Published by David Burton, Realtor® | Keller Williams Realty | St. Simons Island $850K+ Single-Family Specialist
Executive Summary: Today’s single-family-only audit shows 186 total properties — 169 Active + 10 Active New Listing + 7 Active Price Reduced + 0 Pending. The headline: $1,299,000 median, 107 days average DOM, 87 days median DOM. The spread is the story: 129 homes (69.4%) are $850K+, 40 homes are new construction built 2025-2026, and today’s activity was 10 new listings with five at 1 DOM and 7 price cuts ranging 43-150 DOM. Entry remains 207 Pelican Place at $389,900 (2/2/1/1436/135 DOM/1985). Ceiling remains 144 Point Lane at $11,999,000 (218 DOM, 2.13 acres, 6/5/9130). This is a binary market — priced right = 1 day, overpriced = 135 days and a cut.
Today’s Property Movement — What Really Happened:
🆕 10 New Listings — 1-DOM Velocity Dominant:
105 Wyley Street — $4,500,000 (6 beds, 6 baths, 3 half, 4,760 sqft, 0.12 acres, 3 ADOM, built 2024 King City) — King City luxury at ceiling. 3 DOM means positioning matters more than square footage at $946/sqft. Buyers at this tier need elevation cert, impact windows, and privacy narrative. This will need precise buyer match, not mass showings.
11 Tanglewood Road — $4,250,000 (5/5/1/4908 sqft, 0.78 acres, 3 ADOM, built 2026 Black Banks) — 2026 new construction premium with acreage. 0.78 acres at $4.25M is land + new build story. Insurance $2K-$4K savings vs 1990s build, plus modern code. Quick close potential with cash or local lender.
322 Magnolia Avenue — $1,495,000 (4/4/0/2781 sqft, 0.18 acres, 1 ADOM, built 2018 Island Retreat SFR) — Sharp 1 DOM just above $1,299,000 median. At $537/sqft, this is priced to move. Expect multiple showings this weekend. Bring escalation clause.
137 Shore Rush Drive — $2,799,000 (4/5/1/4199 sqft, 0.52 acres, 1 ADOM, built 1992 Sea Palms, waterfront Y) — Sea Palms waterfront Y at 1 DOM proves luxury demand holds for location even with 1992 year. 4,199 sqft at $666/sqft.
104 Youngwood Drive — $1,049,900 (4/3/0/2003 sqft, 0.47 acres, 79 ADOM, built 2006 Youngwood) — Relist tactic: 79 ADOM but tagged new. Watch for price integrity.
711 Sand Hill Trace — $679,000 (4/2/1/2285 sqft, 0.15 acres, 1 ADOM, built 1992 Sandcastle) — Entry velocity play under $700K. At $679K, this is $620K under median. 1 DOM means proof of funds, no sale contingency wins. $297/sqft.
214 W Davis Cup Court — $649,000 (3/2/0/1815 sqft, 0.21 acres, 215 ADOM, built 1994 Courtside Homes, waterfront Y) — 215 DOM despite new tag — leverage for buyers.
149 E Commons Drive E — $1,390,000 (5/4/1/3478 sqft, 0.15 acres, 1 ADOM, built 2026 The Commons at Frederica) — 2026 new construction at $1.39M, $399/sqft. Frederica premium + new code.
11822 Old Demere Road — $1,695,000 (5/3/1/3065 sqft, 0.13 acres, 1 ADOM, built 2025 St Simons Heights) — 2025 build at $553/sqft, 1 DOM hot.
115 Hanging Moss Drive — $649,500 (3/2/0/1906 sqft, 0.29 acres, 2 ADOM, built 1996 Oak Forest) — Oak Forest 2 DOM under $650K rarity. $340/sqft, quick close potential.
📉 7 Price Cuts — The Lesson in $800K-$900K Sensitivity:
111 Bay Berry Circle — Reduced to $2,100,000 (4/4/1/3645 sqft, 0.54 acres, 150 ADOM, built 2026 Sea Palms) — 150 DOM even as 2026 build. $2.1M resistance in Sea Palms. 150 DOM signals buyer pushback.
412 Mimosa Drive — Reduced to $1,175,000 (4/4/0/3698 sqft, 0.46 acres, 51 ADOM, built 2000 West Point Lake) — 51 DOM at $1.175M. West Point 2000 build competing with 2026 El Dorado at $1,375,000.
130 Montrose — Reduced to $550,000 (3/3/0/2303 sqft, 0.15 acres, 64 ADOM, built 2004 Hampton Plantation) — Hampton Plantation 64 DOM under median. Even sub-$600K needs sharp pricing.
21 Horton Way — Reduced to $699,900 (5/2/1/2400 sqft, 0.15 acres, 43 ADOM, built 2026 Village Bluff) — 2026 build but 43 DOM at $699K. 5-bed density vs market 3-bed preference.
207 Pelican Place — Reduced to $389,900 (2/2/1/1436 sqft, 0.03 acres, 135 ADOM, built 1985 Pelican Place Townhomes Fee Simple) — Entry floor: $389,900 lowest price, but 135 DOM = 48 over median 87. Even entry needs pricing discipline.
104 Olympic — Reduced to $1,945,000 (5/4/1/4182 sqft, 0.43 acres, 68 ADOM, built 1992 St Simons Island Club) — Island Club 1992 at $465/sqft, 68 DOM vs 2026 Frederica builds.
48 Maxwell Avenue — Reduced to $565,000 (3/2/0/1280 sqft, 0.18 acres, 106 ADOM, built 1942 Oglethorpe Park) — 1942 historic at $441/sqft, 106 DOM = average.
High-End Market Watch ($850K+ Analysis):
69.4% of today’s market (129 homes) is $850K+. Median $1,299,000 means half the island above that. What’s moving? 1-DOM new: Magnolia, Shore Rush, Sand Hill, Commons, Old Demere. What’s sitting? 1980s-1990s homes over $850K without updates + entry under $700K that sat 43-215 DOM. The 40 new construction homes 2025-2026 — including 11 Tanglewood Road, 149 E Commons Drive E, 11822 Old Demere Road, 106 Kings Way, 198 Ashantilly Avenue, 1240 George Lotson Avenue — are setting expectation: elevation certificates, impact windows, insurance $2K-$4K savings.
Buyer Advisory — How to Win Right Now:
Act on 1-DOM: Magnolia Avenue, Shore Rush Drive, Sand Hill Trace, Commons Drive, Old Demere Road have 1 DOM. In an 87 median DOM market, anything under 10 DOM is hot. Bring best offer day one.
Use the Cut: Pelican Place at 135 DOM, Bay Berry Circle at 150 DOM, Horton Way at 43 DOM are negotiation chips. Ask $15K closing cost credit, home warranty, extended inspection, rate buydown.
Prioritize 2025-2026 Builds: 40 homes built last 2 years — 11 Tanglewood Road $4,250,000 (5/5/4908/3 DOM/2026), 149 E Commons Drive E $1,390,000 (5/4/3478/1 DOM/2026), 11822 Old Demere Road $1,695,000 (5/3/3065/1 DOM/2025). Insurance savings alone $2K-$4K annually.
Seller Advisory — How to Avoid the Cut:
Price to Median, Not Average: Average DOM is 107, median is 87. If you price to average, you will be a price cut in 43 days like Horton Way. Price to 87 DOM — sharp, competitive.
Stage the $850K+ Home: 69.4% of buyers shopping over $850K expect luxury presentation. Professional photos, drone, twilight, pre-list inspection, elevation certificate are not optional.
Understand Your Competition: You are not competing with 186 homes — you are competing with 5-10 homes in your micro-neighborhood and price band. $800K-$900K sensitivity zone is real.
Market Interpretation: Critical Takeaways
Velocity Split: 1 DOM new vs 43-215 DOM cuts = binary market. Priced right = 1 day. Overpriced = 43-150 days and a cut. 105 Wyley 3 DOM vs 214 Davis Cup 215 DOM — same new tag, opposite velocity.
Luxury Dominance: 69.4% $850K+ (129 homes) means St Simons is luxury single-family island. Entry $389,900 Pelican sits 135 DOM — even entry needs pricing discipline. Median $1,299,000.
New Construction Premium: 40 homes 2025-2026 influencing buyer expectations. Examples: 11 Tanglewood Road $4,250,000 (5/5/1/4908/3 DOM/2026), 149 E Commons Drive E $1,390,000 (5/4/1/3478/1 DOM/2026), 11822 Old Demere Road $1,695,000 (5/3/1/3065/1 DOM/2025), 106 Kings Way $4,975,000 (6/6/1/5760/3 DOM/2026). Insurance $2K-$4K savings drives decisions.
5 Buyer Questions Answered:
What should my realistic budget be? $1,299,000 median, 69.4% over $850K. Under $600K, options limited to Pelican-type but even those sit 135 DOM. Today’s velocity: 711 Sand Hill Trace $679K 1 DOM, 115 Hanging Moss Drive $649,500 2 DOM.
Are there deals under $800K? Yes, but they move in 1-2 DOM. Today: 711 Sand Hill Trace $679K (4/2/1/2285/1 DOM/1992) and 115 Hanging Moss Drive $649,500 (3/2/0/1906/2 DOM/1996) both 1-2 DOM, plus 214 Davis Cup Court $649K (3/2/0/1815/215 DOM/1994) leverage at 215 DOM.
Should I wait for more inventory? No. 186 total with 10 new today and 0 pending — inventory stable, not growing. 40 new construction homes are your best chance.
Is new construction worth premium? Yes. Insurance savings $2K-$4K annually on 2026 build like 11 Tanglewood Road $4,250,000 vs 1985 Pelican Place $389,900. 149 E Commons Drive E $1,390,000 (5/4/3478/1 DOM/2026) at $399/sqft.
How do I win multiple-offer on 1-DOM? Escalation clause, appraisal gap, flexible closing, local lender. I structure offers that win in 1-DOM scenarios like 322 Magnolia Avenue $1,495,000.
5 Seller Questions Answered:
How long will my home take to sell? 87 median DOM if priced to market. 107 average includes overpriced. Pelican Place 135 DOM, Bay Berry 150 DOM.
Will I need to cut my price? If you price above $850K without updates and sit over 43 DOM like 21 Horton Way $699,900 (5/2/1/2400/43 DOM/2026), yes.
What adds value? Elevation certificate, impact windows, updated kitchen/baths, outdoor living, professional staging.
Who is my competition? Not 186 homes — your direct 5-10 competitors in neighborhood and price band, plus 40 new construction setting expectations.
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
