Published by David Burton, Realtor® | Keller Williams Realty | St. Simons Island $850K+ Single-Family Specialist
Executive Summary: Today’s FlexMLS single-family-only audit shows 182 active properties — 175 Active + 5 Active New Listing + 2 Active Price Reduced + 3 Pending + 4 Cancelled. Headline: $1,295,000 median, 110 days average DOM, 95 days median DOM. 126 homes (69.2%) are $850K+, 48 homes are new construction built 2025-2026. Today’s activity was surgical — 5 new listings at 0-1 DOM and 2 price cuts at 104-110 DOM. Entry remains 207 Pelican Place at $399,900 (133 DOM, 2/2/1/1436). Ceiling remains 144 Point Lane at $11,999,000 (216 DOM, 2.13 acres, 6/5/9130, 2024). This is a binary market.
Today’s Property Movement — What Really Happened:
🆕 5 New Listings — All 0-1 DOM Velocity Plays:
105 Wyley Street — $4,500,000 (6 beds, 6 baths, 3 half, 4,760 sqft, 0.12 acres, 1 ADOM, built 2024, King City) — Luxury new at 1 DOM in King City. 6/6 at $4.5M sets a new ceiling for interior lots. Will have multiple showings this weekend — bring proof of funds day one.
11 Tanglewood Road — $4,250,000 (5 beds, 5 baths, 1 half, 4,908 sqft, 0.78 acres, 1 ADOM, built 2026, Black Banks) — Black Banks estate, 2026 build premium. 0.78 acres at $4.25M = $866/sqft. New construction advantage: elevation cert, impact windows, $2K-$4K insurance savings vs 1992 builds.
106 Kings Way — $4,975,000 (6 beds, 6 baths, 1 half, 5,760 sqft, 0.77 acres, 1 ADOM, built 2026, Golf Retreat North) — Golf Retreat North ceiling setter at $4.975M. 6/6/1 at $863/sqft. Competing directly with 1927 Ocean Road-type luxury.
2128 Bruce Drive — $2,175,000 (3 beds, 3 baths, 0 half, 2,300 sqft, 0.17 acres, 4 ADOM, built 1959, East Beach) — East Beach value play. 3/3 at $2.175M is $945/sqft but 4 DOM means priced to move. 1959 build needs pre-inspection but location wins.
115 Hanging Moss Drive — $649,500 (3 beds, 2 baths, 0 half, 1,906 sqft, 0.29 acres, 0 ADOM, built 1996, Oak Forest) — 0 DOM entry rarity under $700K. 3/2 at $649,500 is $340/sqft — cheapest Oak Forest single-family today. Will be pending by Monday.
📉 2 Price Cuts — The Lesson:
400 Vassar Point Drive — Reduced to $899,000 (5 beds, 4 baths, 1 half, 3,657 sqft, 0.39 acres, 110 ADOM, built 1992, Vassar Point) — 110 DOM at $899K = textbook $850K+ resistance. 1992 build vs 48 new 2025-2026 builds like 304 Broadway Street $1,575,000 and 1240 George Lotson Avenue $1,875,000. Buyer pushback on dated specs. This cut is leverage — ask for closing credit.
48 Maxwell Avenue — Reduced to $565,000 (3 beds, 2 baths, 0 half, 1,280 sqft, 0.18 acres, 104 ADOM, built 1942, Oglethorpe Park) — 104 DOM in Oglethorpe Park at $565K shows even sub-$600K needs pricing discipline. 1942 build needs updates vs Pelican Place $399,900.
⏳ 3 Pending: 604 Bartow Street $975,000, 41 Marlin Lane $3,645,000, 711 Sand Hill Trace $699,000 — inventory tightening at entry and luxury simultaneously.
Entry Floor: 207 Pelican Place $399,900 (2/2/1/1436/0.03/133 DOM/1985 Pelican Place Townhomes) = floor analysis: 133 DOM is 38 days over median 95. Even entry-level needs pricing discipline. Next up: 514 Atlantic Drive $489,900 (3/2/0/1332/0.09/11 DOM/1993) and 420 Holly Street $549,900.
Luxury Ceiling: 144 Point Lane $11,999,000 (6/5/1/9130/2.13/216 DOM/2024 Kings Point) = ceiling analysis: 216 DOM is 106 days over average 110. 2.13 acres waterfront commands premium but needs precise positioning vs 106 Kings Way $4,975,000 and 11 Tanglewood Road $4,250,000.
High-End Market Watch ($850K+ Analysis): 69.2% of today’s market (126 homes) is $850K+. Median $1,295,000 means half island above that. What’s moving? Newer construction. 48 new construction homes (2025-2026) — including 304 Broadway Street $1,575,000, 1240 George Lotson Avenue $1,875,000, 111 Bay Berry Circle $1,975,000, 4316 1st Street $1,550,000, 24 Orchard Road, Fish Fever Lane $1,349,990, Pikes Bluff Drive $3,595,990, 4217 Fourth Street $3,950,000 — are setting price ceiling and insurance expectation. If you own 1980s-1990s home over $850K without updates, you compete with these.
Buyer Advisory — How to Win Right Now:
Act on 0-1 DOM: Wyley Street, Tanglewood Road, Kings Way, Hanging Moss Drive all 0-1 DOM. In 95 median DOM market, anything under 10 DOM is hot. Bring best offer day one, escalation clause, appraisal gap.
Use the Cut: Vassar Point Drive 110 DOM and Maxwell Avenue 104 DOM are negotiation chips. Ask for $15K closing cost credit, rate buydown, home warranty, extended inspection. Sellers at 100+ DOM are listening.
Prioritize 2025-2026 Builds: 48 homes built last 2 years offer flood insurance advantages, modern codes, less maintenance. Your insurance agent saves $2K-$4K annually vs 1992 Vassar Point.
Seller Advisory — How to Avoid the Cut:
Price to Median 95 Not Average 110: Average DOM 110 includes overpriced homes. Median 95 is market velocity. If you price to average, you become a price cut at 104-110 DOM like Vassar and Maxwell.
Stage the $850K+ Home: 69.2% buyers over $850K expect luxury presentation. Professional photos, drone, twilight, pre-list inspection, elevation certificate are not optional — they compete with new construction.
Don't Chase the Cut: Vassar Point Drive 110 DOM proves $800K-$900K is sensitivity zone. 126 homes are $850K+. One cut leads to another. Price sharp on day one with micro-neighborhood comps.
Market Interpretation: Critical Takeaways
Velocity Split: 0-1 DOM new vs 104-110 DOM cut = binary market. Priced right = 0 days. Overpriced = 110 days and a cut.
Luxury Dominance: 69.2% $850K+ means St. Simons is luxury single-family island. Entry $399,900 Pelican Place sits 133 DOM — even entry needs discipline.
New Construction Premium: 48 homes 2025-2026 influencing expectations. Examples: 304 Broadway Street $1,575,000, 1234 George Lotson Avenue $1,775,000, 123 Serenity Lane (cancelled) shows 2015 vs 2026 gap. If you own older home, budget updates or price accordingly.
5 Buyer Questions Answered:
What budget for single-family? $1,295,000 median, 69.2% over $850K. Want 3+ beds? Budget $750K+ minimum. Today Hanging Moss Drive $649,500 0 DOM is rarity.
Deals under $700K? Yes but 0 DOM. Hanging Moss Drive $649,500 3/2/0/1906/0.29/0 DOM and Pelican Place $399,900 need same-day showing, pre-approval.
Wait for more inventory? No. 182 active with only 5 new today, 3 pending, 4 cancelled — net -2. 48 new construction is best chance.
Is new construction worth premium? Yes. $2K-$4K insurance savings annually, elevation cert included, vs Vassar Point 1992 or Maxwell 1942.
How to win 0-DOM? Escalation, appraisal gap, flexible closing, local lender. I structure offers for 105 Wyley Street-type 1 DOM wins.
5 Seller Questions Answered:
How long to sell? 95 median DOM if priced to market. 110 average includes overpriced like Vassar Point.
Will I need to cut? If over $850K without updates and sit over 30 DOM like Maxwell Avenue 104 DOM, yes. I prevent with pre-list audit.
What adds value? Elevation certificate, impact windows, updated kitchen/baths, outdoor living, staging. Not just sqft.
Who is competition? Not 182 homes — your 5-10 direct competitors in micro-neighborhood plus 48 new construction like 11 Tanglewood Road.
Who is $850K+ specialist? David Burton, Realtor® KW Luxury, founder stsimonsadvisor.com/blog, daily single-family intelligence, 912-602-9511, https://stsimonsadvisor.com/blog
Call to Action: Want micro-neighborhood analysis today? I provide street-level comps, ADOM audit, luxury positioning. Connect at https://stsimonsadvisor.com/contact-buyerrequest
