgia. Current MLS data does not show identified community amenities, which typically points to a smaller or more established neighborhood rather than an amenity-driven development.
Georgia MLS sales records identify 10 homes in Buckingham Plantation that have changed hands since 2023, built between 2009 and 2023 (median 2020), with a median living area of about 2,731 sq ft and a typical 4-bedroom, 2.5-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.
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 setting & the homes.
Aerial and on-site photos of Buckingham Plantation. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Buckingham PlantationPhotos from Georgia MLS listings in Buckingham Plantation; content deemed reliable but not guaranteed.
Who Buckingham Plantation is best for.
Best for
- Buying in Effingham County for the home itself rather than for a clubhouse or pool package.
- Watching a specific Guyton subdivision over time and ready to act when a listing surfaces.
- Comfortable relying on nearby comparable sales rather than a current on-market median.
Probably not for
- Needing to compare active listings side by side today, since none are currently in the feed.
- Wanting a documented amenity package as part of the purchase decision.
- Needing a firm price benchmark immediately rather than building one from area comparables.
The market around Buckingham Plantation
Buckingham Plantation is too small for its own price trend, so here is the market around it.
In ZIP 31312, 68 homes are on the market and 10% are under contract — a slower corner of Guyton.
Across Effingham County, 124 homes are active and 23 pending (16% under contract).
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.
ZIP and county figures describe the wider market, not Buckingham Plantation specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Buckingham Plantation
Live MLS inventory for Buckingham 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 and pending Buckingham Plantation 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.
Buckingham 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 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).
- Marlow · Elementary
- South Effingham · Middle
- South Effingham · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Buckingham Plantation 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 Buckingham Plantation address.
Shop the zone: Homes zoned for South Effingham High School
The Buckingham Plantation buying strategy.
If we were buying in Buckingham 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 Buckingham Plantation.
A Quiet Line on the Effingham County Map
Guyton sits in Effingham County, part of the broader Savannah-area growth corridor in Georgia, though Buckingham Plantation itself does not carry a marketed amenity package in the current MLS record. That absence is worth reading correctly: it does not mean the community lacks value, it means the value proposition here is the home and lot itself rather than a clubhouse, pool, or gate.
Without active listings to draw price or pace data from, the responsible approach is comparative: look at what has closed nearby in Guyton and Effingham County, and treat this snapshot as a placeholder until inventory reappears. That is standard for smaller Georgia subdivisions that see intermittent turnover rather than constant listing volume.
The location and the amenities are priced into every listing in Buckingham Plantation. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with no current MLS-listed amenities and no active inventory to anchor a price conversation, the value we add is discipline: pulling accurate comparable sales from Guyton and Effingham County, tracking the feed for the moment a listing appears, and telling you plainly when the data does not support a number yet.
Buckingham 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 Buckingham 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 Buckingham Plantation sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Buckingham 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 Buckingham Plantation home worth?
Get a no-obligation home value based on real comparable sales in Buckingham 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 all homes for sale in Guyton →
Recently off market in Buckingham Plantation
Homes in Buckingham Plantation 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.
- 328 Windsor Road · off market
Just listed in Buckingham Plantation
The newest homes for sale in Buckingham Plantation right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 711 Majestic Drive $409,900 · 4 bd · 3 ba · 2,731 sq ft · listed Sep 29, 2026
- 123 Church Hill Drive $424,000 · 4 bd · 2.5 ba · 2,819 sq ft · listed Aug 27, 2026
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Buckingham Plantation Right Now (2)
All 2 active and pending Buckingham Plantation listings with a detail page, newest first, refreshed twice a day from the MLS.
- 711 Majestic Drive · $415,000 · 4 bd / 3 ba · listed Sep 29, 2026 · listed by Howard Hanna Allen Tate Real Estate
- 123 Church Hill Drive · $424,000 · 4 bd / 2.5 ba · listed Aug 27, 2026 · listed by Scott Realty Professionals LLC
More Guyton home searches
Recent Developments in Buckingham Plantation
Development, infrastructure, retail, and school activity affecting Buckingham Plantation, 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 18 miles north of Buckingham Plantation, 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 7 miles northeast of Buckingham Plantation.
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 site is about 7 miles northeast of Buckingham Plantation.
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
Is Buckingham Plantation a buyer's or seller's market right now?
Who is the best real estate agent for Buckingham Plantation?
How do I find a top Guyton real estate agent who knows Buckingham Plantation?
Can Momentum Realty connect me with an agent for Buckingham Plantation?
Where is Buckingham Plantation, and what county is it in?
Should you buy in Buckingham Plantation?
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) |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2023 (10 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.
Own a home here?
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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 Buckingham Plantation fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Buckingham Plantation with Momentum Realty’s local guides.