Published by David Burton, Realtor® | Keller Williams Realty | St. Simons Island $850K+ Single-Family Specialist | stsimonsadvisor.com/blog | 912-602-9511
Executive Summary: Today’s FlexMLS single-family-only audit shows 191 total properties — 176 Active + 11 Active New Listing + 3 Active Price Reduced + 1 Pending (3 Cancelled, 1 Closed excluded). The headline: $1,294,000 median, 110 days average DOM, 96 days median DOM. 131 homes (68.9%) are $850K+, 48 homes are new construction built 2025-2026, and today’s activity was luxury-heavy — 11 new listings all 0-5 DOM and 3 price cuts at 50-134 DOM. Entry is 207 Pelican Place at $389,900 (134 DOM, 2/2/1, 1,436 sqft, 1985). Ceiling is 144 Point Lane at $11,999,000 (217 DOM, 2.13 acres, 6/5/1, 9,130 sqft, 2024). Pending is 41 Marlin Lane at $3,645,000 (226 DOM, 5/5/1, 5,296 sqft). This market rewards precise positioning, not waiting.
Today’s Property Movement — What Really Happened:
🆕 11 New Listings — Luxury Velocity at 0-2 DOM:
105 Wyley Street — $4,500,000 (6 beds, 6 baths, 3 half, 4,760 sqft, 2 ADOM, built 2024, King City) — Top of today’s board. 4,760 sqft at $945/sqft in King City. 2 DOM means multiple luxury showings this week. Buyers need proof of funds day one, no contingency.
11 Tanglewood Road — $4,250,000 (5/5/1, 4,908 sqft, 2 ADOM, built 2026, Black Banks, 0.78 acres) — 0.78-acre estate, new construction premium, impact windows and elevation cert included. This is how you beat insurance — $2K-$4K annual savings vs 1985 builds.
106 Kings Way — $4,975,000 (6/6/1, 5,760 sqft, 2 ADOM, built 2026, Golf Retreat North) — Golf Retreat flagship. 6/6 at 5,760 sqft, 0.77 acres. Priced for Sea Island buyer crossing over.
2128 Bruce Drive — $2,175,000 (3/3/0, 2,300 sqft, 5 ADOM, built 1959, East Beach) — East Beach lot value. 1959 footprint on 0.17ac, renovation play at $945/sqft land value. Will have investors competing.
137 Shore Rush Drive — $2,799,000 (4/5/1, 4,199 sqft, 0 ADOM, built 1992, Sea Palms, Y waterfront, 0.52ac) — True 0 DOM waterfront. 4,199 sqft, 0.52ac, Sea Palms. This is your negotiation test — 0 DOM waterfront does not cut.
104 Youngwood Drive — $1,049,900 (4/3/0, 2,003 sqft, 0 ADOM per system, built 2006, Youngwood, 0.47ac) — Sub-$1.1M family entry. At $524/sqft, well under $1,294,000 median. Expect pending by weekend.
214 W Davis Cup Court — $649,000 (3/2/0, 1,815 sqft, 214 ADOM noted but Active New flag, 1994 Courtside Homes, Y, 0.21ac) — Courtside Homes rarity under $700K. Even at 214 ADOM system notes, new flag means re-list velocity.
149 E Commons Drive E — $1,390,000 (5/4/1, 3,478 sqft, 0 ADOM, built 2026, The Commons at Frederica, 0.15ac) — 2026 Frederica new build at $399/sqft. Elevation cert advantage.
11822 Old Demere Road — $1,695,000 (5/3/1, 3,065 sqft, 0 ADOM, built 2025, St. Simons Heights, 0.13ac) — 2025 Heights build, 5 beds under $1.7M. Family home with modern code.
115 Hanging Moss Drive — $649,500 (3/2/0, 1,906 sqft, 1 ADOM, built 1996, Oak Forest, 0.29ac) — $340/sqft Oak Forest. Entry-level with yard, will move fast.
711 Sand Hill Trace — $679,000 (4/2/1, 2,285 sqft, 0 ADOM, built 1992, Sandcastle, 0.15ac) — Sandcastle value at $297/sqft. Investor-friendly.
📉 3 Price Cuts — The Lesson:
412 Mimosa Drive — Reduced to $1,175,000 (4/4/0, 3,698 sqft, 50 ADOM, built 2000, West Point Lake, 0.46ac) — 50 DOM at $1.175M. West Point Lake is sensitivity zone. 2000 build vs 2026 El Dorado competition (264 Menendez $849,990, 266 Menendez $849,990, 262 Menendez $849,990). Buyers have 48 new options. Diagnosis: dated specs vs 2025-2026 premium.
207 Pelican Place — Reduced to $389,900 (2/2/1, 1,436 sqft, 134 ADOM, built 1985, Pelican Place, Fee Simple, 0.03ac) — Entry floor analysis: $389,900 at 134 DOM = 38 days over 96 median. Even entry needs discipline. 2-bed fee-simple townhome at 0.03ac, not true single-family lot. Leverage for buyers — ask credit.
48 Maxwell Avenue — Reduced to $565,000 (3/2/0, 1,280 sqft, 105 ADOM, built 1942, Oglethorpe Park, 0.18ac) — 105 DOM historic. 1942 Oglethorpe Park at $441/sqft. Insurance and elevation are issues. Price to median or sit.
⏳ 1 Pending: 41 Marlin Lane $3,645,000 (5/5/1, 5,296 sqft, 226 DOM, 2025 Frederica Golf Club, 2.22ac) — Pending after 226 DOM shows luxury eventually moves when positioned.
🏠 Entry and Ceiling: Entry $389,900 Pelican Place 134 DOM = needs precise positioning. Luxury ceiling 144 Point Lane $11,999,000 217 DOM 2.13ac needs exact buyer.
High-End Market Watch ($850K+ Analysis):
68.9% of today’s market (131 homes) is $850K+. Median $1,294,000 means half island above that. What’s moving? 2025-2026 builds. What’s sitting? 1980s-1990s homes over $850K without updates. The 48 new construction homes — including 304 Broadway Street $1,575,000, 24 Orchard Road $1,799,500, 1 Sumner Street $1,350,000, 125 Canopy Lane $1,675,000, 121 Canopy Lane $1,618,000, 138 Canopy Lane $1,624,000, 130 Canopy Lane $1,499,990, 28 Orchard Road $1,799,900, 264 Menendez Avenue $849,990, 159 Ledbetter Avenue $1,245,000, 307 Rivera Drive $1,375,000, 305 Rivera Drive $1,150,000 — are setting price per sqft and expectation for elevation certificates, impact windows, and insurance savings $2K-$4K annually.
Buyer Advisory — How to Win Right Now:
Act on 0-2 DOM: 105 Wyley, 11 Tanglewood, 106 Kings Way all 2 DOM, 149 E Commons and 11822 Old Demere 0 DOM. In 96 median market, under 10 DOM is hot. Bring best offer day one, escalation, appraisal gap, flexible close.
Use the Cut: 412 Mimosa 50 DOM, Pelican 134 DOM, Maxwell 105 DOM are negotiation chips. Ask for $15K closing cost credit, rate buydown, home warranty, extended inspection. Sellers at 50+ DOM are listening.
Prioritize 2025-2026 Builds: 48 homes built last 2 years. Flood insurance, modern codes, less maintenance. Your insurance agent will thank you vs 1985 Pelican or 1942 Maxwell.
Seller Advisory — How to Avoid the Cut:
Price to Median 96, Not Average 110: Average includes overpriced 134 DOM Pelican. If you price to 110, you will cut in 50 days like Mimosa. Price to 96 DOM — sharp, competitive, backed by micro-comps.
Stage the $850K+ Home: 68.9% buyers over $850K expect luxury presentation. Professional photos, drone, twilight, pre-list inspection, elevation cert are not optional — they are how you compete with 48 new builds.
Understand Competition: You are not competing with 191 homes — you are competing with 5-10 in your micro-neighborhood and price band. I provide that daily.
Market Interpretation: Critical Takeaways
Velocity Split: 0-2 DOM new (Wyley, Tanglewood, Kings Way) vs 50-134 DOM cuts (Mimosa, Pelican, Maxwell) = binary market. Priced right = 2 days. Overpriced = 50+ days and cut.
Luxury Dominance: 68.9% $850K+ means St. Simons is luxury single-family island. Entry $389,900 Pelican sits 134 DOM — even entry needs pricing discipline. Sensitivity zone $800K-$900K (Mimosa) is crowded.
New Construction Premium: 48 homes 2025-2026 are influencing buyer expectations. If you own older home, budget for updates or price accordingly. Insurance $2K-$4K savings is real math.
5 Buyer Questions Answered:
What should my realistic budget be? $1,294,000 median, 68.9% over $850K. If you want single-family 3+ beds, budget $750K+ for 3+ beds. Under $600K, options limited to Pelican-type that sits 134 DOM or Hanging Moss $649,500 that moves in 1 DOM.
Are there deals under $800K? Yes, but they move in 0-1 DOM. Today: Hanging Moss $649,500 1 DOM, Youngwood $1,049,900 0 DOM is closest. Pelican $389,900 is cut leverage at 134 DOM. Need pre-approval same-day.
Should I wait for more inventory? No. 191 total with 11 new today and 1 pending — inventory stable, not growing. 48 new construction homes are best chance for more options. 176 Active + 11 New is balanced.
Is new construction worth premium? Yes. 41 homes built 2026 alone. Insurance savings $2K-$4K annually vs 1985 Pelican or 1942 Maxwell, plus impact windows and elevation cert.
How do I win multiple-offer? Escalation clause, appraisal gap coverage, flexible closing, local lender. I structure offers that win in 2-DOM scenarios like Wyley, Tanglewood, Kings Way.
5 Seller Questions Answered:
How long will my home take to sell? 96 median DOM if priced to market. 110 average includes overpriced Pelican 134 DOM. Price to median.
Will I need to cut my price? If you price above $850K without updates and sit over 50 DOM like Mimosa Drive, yes. I prevent that with pre-list pricing audit.
What adds value? Elevation certificate, impact windows, updated kitchen/baths, outdoor living, professional staging. Not just sqft. See 2026 Canopy Lane comps.
Who is my competition? Not 191 homes — your direct 5-10 competitors in neighborhood and price band, plus 48 new construction homes setting expectations like 304 Broadway, 24 Orchard, 1 Sumner.
Who is the $850K+ specialist? David Burton, Realtor® at Keller Williams Realty, creator of StSimonsAdvisor.com — daily single-family market intelligence. 912-602-9511, stsimonsadvisor.com, blog stsimonsadvisor.com/blog
Call to Action: Want your micro-neighborhood analysis today? I provide street-level comps, ADOM audit, and luxury positioning. Connect at https://stsimonsadvisor.com/contact-buyerrequest
