Looking for a new home in Pooler but not sure which subdivision fits your budget, commute, and lifestyle? You’re not alone. With master‑planned communities, active builder neighborhoods, and a growing retail scene, Pooler gives you a lot to compare. In this guide, you’ll see where new construction is happening, what typical homes cost, how HOAs work, and which amenities stand out. Let’s dive in.
Why Pooler is on buyers’ short list
Pooler puts you close to Savannah while keeping daily life convenient. Many buyers reference drive times of about 15 to 30 minutes to downtown Savannah depending on traffic and where you start in Pooler. The airport sits just a few miles away, so most trips to SAV are a quick hop. Regional employers also shape commutes. Port traffic and shift changes can affect timing, and continued expansion has kept the Port of Savannah in the spotlight. A major EV manufacturing campus, the Hyundai Metaplant, is another growing job hub for the broader region.
Lifestyle perks are close at hand. The Tanger Outlets anchor shopping and dining near Pooler Parkway. Entertainment and retail options line the Godley Station area, with more services clustering around Jimmy DeLoach and Benton Boulevard.
- Learn about the port’s growth and why timing your route matters: regional coverage on port expansion
- Explore the Tanger Outlets Pooler location: property overview
- See the Hyundai Metaplant’s regional footprint: project overview
Where new construction is concentrated
Pooler Parkway and US‑80
This corridor offers quick I‑95 access and puts you close to outlets, groceries, and dining. Many new subdivisions and townhome clusters sit within a short drive of Pooler Parkway’s retail.
Jimmy DeLoach Parkway, Benton Boulevard and Godley Station
Godley Station is a large mixed‑use growth area with residential villages and expanding retail. Builders continue to release new phases and townhome options along this axis as commercial sites fill in around it. For a snapshot of retail nodes under lease and development activity in the area, review commercial listings near Highland Park.
Pine Barren Road and Providence at Pooler
Providence at Pooler is a mixed‑use master plan that includes retail outparcels and new residential phases. It also features a build‑to‑rent townhome project, Palmetto Cay, a sign that rental and for‑sale options are growing side by side. Get a feel for planned townhome sizes and the community concept from Palmetto Cay’s developer update.
Master‑planned communities to know
Savannah Quarters
If you want a master plan with golf and resort‑style amenities, start your search here. Savannah Quarters is known for its Greg Norman–designed course and a clubhouse package with pool, tennis, fitness and social spaces. See the broader community snapshot at the Savannah Quarters official site. Multiple builders offer collections here, and plans commonly target move‑up buyers. For examples of current offerings and typical price windows in the high $300s to low $400s on many plans, review a national builder’s Savannah Quarters community page.
Neighborhood names to know inside the master plan include Westbrook, Easthaven and Westbrook Retreat. To see one builder’s active collection within the master plan, browse Westbrook Retreat by Dream Finders Homes.
Forest Lakes and The Cove at Forest Lakes
Forest Lakes sits within the broader Pooler area and is often described as a gated, amenity‑rich enclave with larger homes and premium features. Landmark 24’s collection highlights move‑up and luxury‑leaning plans, with sizes and finishes aimed at buyers who want more space. For community details and sample plans, visit Forest Lakes by Landmark 24. The Cove at Forest Lakes offers additional variety within the same overall footprint.
Godley Station and The Villages at Godley Station
Godley Station is a multi‑neighborhood master plan that blends residential villages with growing retail and services near Jimmy DeLoach and Benton Boulevard. New phases have continued to roll out around this corridor, and buyers can often find both single‑family homes and townhomes in nearby villages. Forest Lakes is a standout pocket within the larger area thanks to its gated feel and amenities.
The Hunt Club, Harmony and builder subdivisions along Jimmy DeLoach
Beyond the major master plans, you’ll find builder communities along Jimmy DeLoach and connecting roads. These neighborhoods often feature a mix of townhomes and single‑family homes aimed at first‑time and move‑up buyers. Expect practical, open layouts with garages and outdoor space, plus quick access to the Godley Station retail clusters.
Providence at Pooler and Palmetto Cay
Providence at Pooler adds a mixed‑use layer with retail, multifamily and build‑to‑rent townhomes. Palmetto Cay’s townhome sizes, generally around 1,600 to 1,950 square feet, reflect a growing demand for low‑maintenance living with quick commutes. See planned specs and project context on the developer’s announcement.
Typical floor plans and price bands
- Townhomes and stacked townhomes: Often around 1,600 to 2,000 square feet with 2 to 3 bedrooms and 2 to 2.5 baths. Palmetto Cay’s planned townhomes fall in this size range and target renters and low‑maintenance lifestyles.
- Entry and move‑up single‑family: Commonly about 1,700 to 2,600 square feet with 3 to 4 bedrooms. Open plans and first‑floor primary suites are typical in many collections. Builder pages in Savannah Quarters show price windows in the high $300s to low $400s on many plans. Review examples on Lennar’s Savannah Quarters page.
- Larger and luxury homes: Around 2,800 to 4,000+ square feet in gated, lake or golf neighborhoods like Forest Lakes and premium pockets of Savannah Quarters. Some properties exceed $500k to $1M+ depending on size, lot and customization. Explore the Forest Lakes community for higher‑end plan examples.
Note: Inventory, base prices and incentives change frequently. Always confirm current numbers with the builder’s sales office or your agent before making decisions.
HOA expectations and what to review
Most Pooler HOAs cover common‑area landscaping, lakes, street lighting, sidewalks, and pool or clubhouse upkeep where amenities exist. In golf communities, club memberships can be separate from the HOA and billed independently. For a clear example of community features and membership specifics, scan a builder’s Savannah Quarters overview.
What you might pay:
- Amenity‑rich gated pockets can carry HOA dues in the low hundreds per month. Community pages and listing details for places like Forest Lakes often outline the structure and services included. See Landmark 24’s Forest Lakes page for community context.
- Some lifestyle neighborhoods publish annual HOA fees instead of monthly dues. One example listing shows about $484 per year for a specific neighborhood, which reflects more limited common services. Review a neutral overview on 55places’ Savannah Quarters page.
Your HOA due‑diligence checklist:
- Request CC&Rs, architectural guidelines and recent meeting minutes.
- Confirm current dues, payment frequency and what services are included.
- Ask about reserve funding and any known or recent special assessments.
- Clarify whether golf or club memberships are optional, mandatory or tiered.
How to choose the right subdivision
- Define your commute. Map the route to your workplace at your actual drive times. Port traffic and shift changes can influence timing. Regional planning documents like Plan 2040 identify growth corridors, which can affect long‑term traffic patterns.
- Lock your budget and plan style. Decide if you prefer a low‑maintenance townhome or a single‑family home with a yard. Compare base prices to inventory homes and factor in upgrades.
- Prioritize amenities. Golf and full club access cost more. If you simply want a pool and sidewalks, you may save on dues in a non‑golf neighborhood.
- Understand the HOA. Monthly vs annual dues and what they cover can vary widely. Ask for documents early so you can plan.
- Compare builder incentives and timelines. Some phases offer closing cost help or rate buydowns. If you need to move fast, look for quick‑move‑in homes.
- Think ahead. If you may rent the home later, confirm leasing rules in the HOA documents before you buy.
For broader land‑use context in the Savannah region, review the regional planning framework in Plan 2040. And if lifestyle is a big factor, scan local attractions like the museums and parks highlighted in this Pooler activities roundup.
Subdivision spotlights at a glance
- Savannah Quarters: Golf, clubhouse, swim and fitness. Multi‑builder options and move‑up plans. Explore amenities at the official community site.
- Westbrook, Easthaven and Westbrook Retreat: Neighborhoods within Savannah Quarters with varying lot sizes and elevations. See an active collection at Westbrook Retreat.
- Forest Lakes and The Cove: Gated feel, lakes and higher‑end finishes. Review community info at Forest Lakes by Landmark 24.
- Godley Station area: Multi‑neighborhood footprint near growing retail and services along Jimmy DeLoach and Benton.
- Providence at Pooler and Palmetto Cay: Mixed‑use plan with build‑to‑rent townhomes in the 1,600 to 1,950 square foot range. Get project details from Parkland Residential.
Your next steps
If Pooler is on your radar, the smartest move is to narrow to a short list of subdivisions that match your commute, HOA comfort level and budget. From there, compare active phases, model plans, incentives and timelines. A local advisor can also check school zone assignments by address and confirm HOA rules before you go under contract.
You do not have to figure this out alone. Our team knows Pooler’s master plans, builder timelines and HOA details in real time. When you are ready, reach out to Robin Lance Realty for a tailored shortlist, on‑the‑ground tours and contract‑to‑close support.
FAQs
What does new construction cost in Pooler, GA today?
- Entry and move‑up single‑family homes often fall between the mid $300s and $500k depending on size and lot, with premium golf and custom homes higher. Always confirm current pricing with the builder’s sales office.
Where are most new homes being built in Pooler?
- Activity clusters along Pooler Parkway near retail, the Jimmy DeLoach and Benton Boulevard corridor in Godley Station, and the Pine Barren Road area around Providence at Pooler.
How do HOAs work in Pooler’s master‑planned communities?
- HOAs usually cover common‑area and amenity upkeep, with separate club dues in golf neighborhoods. Ask for CC&Rs, current budgets, reserves and any assessment history before you buy.
What amenities does Savannah Quarters offer homebuyers?
- The master plan highlights a Greg Norman–designed golf course plus clubhouse, pool, tennis and fitness. Review community details at the official site.
How are Pooler commute times to downtown and the airport?
- Many buyers report roughly 15 to 30 minutes to downtown Savannah depending on traffic and starting point. The airport is typically a short 5 to 10 minute drive from much of Pooler.
Are there low‑maintenance options like townhomes in Pooler?
- Yes. Townhomes and stacked townhomes around 1,600 to 2,000 square feet are common, including build‑to‑rent options like Palmetto Cay. Check active phases for availability.
