Sutherland Bluff
Homes for Sale in Townsend, GA
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of Melanie Hagen, Salt Coast Properties of Georgia · via scout
Sutherland Bluff prices around a median of $647,500, with per-square-foot value near $255.97 — a level that points to larger or more finished homes rather than a broad entry-level tier. With only 10 closings in the tracking window, each sale carries real weight in how the median moves, so read any single data point as directional rather than exact.
A median of 60 days on market and a heat score of 57 describe a market that is moving but not urgent. Sellers should price to condition and expect a buyer to take their time comparing options; buyers have room to negotiate on terms rather than needing to move the moment a listing appears.
Sutherland Bluff right now
🟡 Still climbing. The trailing-12-month median ($648K) is up 5.3% from the prior 12 months ($615K) and up 89% since 2012. With about 5 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 30. Confidence: Medium (10 and 9 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 30, 2026 · Live data: scout, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Sutherland Bluff market snapshot (as of August 30, 2026): the median sale price is about $648K ($256 per sq ft over the trailing 12 months of closed sales), and a median 60 days on market for closed sales. The trailing-12-month median is up 5% from the prior 12 months and up 89% since 2012, computed from record-level scout closed sales (10 closings in the current window).
Sutherland Bluff sits in Townsend, McIntosh County, a low-density stretch of Georgia's coastal mainland where pricing has climbed 89.0% since 2012 — a long-run trend that reflects the broader repricing of coastal Georgia land and construction, not a single hot season.
The setting & the homes.
Aerial and on-site photos of Sutherland Bluff. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Sutherland BluffPhotos from scout listings in Sutherland Bluff; content deemed reliable but not guaranteed.
Who Sutherland Bluff is best for.
Best for
- Looking for a lower-density setting in McIntosh County without a packaged amenity list driving the price.
- Comfortable with a slower-moving market and willing to negotiate over a 60-day-plus window rather than needing a fast close.
- Buying with a long time horizon, given the steady multi-year price trend rather than a fast flip.
Probably not for
- Needing on-site recreational amenities such as a pool or clubhouse as part of the decision.
- Wanting a large pool of active comparables to benchmark price precisely before offering.
- Requiring a fast transaction in a market where median time on market runs around 60 days.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 30 of each year, from record-level scout closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($648K) IS the median in the snapshot above, and the move from 2025 ($615K) IS the +5.3% one-year change.
Windows contain 0 to 10 sales each (10 in the current window); every figure carries its sample size, and thin markets swing on single closings. 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.
Sutherland Bluff Market Scorecard
Sutherland Bluff is currently a balanced market., and homes go under contract in about 93 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 Sutherland 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 Sutherland Bluff
Live MLS inventory for Sutherland 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 · 83 daysTop listingActive · 116 days
Active · 216 daysActive · 82 daysActive · 141 daysActive · 53 daysActive · 5 daysActive · 93 daysActive and pending Sutherland Bluff listings as of 2026-08-31, priced high to low. 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. Tap any home to ask about it.
Sutherland 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
- Todd Grant Elementary · Elementary
- McIntosh Middle School · Middle
- McIntosh Academy · High
Zoned schools reflect the assignments reported on recent Sutherland 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 Sutherland Bluff address.
The Sutherland Bluff buying strategy.
If we were buying in Sutherland 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.
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 Sutherland Bluff.
A Thin Market With a Long Memory
With current MLS listings showing no identified community amenities, whatever draws a buyer to Sutherland Bluff is coming from the lot, the home itself, or the setting in Townsend rather than a clubhouse or shared recreation package. That makes each home's individual condition and site — proximity to water, tree cover, lot size — the real variable in price, more than any community feature list.
The 5.3% year-over-year gain sits on top of the 89.0% run since 2012, which tells you this is not a market that spiked and corrected — it has compounded gradually over more than a decade. Combined with a 60-day median time on market, that supports a read of steady, low-volume appreciation rather than a market driven by bidding-war urgency.
The location and the amenities are priced into every listing in Sutherland 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 Sutherland 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 3 factors (7.2). Basis: Long-Term Appreciation +89% since 2012; Recent Direction +5.3% year-over-year; Pricing Power 96.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A market with only 10 closings in the window and no standardized amenity set is not one where a generic comparable pulls its weight — pricing a home here means understanding what that specific lot and structure are worth on their own terms. We walk both buyers and sellers through that comparison directly rather than leaning on a template.
Sutherland 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 Sutherland 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 Sutherland Bluff sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sutherland 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 Sutherland Bluff home worth?
Get a no-obligation home value based on real comparable sales in Sutherland 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 Sutherland Bluff on the map →
Frequently Asked Questions
What is the median home price in Sutherland Bluff?
How long do homes in Sutherland Bluff take to sell?
Do cash buyers compete in Sutherland Bluff?
Have Sutherland Bluff home prices gone up?
Who is the best real estate agent for Sutherland Bluff?
How do I find a top Townsend real estate agent who knows Sutherland Bluff?
Can Momentum Realty connect me with an agent for Sutherland Bluff?
Should you buy in Sutherland Bluff?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Sutherland Bluff with Momentum Realty’s local guides.
Data sources & freshness
| Community market stats | scout closed sales, 12-month windows ending August 30, 2026 |
| Historical depth | Closed-sale records back to 2001 (66 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.
Looking to buy here? Search homes for sale →
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