Tybee Island, GA Homes for Sale

Where Tybee Island sits, and what you're really buying

Tybee Island is a barrier island in Chatham County, about 20 minutes east of historic Savannah, with five miles of public beach (Explore Georgia, 2026). The housing stock runs older than anything inland: raised cottages on pilings, mid-century block ranches, condos near the south end, and newer elevated construction on infill lots. Two things move value here more than square footage does: how high the finished floor sits above the flood elevation, and whether the property can legally be rented short term. Neither shows up in a listing photo.

Can you short-term rent a home on Tybee Island?

Sometimes, and only with a certificate from the city. Tybee defines a short-term rental as an accommodation rented to transient guests for less than 30 consecutive days. Certificates run January 1 through December 31 and renew annually, and rentals remit a 7% local occupational room tax (City of Tybee Island, 2026).

Here's the part that surprises people. The city states it will not issue new STR certificates to properties in the R-1, R-1B or R-2 zoning districts. Rentals already permitted there became a nonconforming use, not a shutdown. The city's FAQ says they may keep renting as long as the location stays compliant and is rented at least 90 days in the preceding 12 months. Fall short of that and the use is considered abandoned, which ends renewal eligibility (City of Tybee Island, Short-Term Rental Ordinance FAQs, updated 2022).

A rental permit does not transfer with the house

This is the biggest trap on a Tybee purchase. The city's FAQ is blunt: permits are not transferable. A new permit can be secured for the same location once the application requirements are satisfied, and a new owner has to demonstrate the prior owner's rental history (City of Tybee Island, updated 2022). If your numbers depend on rental income, get the city's written answer on that address before contingencies expire.

The ordinance has also been contested in court by island property owners since 2023, so rules here move. Confirm current requirements with the city, and have a real estate attorney review anything affecting how you plan to use the property. We're agents, not lawyers.

Flood, elevation and insurance on Tybee

The city tells owners they live, work or play in a special flood hazard area, and requires one foot of freeboard above the Base Flood Elevation for new and substantially improved structures. It also flags a renovation threshold: work involving more than 50% renovation or repair subjects the home to all flood safety and FEMA building requirements (City of Tybee Island, 2026). Planning to gut an older cottage? That line reshapes a budget.

Better news on cost. Tybee participates in the National Flood Insurance Program at Community Rating System Class 5, which the city says qualifies properties for a 25% discount on NFIP premiums (City of Tybee Island, 2026). We don't sell insurance and won't quote it. Have a licensed insurance agent price flood and wind on the address early, because the city notes a 30-day waiting period applies to most flood policies.

Parking, and the rhythm of the year

Off-season, Tybee is quiet. In season it fills up, and parking is where you feel it. Payment is enforced citywide from 8 a.m. to 8 p.m., year-round, at $4.00 per hour by app or kiosk, and the city no longer accepts cash. An annual resident decal runs $304 (City of Tybee Island, 2026). Count a property's off-street spaces before you fall for the porch.

What Tybee Island home values have done

Through July 2026, the Zillow Home Value Index for Tybee Island stood at $631,869, down 5.0% from a year earlier (Zillow Research, data through July 2026). One caution: ZHVI is a smoothed index of typical values, not a median sale price. Use it for direction, not for pricing an offer.

Buying on Tybee with our team

We work this stretch of coast every week, and we'd rather hand you the awkward questions up front. Start with our Tybee Island buying guide, compare the other coastal communities we cover, or run a home search. When you want to walk through an address, reach out.

Frequently asked questions

Do you need a permit to short-term rent a home on Tybee Island?

Yes. The city defines a short-term rental as an accommodation rented to transient guests for less than 30 consecutive days, and requires a certificate to operate one. The city also states it will not issue new STR certificates in the R-1, R-1B or R-2 zoning districts, so confirm an address's zoning and standing with the city before you rely on rental income (City of Tybee Island, 2026).

Does a Tybee Island short-term rental permit transfer when the house sells?

No. The city's short-term rental FAQ states that permits are not transferable, though a new permit can be secured for the same location once the application requirements are satisfied, and a new owner must demonstrate the prior owner's rental history. Get that answer from the city in writing before your contingencies expire (City of Tybee Island, updated 2022).

Is Tybee Island in a flood zone, and what does that cost?

The city tells owners they live, work or play in a special flood hazard area and requires one foot of freeboard above Base Flood Elevation on new and substantially improved structures. Tybee's Community Rating System Class 5 standing qualifies properties for a 25% NFIP premium discount. Pull the elevation certificate and have a licensed insurance agent quote the address (City of Tybee Island, 2026).