Settlers Bluff
Condos for Sale in Darien, GA
All 40 homes for sale in Darien, GA · median $304,950 · 45 homes for sale in 31305
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of Jedon Lilliston, Coldwell Banker Access Realty BWK · via ScoutMLS®
As of September 2026, Settlers Bluff in Darien, GA has 3 homes for sale. Over the 12 months ending 2026-09-03, 5 recorded sales closed at a median of $371,500, $254 per square foot, a median 90 days on market, sellers accepting 97% of original asking (+23% versus the prior year). Homes listed or recently sold were built 2005–2005; 7 of 7 report an HOA (median $425/mo). At the median price and McIntosh County's 2025 rate of 29.35 mills, annual property tax runs about $4,360.
| Location | Darien, McIntosh County, GA · ZIP 31305, 31331 |
|---|---|
| Home types (current listings and sales) | condos 100% |
| Amenities listed by sellers | Management, Pool, Elevator(s), Fire Alarm, Walk To Shopping, Interstate Access Nearby |
| Sale prices, last 12 months | $371,500 median across 5 closed sales · $254 per sq ft · +22.6% vs the prior 12 months |
| Days on market (closed sales) | 90 median |
| For sale right now | 3 active, 0 pending · median asking $362,500 · 7.2 months of supply |
Data as of September 3, 2026. Listing data provided by ScoutMLS® (Golden Isles Association of REALTORS®). The data is deemed reliable but is not guaranteed to be accurate by ScoutMLS. Market figures describe homes, not residents. Cite as: Momentum Realty, “Settlers Bluff key facts,” movewithmomentum.com/neighborhoods/settlers-bluff, data as of September 3, 2026.
Last 30 days in Settlers Bluff: 1 closed sale (median $377,500). As of September 20, 2026, Listing data provided by ScoutMLS® (Golden Isles Association of REALTORS®). The data is deemed reliable but is not guaranteed to be accurate by ScoutMLS.
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 2026-09-19, 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.
Every Home for Sale in Settlers Bluff Right Now (3)
All 3 active and pending Settlers Bluff listings with a detail page, newest first, refreshed twice a day from the MLS.
- 91 Screven Street · $346,500 · 2 bd / 2 ba · listed Aug 14, 2026 · listed by BHHS Hodnett Cooper Real Estate
- 91 Screven Street · $370,000 · 3 bd / 3 ba · listed Aug 14, 2026 · listed by Coldwell Banker Access Realty BWK
- 91 Screven Street · $362,500 · 3 bd / 3 ba · listed Aug 14, 2026 · listed by Golden Isles Realty
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 ScoutMLS® records, as of September 3, 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 ScoutMLS® closed sales, 12-month windows ending September 3. Confidence: Low (5 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 20, 2026 · Live data: ScoutMLS®, 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 September 3, 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 ScoutMLS® closed sales (5 closings in the current window).
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.
SCOUT sales records identify 9 homes in Settlers Bluff that have changed hands since 2007, built between 2005 and 2006 (median 2005), with a median living area of about 1,100 sq ft and a typical 2-bedroom, 2-bath layout; 100% are condominiums. Source: SCOUT closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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 ScoutMLS® 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 September 3 of each year, from record-level ScoutMLS® 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.
17% of homes for sale in ZIP 31305 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 (2026-09-20).
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 137 days.
Go deeper: Georgia property tax by county · mortgage payment calculator · rent vs buy.
Live data: ScoutMLS®, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Settlers Bluff, Darien
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 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 on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from ScoutMLS®. Map data © OpenStreetMap, tiles © CARTO.
Schools
- McIntosh County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
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).
- McIntosh Middle School · Middle
- McIntosh Academy · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Settlers Bluff 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 Settlers Bluff address.
Shop the zone: Homes zoned for Mcintosh Academy
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 dues reported around $425/month (about $5,100/yr) · median of 28 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $425 per month ($5,100 a year) — the median AssociationFee across 28 MLS records, normalised to a monthly figure; most are billed monthly. 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, 2026-09.
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.
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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?
Where is Settlers Bluff, and what county is it in?
Is Settlers Bluff a good place to live?
Should you buy in Settlers Bluff?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | ScoutMLS®, refreshed twice daily (last: September 19, 2026) |
| Community market stats | ScoutMLS® closed sales, 12-month windows ending September 3, 2026 |
| Historical depth | Closed-sale records back to 2011 (69 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.
Looking to buy here? Search homes for sale →
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See how Settlers Bluff fits the bigger picture — live prices, inventory, and Momentum Scores:
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