The Historic Savannah Real Estate Guide

Navigating Preservation, Pricing, and Life in the Landmark District.

Why "Experience is the Difference" in the Historic District

Last Updated November 21, 2205

Buying a home in Savannah’s Historic District is not like purchasing property in a standard subdivision. When you are dealing with 150-year-old masonry, federal preservation guidelines, and strict zoning overlays, the "standard" approach to real estate simply doesn't work.

 

 

This is where Nelsen Real Estate stands apart.

 

Our tagline, Experience is the Difference, isn't just a slogan—it's our operating model. Led by Peter Nelsen, our team specializes in this unique market, helping clients look past the curb appeal to understand the true asset they are acquiring.

 

When you work with us, you gain a collective expertise that covers every angle of your investment:

 

  • The "Invisible" Laws: Navigating the Metropolitan Planning Commission (MPC) and Historic Savannah Foundation (HSF) guidelines can be daunting. We help you understand what you can and cannot renovate—from the paint on your shutters to the height of your garden wall.
  • Structural Reality: There is a difference between "historic character" and expensive structural failure. We connect you with specialized inspectors and contractors who understand centuries-old construction.
  • The Micro-Local Nuances: A listing photo won’t tell you if a specific block gets heavy trolley traffic, or if a particular ward is strictly residential versus mixed-use. We guide you toward the pockets of the district that match your lifestyle goals.
  • STVR & Zoning Strategy: For investors, the rules regarding Short Term Vacation Rentals change block by block. We ensure you have accurate, up-to-date data on rental caps and permit eligibility so you aren't caught off guard.

At nelsen.re, our goal is to ensure your purchase is as sound financially as it is beautiful architecturally. In Historic Savannah, the details matter. Let our experience be your advantage.

 

Search Historic Savannah Contact
main

Investing in History: Navigating Savannah’s Short-Term Rental (STVR) Rules

For many buyers, a home in the Historic District isn't just a residence; it's an asset. However, Savannah has some of the strictest Short-Term Vacation Rental (STVR) regulations in the country. The days of buying a property and simply listing it on Airbnb are over.

At Nelsen Real Estate, we guide investors through the specific zoning overlays and "Ward Caps" that determine profitability. Here is the reality of the current market:

main

1. The Two Types of Permits

The city distinguishes heavily between residents and investors.

  • Owner-Occupied STVR: Generally easier to obtain. This allows you to rent out a portion of your home (like a carriage house or garden suite) while you live on the property as your primary residence.

  • Non-Owner Occupied STVR: This is the "whole home" rental permit that investors seek. These are highly regulated and subject to a strict cap.

main

2. The "20% Ward Cap" Explained

The Historic District is divided into distinct "Wards" (neighborhood squares). The City of Savannah limits Non-Owner Occupied permits to 20% of the total parcels in any given ward.

  • The Reality: Many popular wards (near River Street or Forsyth Park) are already at or above the 20% cap.

  • The Waitlist: If a ward is capped, new applicants are placed on a waitlist. In popular zones, this wait can be years long.

main

3. The "Transferability" & The 6-Month Rule

There is a critical distinction between transferring a permit and transferring the eligibility.

  • The Bad News: The actual STVR certificate is non-transferable. It legally expires the moment the deed changes hands. You cannot continue operating under the previous owner's name or license number
  • The Good News (The "Grandfather" Clause): If you purchase a property with an active, good-standing Non-Owner Occupied STVR certificate, you generally inherit the right to apply for a new permit without waiting in line.

  • The "6-Month Clock": The City of Savannah typically grants new owners a 6-month grace period from the closing date to apply for their new certificate. If you apply within this window, you can bypass the "Ward Cap" waitlist.

    • Warning: If you wait longer than 6 months, you lose this status and fall to the bottom of the waitlist.

main

4. The "Business Tax Certificate" Requirement

Operating an STVR is a business. It requires a specific application process, a Business Tax Certificate, and adherence to safety inspections.

How We Protect Your Investment

Because these numbers change weekly, do not rely on Zillow descriptions or verbal assurances.

main

Peter’s Pro-Tip for Buyers:

Never assume a permit is active just because the seller says so. During our Due Diligence period, we will:

  1. Request the STVR Certificate: Ensure the name matches the seller and the expiration date hasn't passed.

  2. Verify "Good Standing": Confirm there are no outstanding citations or "strikes" against the property that might block your new application.

  3. Check the "Active" Status: If the seller stopped renting 8 months ago and let the license lapse, the "Grandfather" status is gone, and you will be stuck on the waitlist.

Confused by the Ward Map? We track the numbers.

Request a STVR Eligibility Check for a Specific Property
main

Navigating the Layout: Wards, Squares, and "The Zones"

Savannah is not built like a typical city; it is built on a grid of "Wards," usually anchored by a central square. For the prospective buyer, the Historic District can be divided into three distinct "Lifestyle Zones," each with a different price point, noise level, and architectural character.

 

 

main

Zone 1: North of Oglethorpe (The "Buzz" Zone)

Includes: Reynolds, Warren, Washington, Ellis, and Franklin Squares.

  • The Vibe: This is the heartbeat of tourism. You are steps from River Street, City Market, and Broughton Street.

  • The Real Estate: Primarily condos, lofts over commercial spaces, and smaller historic townhomes.

  • Pros: Walkability is a 10/10. You are in the mix. High potential for short-term rental demand (if permits allow).

  • Cons: Noise levels are higher. Parking can be difficult.

  • Who buys here: Second-home owners who want a "lock-and-leave" city apartment and investors focused on occupancy rates.

main

Zone 2: The "Golden Corridor" (The Prestige Zone)

Includes: Monterey, Madison, Chatham, Pulaski, and Calhoun Squares.

  • The Vibe: This is the "postcard" Savannah. It includes the famous Jones Street and extends down to the edge of Forsyth Park (Gaston Street). It is significantly quieter and more residential than the north end.

  • The Real Estate: Grand, high-stoop Federal and Greek Revival mansions, freestanding estates, and luxury garden levels.

  • Pros: Prestigious addresses, quiet evenings, strong neighbor community, immediate access to Forsyth Park.

  • Cons: Highest price-per-square-foot in the city. Inventory is incredibly tight.

  • Who buys here: Luxury buyers looking for primary residences or high-end secondary estates.

main

Zone 3: The East Side / Beach Institute

Includes: Columbia, Greene, Crawford, and Troup Squares.

  • The Vibe: Historically a distinct community, this area has seen rapid appreciation. It feels more "neighborhoody" and less manicured than the Golden Corridor, offering a mix of historic cottages and larger renovations.

  • The Real Estate: A mix of smaller Victorian cottages, wood-frame historic homes, and renovation opportunities.

  • Pros: Often more "house for your money" than the West side. A very walkable, tight-knit community feel.

  • Cons: Farther walk to the commercial amenities of the West side.

  • Who buys here: Buyers looking for character and appreciation potential who want to avoid the heavy tourist foot traffic.

main

Wait, what is the difference between the "Historic District" and the "Victorian District"?

This is the most common question we get at Nelsen Real Estate.

  • The Landmark Historic District (North of Gwinnett St): The oldest part of the city. Governed by the strictest HSF/MPC rules. Mostly brick/stucco Federal and Georgian architecture.

  • The Victorian District (South of Gwinnett St): Developed later (late 1800s). The architecture shifts to wood-frame Victorians with "Gingerbread" details and large porches. The zoning rules and STVR maps are completely different here.

    • Note: If you are looking for a "Project House," the Victorian District often offers more inventory than the Landmark District.

Peter’s Insight on Parking: "One hidden factor in choosing a Ward is parking. Some squares (like those near the courthouse) have metered parking that makes guest visits difficult. Others, primarily in the 'Golden Corridor,' have unmetered residential zones. We help our clients map out the parking reality before they write an offer."

Real Estate in Historic Savannah is Complex. You Don’t Have to Navigate It Alone.

Whether you are hunting for a high-ROI vacation rental or your forever home on Jones Street, the difference between a good purchase and a costly mistake is due diligence. At Nelsen Real Estate, we treat your search as if it were our own investment.

Thinking of Investing?

Looking for "The One"?

Planning a Renovation?

Contact Details

PETER NELSEN

Phone

(912) 556-4007

Email

[email protected]

Address

24 E Oglethorpe Avenue Savannah, GA 31401

Submit a Message

Message sent successfully!