St. Simons Island Single-Family Market Update: 207 Homes, $1.212M Median, and What Today's Movement Means

Live oaks, marsh light, and a market that finally gives buyers leverage.

As of September 30, 2026, St. Simons Island holds 207 active single-family homes at a median $1,212,000. Average days on market is 102 days, median 79 days. Luxury continues to dominate: 141 homes $850K+ (68.1%) — 95 in $850K-$1,999,999 and 46 over $2M, anchored by Point Lane at $11,999,000.

Today's Movement — September 30, 2026:

🆕 4 New Listings: Major Wright Road $1,157,000 (0 DOM), Shadow Wood Bend $690,000 (0 DOM), Bartow Street $975,000 (2 DOM), Palm Drive $1,249,000 (2 DOM)

📉 2 Price Cuts: Wesley Oak Circle $949,000 (61 DOM), Cedar Street $510,000 (28 DOM)

❌ 1 Cancelled: Villager Drive $748,000 (212 DOM)

🔑 1 Closed: Erica Lane $2,200,017 (149 ADOM)

For Buyers:

Your best windows are the cuts and the closed comp. Wesley Oak Circle at 61 DOM and Cedar Street at 28 DOM show flexibility. Erica Lane closed at $2.2M after 149 ADOM — luxury closes, but it takes patience. If you want entry, Shadow Wood Bend at $690,000 at 0 DOM is fresh value — we only have 28 homes under $650K. Major Wright Road at $1,157,000 at 0 DOM is the new mid-range benchmark.

For Sellers:

207 competitors at $1,212,000 median means surgical pricing. Villager Drive cancelled at $748,000 after 212 DOM is the cautionary tale — overprice and you expire. Bartow Street at $975,000 at 2 DOM proves correctly priced entry-luxury moves. With 141 competitors $850K+, win with live oak canopy and marsh photography, pre-inspection, and pricing within 3% of comps.

Executive Takeaway:

Market is balanced. 4 new listings vs 2 cuts + 1 cancellation + 1 luxury closing shows healthy turnover. Fresh inventory under $700K moves fast, mid-luxury $949K-$1.249M has negotiation room, and ultra-luxury $2.2M still closes after 149 days. Point Lane $11,999,000 remains the ceiling.

I read the full FlexMLS daily every morning and publish this single-family-only report. No condos, no townhomes — just St. Simons Island single-family.

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David Burton, Realtor | Keller Williams Realty