St. Simons Island Single-Family Market Update — October 30, 2026

Written by David Burton

St. Simons Island Single-Family Market Update — October 30, 2026 | 194 Homes, $1.25M Median, 112 DOM

Published by David Burton, Realtor® | Keller Williams Realty — St. Simons Island $850K+ Specialist

Today’s FlexMLS single-family-only export: 194 active homes, $1,250,000 median active price, 112 days average DOM, 97 days median DOM. 133 homes (68.6%) are priced $850K and above. 6 new single-family listings today and 8 price reductions define leverage.

Today's New Single-Family Listings:

  • 117 Quamley Wells Drive $1,375,000 — 4 beds, 3 full, 1 half, 2,836 sqft, 0.15 ac, 3 ADOM, built 2025

  • 156 Shore Rush Drive $2,695,000 — 4 beds, 4 full, 1 half, 4,025 sqft, 0.59 ac, 3 ADOM, waterfront Y

  • 316 Kelsall Avenue $1,200,000 — 2 beds, 1 full, 882 sqft, 0.24 ac, 8 ADOM

  • 1068 Sinclair Pointe $999,000 — 4 beds, 3 full, 1 half, 3,756 sqft, 0.18 ac, 46 ADOM

  • 211 Hampton Point Drive $1,595,000 — 5 beds, 3 full, 3,118 sqft, 0.94 ac, 2 ADOM, built 2026

  • 105 E Commons Drive $779,900 — 3 beds, 2 full, 1 half, 1,909 sqft, 0.18 ac, 68 ADOM

Price Cuts Today: 211 Hermitage Way $812K, 203 Merion Street $2.2M, 35 E Bay Tree Court E $639K, 125 Worthing Road $749,750, 512 Wesley Oak Circle $899K, 41 Marlin Lane $3,645,000, 111 Tolomato Trail $1,180,000, 232 S Harrington Road $599,500

Buyer & Seller Advisory: Buyers have negotiating power on 77-214 DOM cuts. Sellers must price to 97 median DOM, not 212. New construction 2025-2026 (42 active) offers insurance advantages.

Questions Buyers and Sellers Are Asking Today (see Part 1 for 10 FAQs with entry 207 Pelican Place $399,900 and highest 144 Point Lane $11,999,000)

5 Buyer Questions:

  1. What’s a realistic budget for single-family on SSI? $1.25M median, 68.6% over $850K

  2. Where is value under $1M? Sinclair Pointe $999K, E Commons $779,900, Pelican Place $399,900

  3. Are waterfront single-family available? Yes, Shore Rush Dr $2.695M, Point Lane $11.999M

  4. How fast should I act? Under 8 DOM for Quamley Wells, Kelsall, Hampton Point — act same day

  5. Are HOA fees high? Varies by community — Sea Palms, Frederica, Hampton Point differ

5 Seller Questions:

  1. How long to sell? 97 median DOM if priced to market, 183-214 if not

  2. Should I cut now? If over 77 DOM, yes — 8 cuts today show market is speaking

  3. What adds value? Elevation X, 2025-2026 build, deepwater dock, 4+ beds

  4. Is new construction competition? Yes, 42 homes 2025-2026 active

  5. Who is the $850K+ specialist? David Burton, Realtor, St. Simons Island $850K+ Specialist, KW Luxury

Call to Action: Navigating St. Simons Island? Get personalized single-family analysis at https://stsimonsadvisor.com/contact-buyerrequest

David Burton
Next

St. Simons Island Single-Family Market Update - October 29, 2026