How Does Your Retirement Stretch Further Moving to St. Simons Island, GA vs Other Parts of the US? And What Can You Actually Buy for $1 Million?

Published Daily by David Burton, Realtor® | Keller Williams Realty | St. Simons Island Single-Family Market Intelligence | October 4, 2026

Today’s Ticker: 208 Active Single-Family Homes | Median $1,240,000 | Avg DOM 101 Days | Median DOM 80 Days | $850K+ Share 69.2% (144 homes) | Under $650K: 28 | $650K-$849K: 36 | $850K-$1.999M: 98 | $2M+: 46

Introduction:

I get this question every week from buyers moving from New Jersey, New York, Connecticut, Massachusetts, California, and Florida: “If I sell up there and move to St. Simons Island, does my retirement money actually go further?”

Based on today’s MLS — 208 active single-family homes, median $1,240,000, 88 homes under $1,000,000 — the answer is yes, by $18,000-$22,000 per year, before you even change your lifestyle.

Here’s the math and what under $1M still buys on the island.

1. Georgia Is One of the Most Tax-Friendly States for Retirees

• No tax on Social Security

• $65,000 per person retirement income exclusion at 65+ on 401k, IRA, pensions — $130,000 per couple

• Compare to NC, SC, and Northeast states where that same income is partially taxed

• That alone saves most retirees $6,000-$9,000 per year

2. Property Taxes Lower Than Coastal Competitors

Glynn County effective rate ∼0.85% with homestead exemption plus senior exemptions at 65+.

• $800K home on St. Simons: ∼$5,800/yr

• Same $800K in coastal NJ, CT, Long Island: $12K-$18K/yr

• That’s $6,000-$12,000 per year back in your pocket

3. Insurance — The Real Math vs Florida

This is where St. Simons wins big right now.

• Florida coastal single-family: $8,000-$14,000/yr insurance

• St. Simons single-family, 80% in X flood zone (not VE): $2,800-$4,200/yr

• Savings: $5,000-$8,000 per year vs Naples, Sarasota, or St. Pete

4. Lifestyle Is the Amenity — Not an HOA Fee

No $25,000/yr private beach club required.

• Public beach access

• County golf $45

• 20+ miles of bike paths under live oak canopy

• Pier fishing, kayaking in the marsh, dining in the Village

• Healthcare: Southeast Georgia Health System local + Mayo Clinic Jacksonville 75 minutes away

5. What Can You Buy for Under $1,000,000 on St. Simons Island Today?

43 Homes Under $750K — True Entry Single-Family

2-3 bed bungalows and cottages, mid-island and village area, liveable, some need updating.

Today: Pelican Place $399,900, Cedar Street $485,000, Bay Tree Court W $485,000, Butler Lake Drive $495,000, Palm Street $499,000, Reserve Lane $510,000, Cedar Street $510,000, Holly Street $559,900, Cedar Street $564,000, Maxwell Avenue $599,000.

Plus new today: Hillcrest Court $695,000 (3 DOM) — fresh 3/2 entry opportunity.

45 Homes $750K-$999,999 — The Retiree Sweet Spot

Updated 3 bed / 2 bath, 1,400-2,000 sqft, garage, screened porch, mostly X flood zone.

Today: Niblick Court $729,500 (31 DOM), Georgia Street $750,000 (205 DOM — leverage), Ramsey Lane $899,900 (31 DOM), Wesley Oak Circle $949,000 (62 DOM), Mallery Street $1,235,000 cut at 35 DOM just over $1M, Sea Oats Lane $1,799,999 cut at 155 DOM.

What Under $1M Gets You vs Luxury:

Under $1M: 3 bed / 2 bath, 1-car garage, live oak canopy lot, 10-minute bike to Village, Pier, and beach. Lower taxes, lower insurance, less upkeep.

$1.5M-$2.65M (7 new this week): Oak Street $1,500,000 (2 DOM), Oak Street $1,850,000 (1 DOM), Beachview Drive $2,250,000 (1 DOM), Southpoint Drive $2,650,000 (1 DOM) — marsh-front, golf course, pool, outdoor kitchen.

Top: Point Lane $11,999,000 — same island, same beach access.

Today’s Full Movement (Oct 3, 2026):

• 7 New Listings: Hillcrest Court $695,000, Ledbetter Avenue $1,340,000, Oak Street $1,500,000, Oak Street $1,850,000, Beachview Drive $2,250,000, Southpoint Drive $2,650,000, Wesley Oak Circle $1,069,500 (187 DOM)

• 6 Price Cuts: Niblick Court $729,500, Georgia Street $750,000, Ramsey Lane $899,900, Mallery Street $1,235,000, Sea Oats Lane $1,799,999, Fourth Street $3,950,000 (181 DOM — ultra-luxury adjustment)

Bottom Line:

If you sell a $950K home in NJ, PA, or MA with $14K taxes and move to a $750K-$850K home here, you bank $100K-$200K, cut property tax by $8K/yr, cut insurance vs FL by $6K/yr, and pay $0 state tax on $65K per person of retirement income.

That’s $18K-$22K per year of additional disposable income — plus golf, beach, and dining out becomes affordable daily life, not a vacation.

Want the exact list of 88 homes under $1M with DOM, flood zone, and village vs mid-island vs south end?

I parse this MLS daily and publish St. Simons Island Market Intelligence every day.

Connect with David Burton, Realtor® | Keller Williams Realty
https://stsimonsadvisor.com/contact-1-1