Settlers Bluff
Homes for Sale in Darien, GA
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of Jedon Lilliston, Coldwell Banker Access Realty BWK · via scout
Settlers Bluff is a small-sample market — five closings in the current window — so treat the numbers as directional, not a price sheet. The median sits at $371,500 with a median price per square foot of $254.45, and that ppsf figure is doing more of the storytelling here than the median itself: with so few sales, one larger or more updated home can swing the headline number meaningfully.
A 90-day median days on market alongside a 22.6% year-over-year gain reads as a market that is not moving fast but is still repricing upward. That combination favors sellers willing to hold for the right buyer over sellers who need a quick close, and it means buyers should expect to negotiate on timeline more than on price.
Settlers Bluff right now
🟢 Buyer-leaning market. 7.2 months of supply and 0% 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: Medium (3 active and pending listings, 5 closed sales in 12 months).
🟢 Still climbing. The trailing-12-month median ($372K) is up 22.6% from the prior 12 months ($303K) and up 268% since 2012. With about 6 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: Low (5 and 4 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
Settlers Bluff market snapshot (as of August 31, 2026): the median sale price is about $372K ($254 per sq ft over the trailing 12 months of closed sales), a median 90 days on market for closed sales, and 7.2 months of supply, a buyer-leaning market. The trailing-12-month median is up 23% from the prior 12 months and up 268% since 2012, computed from record-level scout closed sales (5 closings in the current window).
Settlers Bluff is a low-volume Darien market in McIntosh County where pricing has moved up substantially since 2012, but the thin closing count means each sale carries outsized weight in the data.
The setting & the homes.
Aerial and on-site photos of Settlers Bluff. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Settlers BluffPhotos from scout listings in Settlers Bluff; content deemed reliable but not guaranteed.
Who Settlers Bluff is best for.
Best for
- Buying to hold long-term and comfortable with a market that trades on limited data.
- Trading up in Darien and prioritizing the home and lot over a built-out amenity package.
- Willing to negotiate on days on market rather than compete in a fast-moving bidding environment.
Probably not for
- Needing a robust set of recent comparable sales to underwrite an offer with confidence.
- Wanting on-site community amenities as part of the purchase decision.
- Working on a tight closing timeline that can't absorb a 90-day-plus market pace.
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 ($372K) IS the median in the snapshot above, and the move from 2025 ($303K) IS the +22.6% one-year change.
Windows contain 0 to 10 sales each (5 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.
Settlers Bluff Market Scorecard
Settlers Bluff is currently a buyer-leaning market. About 7.2 months of supply, a median asking price of $362,500, and homes go under contract in about 117 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 Settlers Bluff
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 Settlers Bluff
Live MLS inventory for Settlers Bluff. 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 Settlers Bluff 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.
Settlers Bluff 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
- McIntosh Middle School · Middle
- McIntosh Academy · High
Zoned schools reflect the assignments reported on recent Settlers Bluff 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 Settlers Bluff address.
The Settlers Bluff buying strategy.
If we were buying in Settlers Bluff 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 Settlers Bluff.
A market defined by scarcity, not speed
The headline stat here is the long-run appreciation: since 2012, the market has climbed 268%, a trajectory that reflects a community that started from a low price base and has been steadily revalued over more than a decade. Layer in the 22.6% year-over-year move and the trend has not leveled off recently — it is still climbing, just off a small number of transactions.
The market heat score of 66 lands in a middle range: warm enough to suggest genuine demand, not so hot that sellers can name any number and expect it to hold. With a 90-day median days on market, homes here are not sitting for months on end, but they are also not clearing in days. No community amenities are identified in current MLS listings, so whatever is drawing buyers to Settlers Bluff is more about the lot, the location in Darien, or the individual home than a shared clubhouse or gate.
The location and the amenities are priced into every listing in Settlers Bluff. 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 Settlers Bluff 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 4 factors (7.7). Basis: Long-Term Appreciation +268% since 2012; Recent Direction +22.6% year-over-year; Liquidity & Demand 7.2 months of supply; Pricing Power 97.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this thin, the comps you're handed matter more than usual — five closings means a bad comparable can distort a pricing conversation entirely. We pull the full transaction history behind the median, not just the headline number, so an offer or a listing price is built on the actual sales, not a rounded average.
Settlers Bluff 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 Settlers Bluff 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 Settlers Bluff sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Settlers Bluff, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Settlers Bluff home worth?
Get a no-obligation home value based on real comparable sales in Settlers Bluff, 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 Settlers Bluff on the map →
Frequently Asked Questions
What is the median home price in Settlers Bluff?
How long do homes in Settlers Bluff take to sell?
Is Settlers Bluff a buyer's or seller's market right now?
Have Settlers Bluff home prices gone up?
Who is the best real estate agent for Settlers Bluff?
How do I find a top Darien real estate agent who knows Settlers Bluff?
Can Momentum Realty connect me with an agent for Settlers Bluff?
Should you buy in Settlers Bluff?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Settlers Bluff 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 2011 (69 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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