Search "Richmond Hill home prices" this month and you will collect four different numbers before lunch. Redfin puts the median sale price at $402,000 for the three months ending May 2026. A market-tracking service called Resideline reports a six-month median of $446,895 as of this August, built from 420 tracked closings. Georgia MLS recorded a Bryan County median of $445,000 in April 2026. Asking-price averages on aggregator sites have run as high as $472,990.
None of these figures are wrong. They are measuring overlapping but different slices of the same fast-moving market, and not one of them can tell you what a specific homesite inside the Waterways gate is worth. That gap between the citywide number and the community-specific number is the thing worth understanding before you make an offer.
A Median Built From New Subdivisions
Here is the detail that explains the spread. Resideline's own analysis notes that Richmond Hill is in Bryan County just south of Savannah, near Fort Stewart and within reach of the large new manufacturing development in the county, and its housing is heavily weighted toward recent subdivision construction.
That single fact changes how you should read every median you encounter. A citywide number built mostly from new subdivisions is really a blend of dozens of individual builder price lists, each one shifting month to month with incentives, lot releases, and quick move-in inventory. It is not a stable read on what an established, amenity-rich, gated community commands. The middle half of Richmond Hill sales over the last six months closed between $383,940 and $555,900, and that $172,000 spread matters more than the single median headline, because where a specific address falls inside it depends entirely on which subdivision, which builder, and which lot you are looking at.
| Source | Window | Figure | What it measures |
|---|---|---|---|
| Redfin | 3 months ending May 2026 | $402,000 median sale price | Closed sales across all Richmond Hill housing stock |
| Resideline | 6 months, as of August 2026 | $446,895 median closing price | 420 tracked closings |
| Georgia MLS | April 2026 | $445,000 median | Bryan County, all closings |
| Aggregated list prices | 2026 | up to $472,990 | Active asking prices, not closed sales |
What a Homesite Inside the Gate Actually Costs
Waterways is not a passive bystander to that citywide number. It is one of the subdivisions generating it, and its own published pricing spans a wider range than most buyers expect. New-construction listings inside the community have shown starting prices as low as the upper $360,000s for entry plans and as high as $549,515 for larger floor plans, a spread of roughly $180,000 within a single master-planned neighborhood before anyone has picked a lagoon-view or marsh-front homesite.
That range is not hypothetical. Back in July 2024, when Pulte opened a second enclave in Osprey Pointe, one of the newer villages inside Waterways, the Savannah Business Journal reported entry pricing in the low $400,000s for a set of single-family plans running one and two stories with three to five bedrooms. That was one enclave, at one point in time, and prices have moved since. Today, Waterways markets at least two active newer neighborhoods, Osprey Pointe and McAllister Cove, alongside established sections like Lakewood. Ask which one a listing sits in before you compare its price to any citywide median. The number attached to "Richmond Hill" tells you almost nothing about the number attached to a specific lot behind this particular gate.
The $750 Question
Once you have a price, the next question is what that price does not include. The Waterways Homeowners Association publishes its own dues on its site: Annual HOA fees are $750 and due by March 31. For a gated, amenity-heavy community, that figure looks almost modest, and it is easy to assume it covers everything the marketing materials describe. It does not.
The HOA fee funds the association. It does not automatically include access to everything that makes Waterways function as a lifestyle community. Waterways' own amenities page lists the Marina Village and its boat slips, two large community pools, a fitness building, the Bill Dance fishing lakes, the Waterwags dog park, and the Events Lawn. Notice what is missing from that list: golf. Waterways markets itself around water and trails, not a membership golf structure, so buyers arriving with expectations shaped by golf-centric Lowcountry communities need to recalibrate what "amenity fee" means here.
For boat owners specifically, the real line item sits outside the HOA entirely. Waterways Marina, operated separately from the residential association, holds roughly 200 boats up to 36 feet across its indoor and outdoor dry-storage bays, and getting a spot requires its own storage contract, not a line on the HOA statement. If waterfront access to the Intracoastal Waterway and the Ogeechee River is part of why you are looking at Waterways, budget for marina storage as its own cost, separate from the $750 you will see quoted everywhere else.
The Hyundai Number Everyone Quotes
The growth story behind all of this is real, and it is the reason so many people are pricing Richmond Hill aggressively right now. The Hyundai Motor Group Metaplant America represents a $7.6 billion investment, and Bryan County has become the fastest-growing county in Georgia as a direct result, with population climbing more than 70 percent since 2010 to an estimated 35,000 residents as reported in May 2026. Richmond Hill itself grew from 16,794 residents at the 2020 Census to an estimated 19,839 by 2024, an 18 percent increase driven in large part by spillover demand tied to the plant.
That is the number sellers and builders lean on to justify aggressive pricing, and it is not wrong. But growth of that speed produces friction, not just appreciation. Reporting from the Atlanta Journal-Constitution in May 2026 covered a Bryan County Development Authority meeting in February that drew an unusually large, standing-room crowd. Attendees had shown up specifically to oppose a proposed nickel refinery slated for a vacant manufacturing site, and several told the paper they had taken time off work to be there. That is not a market in simple, one-directional ascent. It is a market negotiating, in real time, how much more growth it wants and where. A buyer treating the Metaplant as a guaranteed appreciation engine is skipping the part of the story where the county itself is publicly debating the pace of what comes next.
What This Means If You're Comparing Numbers
Before you compare any quoted price to a citywide median, get specific answers to a short list of questions:
- Which Waterways neighborhood is the listing in: Osprey Pointe, McAllister Cove, Lakewood, or an earlier section
- Is the price a builder quick move-in figure, a resale, or a lot premium for lagoon or marsh frontage
- Does the HOA statement include marina access, or is dry storage a separate contract with Waterways Marina
- What have comparable homes inside Waterways specifically, not Richmond Hill citywide, actually closed for in the last 90 days
A citywide median can tell you the general direction of a market. It cannot tell you what a specific address behind a specific gate is worth, especially in a community whose own builder pricing already spans $180,000 depending on the lot.
The Takeaway
The Richmond Hill number you keep seeing quoted is a real statistic measuring a real market, and that market is genuinely being reshaped by one of the largest industrial investments in Georgia's recent history. But that number is a starting question, not an answer, once you are looking at a specific homesite inside Waterways. The community's own price list, its separate marina structure, and its HOA fee all tell a more precise story than any citywide median can, and that precision is exactly what a serious buyer or seller needs before making a decision.
Frequently Asked Questions
Does the Richmond Hill median price apply to a home inside Waterways? Not directly. Richmond Hill's citywide median blends dozens of subdivisions, and its housing stock skews heavily toward new construction. Waterways has its own published pricing tiers across multiple active neighborhoods, and comparing a specific listing to the citywide figure without knowing which Waterways neighborhood and lot type it represents will mislead you in either direction.
Is Waterways a golf community? No. The community's own amenities list centers on its marina, two pools, a fitness center, walking trails, and a dog park. There is no membership golf structure attached to Waterways, which distinguishes it from other gated Lowcountry communities where golf dues are the primary hidden cost.
Richmond Hill's growth story is far from finished, and getting the pricing right on a specific Waterways address means looking past the headline number to the comps, the neighborhood, and the fee structure underneath it. The Agency Savannah works this market at the address level. Request your instant home valuation or schedule a private consultation to see what a specific Waterways homesite is actually worth right now.
