Building Wealth & Lifestyle
through St. Simons Island Real Estate
David Burton, Realtor | St. Simons Real Estate Advisor
Executive Brief Buyer and Seller Takeaway: St. Simons Island Market Update September 29, 2026
David Burton, Realtor® | Keller Williams Realty • September 29, 2026
Executive Market Takeaway
207 active single-family homes, median $1,212,000, avg 103 DOM, median 77.5 DOM. Luxury at 67.6% with 45 homes over $2M. Today's 1 new Bartow Street $975,000 at 0 DOM, 2 price cuts including Menendez Avenue $849,990 at 113 DOM, and 2 closed sales show balanced entry activity with negotiation leverage on 100+ DOM.
Buyer Takeaway: Critical Insights
Buyers gain leverage with 2 cuts today: Menendez Avenue $849,990 at 113 DOM and Cascades $1,395,000 at 74 DOM. Use closed comps Conservation Drive $732,500 at 39 DOM and Bay Tree Court W $435,000 at 101 DOM. Act fast on Bartow Street $975,000 at 0 DOM with 28 homes under $650K.
Seller Takeaway: Critical Insights
207 competitors at $1,212,000 median and 2 price cuts today shows market sensitivity at $850K line. Menendez Avenue at $849,990 after 113 DOM illustrates risk. With 2 closings today, correctly priced homes close. Price within 3% to avoid 100+ DOM.
| Single-Family Price Tier | Active Listings | Market Share |
|---|---|---|
| Under $650,000 | 28 | 13.5% |
| $650,000 - $849,999 | 39 | 18.8% |
| $850,000 - $1,999,999 | 95 | 45.9% |
| $2,000,000+ | 45 | 21.7% |
Full Daily Market Report Below
Buying or Selling a Home on St. Simons Island is a signification lifestyle and financial decision. I help $850k+ Buyers and Sellers understand the local Market, evaluate opportunities, price strategically, and negotiate from a position of knowledge.
-David Burton
Buying on St. Simons Island?
Buying on St. Simons at $850K+ is a major asset decision. Whether it's your coastal dream home, a second home, or your next investment, it's a significant move. I know how much this means, and I use real market intelligence, strategic negotiation, and local expertise to secure the right property for your goals.
— and I'll guide you through every step with clarity.
Selling on St. Simons Island?
Selling on St. Simons at $850K+ demands more than a listing. Whether it's your family home, getaway, or investment property, it's a major financial move. I know what's at stake, and I use market intelligence, market trend positioning, and strategic negotiation to secure top dollar for your unique home.
— I understand the $850K+ buyer mindset
Not Ready to Buy or Sell Yet?
That's fine. If you’re watching the St. Simons Island Market and have a question, I will point you toward the data that matters for your situation.
— I also offer Free No Obligation Property Valuations.
David Burton – St. Simons Island, Ga Realtor
David Burton, Realtor® | Market Intelligence. Justified Negotiations. St. Simons Expertise.
I am a St. Simons Island, Ga Realtor specializing in buyer representation and home sales throughout St. Simons Island.
As a real estate investor, business coach, and author of E3 to Millionaire, my role is to help buyers evaluate communities, compare neighborhoods, understand local market conditions, and make informed purchasing and sales decisions. I also guide homeowners through every stage of the selling process, from pricing and marketing to negotiation and closing.
Clientele: Professionals, executives, retirees, entrepreneurs, investors, second home buyers, 1031 Exchange, and families relocating to St. Simons Island, Georgia.
Notable St. Simons Island Sales Experience
| Sale Benchmark | Property Type | Market Expertise |
|---|---|---|
| $2,212,000 | Luxury Estate | High-end valuation & luxury marketing |
| $1,280,000 | Primary Property | Coastal factors & Pier Village considerations |
| $1,250,000 | Golf Community Home | Neighborhood amenities & lifestyle |
| $1,000,000 | Island Residence | Retirement Relocation home acquisition |
Whether you are relocating to St. Simons Island, purchasing a primary residence, buying a vacation home, investing in Coastal Georgia real estate, or preparing to sell your property, I provide local market knowledge, professional representation, and a straightforward process designed to help you make confident real estate decisions.
Full Daily Market Report- St. Simons Island
St. Simons Island Single-Family Real Estate Market Update
Published by David Burton, Realtor® | Keller Williams Realty • September 29, 2026
Current Market Summary
As of September 28, 2026, St. Simons Island holds 207 active single-family homes with median $1,212,000, average DOM 103 days, median DOM 77.5 days. Luxury share is 67.6% with 140 homes $850K+: 95 in $850K-$1,999,999 and 45 over $2M led by Point Lane $11,999,000. Entry is 28 homes under $650K and 39 homes $650K-$849,999. Today's movement shows 1 new listing, 2 price reductions, and 2 closed sales, indicating negotiation leverage on 100+ DOM while fresh $975K moves quickly.
Today's Property Movement
🆕 New Single-Family Listings Today
📉 Price Cuts Today
- Menendez Avenue: Reduced to $849,990 • 113 ADOM
- Cascades: Reduced to $1,395,000 • 74 ADOM
🔑 Closed Sale Spotlight
What the Data Means for Single-Family Buyers
With 103 avg DOM and median DOM 77.5, best leverage on 100+ DOM like Menendez Avenue $849,990 at 113 DOM and Cascades $1,395,000 at 74 DOM. Closed comps Conservation Drive $732,500 at 39 DOM and Bay Tree Court W $435,000 at 101 DOM show entry value. Act fast on Bartow Street $975,000 at 0 DOM — new $850K-$1M moves quickly with 28 homes under $650K.
What the Data Means for Single-Family Sellers
207 competitors at $1,212,000 median with 2 price cuts today shows sensitivity at $850K threshold. Menendez Avenue at $849,990 after 113 DOM illustrates pricing risk. With 2 closings today, correctly priced homes close: differentiate with marsh and live oak canopy photography, pre-inspection, and staging against 140 $850K+ peers.
Questions Buyers and Sellers Are Asking Today
Q1: How many single-family homes are currently for sale on St. Simons Island?
A: 207 active single-family homes as of September 28, 2026 (204 Active + 1 New + 2 Price Reduced) plus 2 Closed today.
Q2: What is the current median list price for a single-family home on the island?
A: $1,212,000 median active with 67.6% priced $850K+.
Q3: What is the entry-level price for a single-family home on St. Simons right now?
A: Entry is 28 homes under $650K, with closed Bay Tree Court W $435,000 and Conservation Drive $732,500 as comps, and new Bartow Street at $975,000.
Q4: How fast are single-family homes selling on average?
A: Active average 103 DOM, median 77.5 DOM; closed Conservation Drive at 39 DOM shows faster entry, Bay Tree Court W at 101 DOM slower.
Q5: Are new construction single-family homes readily available?
A: Yes — Bartow Street $975,000 new today at 0 DOM plus active builds like Kings Way $4,975,000 and Tanglewood Road.
Q6: Are sellers making price adjustments to secure buyers?
A: Yes — 2 reductions today: Menendez Avenue to $849,990 (113 DOM) and Cascades to $1,395,000 (74 DOM).
Q7: Where is the highest-priced single-family home located on St. Simons?
A: Point Lane at $11,999,000 — 6 beds, 5 baths, 9,130 sqft, built 2024.
Q8: Is now a good time to list a single-family property on St. Simons Island?
A: Yes — 207 actives at $1,212,000 median with 2 closings today (Conservation Drive $732,500 and Bay Tree Court W $435,000) shows buyer activity.
Q9: Do I have leverage to negotiate in the current market?
A: Yes on 100+ DOM — Menendez Avenue 113 DOM and Cascades 74 DOM indicate flexibility; new Bartow Street at 0 DOM less so.
Q10: How do I stand out against active single-family competitors?
A: In 207-home market at $1,212,000 median with 2 price cuts today, stand out with accurate pricing within 3%, professional marsh and live oak canopy photography, and pre-inspection vs 140 $850K+ peers.
High-End Market Watch ($850K+ Analysis)
$850,000 (+) Single-Family Strategic Insight
$850K+ holds 140 listings (67.6%) with 95 in $850K-$1,999,999 and 45 at $2M+. Today's new Bartow Street $975,000 adds entry-luxury while Menendez Avenue at $849,990 threshold shows pricing sensitivity. Cascades at $1,395,000 cut shows mid-luxury adjustment. Closed sales at $732,500 and $435,000 anchor entry comps vs Point Lane $11,999,000 top.
Market Interpretation: Critical Takeaways
Market stable at 207 actives, $1,212,000 median, 103 DOM avg, median DOM 77.5. Luxury at 67.6% offers choice but 2 price cuts vs 1 new and 2 closings shows balanced entry activity. Bartow Street $975,000 at 0 DOM proves correctly priced entry-luxury moves fast, while 100+ DOM cuts signal negotiation windows.
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Connect with David BurtonBeyond The Front Door | St. Simons $750K+ Lifestyle
St. Simons Island, Ga
