St. Simons Island Single-Family Market Update - September 24, 2026 | 208 Active Listings, Median $1,228,500

Sep 24

Published by David Burton, Realtor® | Keller Williams Realty | September 24, 2026

St. Simons Island single-family inventory climbed to 208 active listings today, up from 206 on September 22nd. The median active price rose to $1,228,500 with an average of 85.3 days on market and median of 69.5 days. The market remains luxury-weighted with 142 homes at $850K+ (68.3%) including 45 homes over $2M. Entry-level remains tight with just 29 homes under $650K. The range runs from Pelican Place at $399,900 to Point Lane at $11,999,000.

Today's Property Movement

6 New Single-Family Listings Today:

117 Hawkins Island Circle - $3,275,000 - 5 Beds, 7 Baths, 5,977 sqft - ADOM 2
216 Saint James Avenue - $2,150,000 - 5 Beds, 5 Baths, 4,476 sqft - ADOM 3
21 Horton Way - $749,900 - 5 Beds, 2 Baths, 2,400 sqft - ADOM 1
1918 2nd Avenue - $599,000 - 3 Beds, 2 Baths, 2,119 sqft - ADOM 2
121 Jacobs Road - $770,000 - 3 Beds, 2 Baths, 2,616 sqft - ADOM 1
106 Kings Way - $4,975,000 - 6 Beds, 6 Baths, 5,760 sqft - ADOM 0

6 Price Adjustments Today:

Orchard Road - Reduced to $1,799,900
Shadow Wood Bend - Reduced to $879,999
Lake Stillwater Drive - Reduced to $1,300,000
Quamley Wells Drive - Reduced to $1,525,000
Township Bluff Circle - Reduced to $920,900
6th Street - Price Change to $4,200,000

Other Movement:

Telford Lane - Back on Market $4,475,000
Circle Drive - Cancelled $910,000
No Closed Single-Family Sales Today - Market focus shifts to new inventory

What This Means for Single-Family Buyers

With 85 days average DOM, you have leverage above $1.5M where Point Lane (ADOM 176), Dixon Lane (ADOM 312), and Stevens Road average 160+ days. Entry-level is scarce - move fast on 2nd Avenue ADOM 2 and Horton Way ADOM 1 with full pre-approval, appraisal gap coverage, and a 0-3 day offer strategy. These are in the tight sub-$650K band of only 29 homes. Leverage price cuts on Shadow Wood Bend $879,999 and Township Bluff Circle $920,900 for closing costs and rate buydowns. New luxury entries Kings Way ADOM 0 and Hawkins Island Circle ADOM 2 show fresh high-end competition but also builder incentive opportunities.

What This Means for Single-Family Sellers

You face 208 competitors, with 45 over $2M. Under $850K you are in just 31.7% of the market (66 homes) - price sharply to capture 0-2 day velocity seen on Kings Way ADOM 0 and Jacobs Road ADOM 1. The cancelled comp on Circle Drive at $910,000 shows pricing sensitivity near $900K - sharp pricing matters. Over $2M needs premium marketing with staging, pro photos, drone, twilight, and broker opens to beat the 85-day average. The back on market on Telford Lane at $4,475,000 signals that $4M+ buyers are selective and well-priced homes win.

High-End Market Watch ($850K+)

Top active single-family homes include Point Lane $11,999,000 ADOM 176, Yacht Club Lane $6,999,500 ADOM 73, Dixon Lane $5,999,000 ADOM 312, Hampton Point Drive $5,495,000 ADOM 44, Stevens Road $5,395,000 ADOM 219, and new entries Kings Way $4,975,000 and Hawkins Island Circle $3,275,000. With 97 homes in the $850K-$1,999,999 band and 45 over $2M, differentiation through condition and lot is critical.

Market Interpretation: Critical Takeaways

208 active single-family homes with median $1,228,500 and 85.3 DOM reflects a stable but bifurcated market. Thin entry-level and fast 0-2 ADOM velocity under $800K signals urgency for buyers. Deep luxury inventory over $2M offers negotiation leverage. Today's 6 new listings, 6 price adjustments, 1 back on market, and 1 cancelled show an inventory refresh with no closed sales, putting focus on fresh pricing strategy. Buyers under $850K should move with pre-approval; sellers over $2M need premium marketing and pricing discipline within 3% of median.

For a personalized single-family market analysis and strategic representation, connect with David Burton, Realtor® at Keller Williams Realty.

David Burton