Sutherland Bluff
Homes for Sale in Townsend, GA

Sutherland Bluff market snapshot (as of September 3, 2026): the median sale price is about $648K ($256 per sq ft over the trailing 12 months of closed sales), a median 60 days on market for closed sales, and 10.7 months of supply, a buyer-leaning market. The trailing-12-month median is up 5% from the prior 12 months and up 89% since 2012, computed from record-level ScoutMLS® closed sales (10 closings in the current window).

In ZIP 31331 (Townsend), 72 homes closed in the last 12 months at a median of $475K ($248/sq ft), up 5.2% year over year, with a median 77 days on market. Right now 38 active and 8 pending listings put supply at about 7.2 months — a buyer's market. See the live ZIP 31331 housing market.

SCOUT sales records identify 70 homes in Sutherland Bluff that have changed hands since 2001, built between 1985 and 2026 (median 2008), with a median living area of about 2,600 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.

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.

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).

• Todd Grant Elementary · Elementary
• McIntosh Middle School · Middle
• McIntosh Academy · High

District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Sutherland 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 Sutherland Bluff address.

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.

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.

Listings in this community report association dues of about $88 per month ($1,056 a year) — the median AssociationFee across 42 MLS records, normalised to a monthly figure; most are billed annually. 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.