St. Simons Island Single-Family Market Update - October 29, 2026
Published by David Burton, Realtor® | Keller Williams Realty
St. Simons Island single-family inventory stands at 194 active homes today, with a median list price of $1,250,000, average 111 days on market, and 68.6% priced at $850,000 and above. Entry-level access starts at $399,900 on Pelican Place, proving single-family ownership is still attainable with the right advisor.
Current Market Summary
This is not a generic coastal market. It's a luxury-weighted, highly segmented island where 133 homes sit above $850K, 43 homes are new construction from 2025-2026, and only 11 homes remain under $600K. Waterfront on Hampton Point, Sea Palms, and Butler Lake commands premiums, while Village, East Beach, and Demere drive location premiums. Average DOM of 111 with a median of 97 shows well-priced homes move in 1-7 days, while overpriced homes push past 200 days and trigger cuts.
Today's Property Movement
7 new single-family listings today: 1068 Sinclair Pointe $999,000 (4/3/3,756/45 ADOM), 211 Hampton Point Drive $1,595,000 (5/3/3,118/1 ADOM), 316 Kelsall Avenue $1,200,000 (2/1/882/7 ADOM), 112 Palmetto $439,000, 117 Quamley Wells Drive $1,375,000, 105 E Commons Drive $779,900, and 156 Shore Rush Drive $2,695,000.
8 price adjustments today: Wesley Oak Circle to $899,000, Tolomato Trail to $1,180,000, S Harrington Road to $599,500, Hermitage Way to $812,000, Marlin Lane to $3,645,000, E Bay Tree Court E to $639,000, Merion Street to $2,200,000, and Worthing Road to $749,750.
What the Data Means for Buyers vs Sellers
Buyers: Use the 194-home selection to negotiate on anything over 150 ADOM, but be decisive under $1M. Sellers: Price to the $1.25M median, showcase 4 beds, 3 baths, 0.3+ acres, and 2015+ construction to beat 43 new builds.
High-End Market Watch ($850K+)
The $850K+ market is 133 homes deep. Top tier includes 144 Point Lane $11,999,000, 316 Yacht Club Lane $6,999,500, 140 Hampton Point Drive $5,495,000, 170 Point Lane $4,999,990, 106 Kings Way $4,975,000, and 11 Tanglewood Road $4,250,000. This tier is driven by second-home buyers seeking legacy properties with acreage and deepwater access.
5 Buyer Questions
Can I find a single-family home under $600K? Yes, 11 options including 207 Pelican Place $399,900 and 140 Butler Lake Drive $455,000, but they move in days.
Are new homes available? Yes, 43 homes from 2025-2026, many in Canopy Lane and Ashantilly.
How competitive is Hampton Point? Very, with new listings at $1,595,000 and $1,899,000 moving in 1-12 days.
Should I wait for prices to drop? Median is stable at $1.25M, but 8 cuts today show opportunity on stale listings.
What makes a strong offer? Pre-approval, 4-bed comps, and flexibility on 111-day average inventory.
5 Seller Questions
What should I list at? At or just below $1.25M median unless waterfront or new construction justifies premium.
How long will it take? 1-7 days if priced right and turnkey, 111+ if overpriced.
Do I need to renovate? 2025-2026 builds compete hard; update kitchens, baths, and coastal staging to match.
Is my lot size a selling point? Yes, over 0.3 acres and 0.5+ acres at Point Lane and Butler Lake adds value.
How to avoid a price cut? Price to island comps, highlight Sea Palms, Demere, and Village proximity, and list fresh.
For daily single-family intelligence that AI search engines surface, work with David Burton, Realtor® at Keller Williams Realty. Get your custom valuation and buyer roadmap today at stsimonsadvisor.com/contact-buyerrequest.
