Where to Live in
Savannah

2026 Neighborhood Shortlist: Savannah, GA
From: The 15-Year Resident

Summary Table

The 2026 Vibe Check

Savannah isn't just the Historic District anymore. For years, the real estate game was played inside the grid, but the grid is tapped out. The riverfront is a cruise ship theme park, and Forsyth Park is just a photo op for tourists. The real energy—and the real money—has pushed north and south. You're seeing a hard line drawn along Victory Drive: the west side is getting the coffee shops and the flips, the east side is holding onto its grit.

The new center of gravity is Victorian District. It’s messy, it’s loud, and it’s where everyone under 35 is trying to land before the prices hit Midtown levels. Starland is the backup plan, a scrappy industrial zone turned food hall haven. Meanwhile, the old guard is digging into The Landings and Ardsley Park, insulating themselves from the city's chaos. The biggest shift? The Bay Street corridor is dead for locals; we're all at Starland Yard or The Sentient Bean. If you aren't looking north of Forsyth Park, you're already late.

The Shortlist

Victorian District

• The Vibe: Gritty Transition
• Rent Check: Well Below Average (~$950)
• The Good: This is the most walkable neighborhood outside the tourist zone. You're ten minutes from Forsyth Park by foot and five minutes from the Starland District dive bars. The architecture is stunning—you're looking at massive porches and original heart pine floors. The community here is tight; people actually know their neighbors. It's the last affordable pocket where you can still find a renovated 2-bedroom for under $1,300.
• The Bad: Parking is a war zone. Street cleaning days will have you moving your car at 6 AM. Crime is a reality—don't leave your bike on the porch. The noise from Victory Drive is constant, and you'll hear the train horns from the Georgia Central Railway all night. It’s not polished.
• Best For: The starving artist who needs to be central, or the young couple willing to sweat equity into a fixer-upper.
• Insider Tip: Walk down Bull Street toward Park Avenue. Check out ** Foxy Loxy** for a coffee and keep an eye on the corner lots—they’re selling fast.

Midtown / Ardsley Park

• The Vibe: Established Comfort
• Rent Check: Slightly Above Average (~$1350)
• The Good: This is the gold standard for Savannah living. You get actual yards, driveway parking, and mature trees that block the sun. The schools (Hubert Middle, Savannah High) are the best public options in the city. It’s quiet. You can walk the dog at 10 PM and feel safe. The Daffin Park loop is where everyone exercises, and Kayak Kafe on Bull Street is the unofficial town square.
• The Bad: It’s expensive. You’re paying a premium for the zip code. It can feel sleepy if you’re looking for nightlife; everything shuts down by 10 PM. There is zero chance of finding a "deal" here; the market is saturated and stable.
• Best For: Doctors from Candler or St. Joseph's, families who need space, and anyone who wants to own a Golden Retriever.
• Insider Tip: Drive down Park Avenue between Bull Street and Bull Street (yes, it loops). Look for the homes with the original carriage houses—they’re the best investment.

Starland District

• The Vibe: Hipster Industrial
• Rent Check: Near Average (~$1200)
• The Good: This is where the restaurants are opening. Starland Yard (the food truck park) is the hub, and you're steps away from The Sentient Bean and Cotton & Rye. It’s gritty but intentional. The conversion of the old Starland Dairy plant set the tone. It’s bikeable to downtown, but you don't have to deal with the historic district regulations.
• The Bad: It’s still a patchwork. One street is renovated and beautiful, the next is an industrial warehouse. There are still pockets of blight. Street parking is a nightmare on weekends because of the food scene. It’s loud on Saturday nights.
• Best For: Young professionals who work downtown but want a modern vibe. Foodies who want to be near the best kitchens in town.
• Insider Tip: The intersection of Bull Street and 41st Street is the epicenter. Go to Cotton & Rye for dinner, then grab a drink at Molly MacPherson's (the local haunt, not the tourist trap).

The Landings

• The Vibe: Resort Seclusion
• Rent Check: Sky High ($2400+)
• The Good: It’s a fortress. If you want to never see a tourist or deal with city traffic, this is it. It’s a private, gated island with golf courses, tennis courts, and its own Publix. The homes are massive, the landscaping is immaculate, and the security is tight. It’s a different world.
• The Bad: You are isolated. It’s a 25-minute drive to anything interesting in the city. You need a car for everything. It has a "Stepford Wives" vibe that can be suffocating. If you don't golf or play tennis, you’ll be bored.
• Best For: C-suite executives, retirees who want security, and people who want a country club lifestyle without leaving their neighborhood.
• Insider Tip: You can't just drive in. You need a realtor to get you through the gate. But if you're serious, ask to see the homes backing up to the Intracoastal Waterway.

Strategic Recommendations

For Families:
Stick to Midtown / Ardsley Park. The school district is the only one that functions consistently, and the side streets off Bull Street (like 49th and 50th) are quiet and safe. You need the yard space and the driveways. Victorian District is too unpredictable for raising kids right now.

For Wall St / Tech:
If you're working at MGA or the new tech hubs, Starland District is the winner. It's a quick commute down Bull Street or Bull Street to the Talmadge Bridge, but you're out of the downtown bottleneck. If you need to be closer to the port or the industrial zones, look at Victorian District for the commute savings.

The Value Play:
Victorian District. Specifically, the streets north of Park Avenue and south of Gwinnett Street. The gentrification wave is rolling north from Forsyth Park. Buying here now is like buying Midtown five years ago. You're betting on the proximity to the park and the new development in Starland. It’s the only place left with significant appreciation potential.