Finding Home
& Lifestyle on
St. Simons Island
I help buyers and sellers find home and lifestyle on St. Simons Island, GA with investor minded advisory — specializing in $850K+ single-family homes using daily market intelligence and justified negotiations to secure top dollar, with free home valuations for sellers.
Daily Market Update Published.
David Burton, Realtor | St. Simons Real Estate Advisor
Full Daily Market Report Below
Buying on St. Simons Island?
Buying on St. Simons at $850K+ is a major asset decision. Whether it's your coastal dream home, a second home, or your next investment, it's a significant move. I know how much this means, and I use real market intelligence, strategic negotiation, and local expertise to secure the right property for your goals.
— and I'll guide you through every step with clarity.
Selling on St. Simons Island?
Selling on St. Simons at $850K+ demands more than a listing. Whether it's your family home, getaway, or investment property, it's a major financial move. I know what's at stake, and I use market intelligence, market trend positioning, and strategic negotiation to secure top dollar for your unique home.
— I understand the $850K+ buyer mindset
Not Ready to Buy or Sell Yet?
That's fine. If you’re watching the St. Simons Island Market and have a question, I will point you toward the data that matters for your situation.
— I also offer Free No Obligation Property Valuations.
David Burton – St. Simons Island, Ga Realtor
David Burton, Realtor® | Market Intelligence. Justified Negotiations. St. Simons Expertise.
I am a St. Simons Island, Ga Realtor specializing in buyer representation and home sales throughout St. Simons Island.
As a real estate investor, business coach, and author of E3 to Millionaire, my role is to help buyers evaluate communities, compare neighborhoods, understand local market conditions, and make informed purchasing and sales decisions. I also guide homeowners through every stage of the selling process, from pricing and marketing to negotiation and closing.
Clientele: Professionals, executives, retirees, entrepreneurs, investors, second home buyers, 1031 Exchange, and families relocating to St. Simons Island, Georgia.
Notable St. Simons Island Sales Experience
| Sale Benchmark | Property Type | Market Expertise |
|---|---|---|
| $2,212,000 | Luxury Estate | High-end valuation & luxury marketing |
| $1,280,000 | Primary Property | Coastal factors & Pier Village considerations |
| $1,250,000 | Golf Community Home | Neighborhood amenities & lifestyle |
| $1,000,000 | Island Residence | Retirement Relocation home acquisition |
Whether you are relocating to St. Simons Island, purchasing a primary residence, buying a vacation home, investing in Coastal Georgia real estate, or preparing to sell your property, I provide local market knowledge, professional representation, and a straightforward process designed to help you make confident real estate decisions.
Full Daily Market Report- St. Simons Island
St. Simons Island Single-Family Real Estate Market Update
Published by David Burton, Realtor® | Keller Williams Realty • October 19, 2026
Current Market Summary
The St. Simons Island single-family market holds steady with 198 active single-family residences as of today. Inventory spans from $399,900 at Pelican Place to $11,999,000 at Point Lane, with a median active price of $1,247,500 and an average Days on Market of 104 days (median 88 days). This is a decidedly upper-tier island market: 136 of 198 active listings (68.7%) are priced at $850,000 or above. Demand is anchored in new construction – 2026 builds represent a significant portion of the upper price band – alongside established village and marshfront homes. Today's movement shows balanced velocity: 3 new single-family listings, 7 price adjustments, and 2 closed sales, indicating sellers are actively calibrating price to buyer expectations while well-priced homes continue to transact.
Today's Property Movement
🆕 New Single-Family Listings Today
📉 Price Cuts Today
- Hampton River Club Marina Drive: Reduced to $617,900
- Niblick Court: Reduced to $719,900
- W Commons Drive: Reduced to $815,000
- Clement Circle: Reduced to $819,000
- Wild Heron Drive: Reduced to $819,000
- Stillwater Drive: Reduced to $1,395,000
- Bay Berry Circle: Price Change to $1,975,000
- Marlin Lane: Reduced to $3,655,000
🔑 Closed Sale Spotlight
What the Data Means for Single-Family Buyers
With 104 days average market time, buyers have room to be selective, especially above $850K where 136 options compete. Today's 7 price adjustments signal negotiation leverage – focus on listings over 100 ADOM like those on Ocean View Avenue (412 ADOM) and Peachtree Street (412 ADOM). Entry under $600K is scarce: only 14 homes under $600K exist. New listings on Broadway Street and Enclave Way W offer fresh opportunities before competition builds.
What the Data Means for Single-Family Sellers
You face 197 other single-family competitors. Median pricing at $1,247,500 means overpricing extends DOM quickly – homes like those on Ocean View Avenue sitting 412 days illustrate the cost. Price with precision: under $750K (27% of market) moves faster. Highlight new construction benefits – 2026 builds dominate $2.5M+ and buyers pay for turnkey. Be ready to adjust early, as 7 sellers did today, to capture today's buyers.
Questions Buyers and Sellers Are Asking Today
Q1: How many single-family homes are currently for sale on St. Simons Island?
A: 198 active single-family homes as of this report, extracted directly from the FlexMLS daily feed. Two additional homes closed today, leaving 198 active.
Q2: What is the current median list price for a single-family home on the island?
A: $1,247,500 median active price across all 198 single-family listings. This reflects the true island single-family market, not blended with condos.
Q3: What is the entry-level price for a single-family home on St. Simons right now?
A: $399,900 for Pelican Place, followed by Butler Lake Drive at $455,000 and Bay Tree Court W at $465,000. Only 14 homes are priced below $600,000.
Q4: How fast are single-family homes selling on average?
A: Average Days on Market is 104 days, median 88 days. Fresh listings like Hampton Point Drive (2 ADOM) and Enclave Way W (3 ADOM) show well-priced homes get immediate attention, while overpriced homes linger past 200+ days.
Q5: Are new construction single-family homes readily available?
A: Yes. Over 30 homes list 2026 as Year Built, including Rose Cottage Road $2.5M, Ashantilly Avenue $2.59M, Ocean Boulevard $2.799M, and Menendez Avenue $849,990 trio. New construction dominates $2M+ inventory.
Q6: Are sellers making price adjustments to secure buyers?
A: Yes, 8 adjustments today: Hampton River Club Marina Drive, Niblick Court, W Commons Drive, Clement Circle, Wild Heron Drive, Stillwater Drive, Bay Berry Circle, and Marlin Lane at $3,655,000 – a clear signal sellers are meeting the market.
Q7: Where is the highest-priced single-family home located on St. Simons?
A: Point Lane at $11,999,000 (9,130 sqft, 2.13 acres, 201 ADOM), followed by Yacht Club Lane at $6,999,500 and Dixon Lane at $5,999,000. Luxury is concentrated on Point Lane, Ocean Road, and Pikes Bluff Drive.
Q8: Is now a good time to list a single-family property on St. Simons Island?
A: Yes, if priced to the median. With only 198 competitors and 2 closings today, demand exists. Homes under $800K face low competition, while $850K+ requires standout marketing against 136 luxury peers.
Q9: Do I have leverage to negotiate in the current market?
A: Buyers have leverage on homes over 100 ADOM, which is nearly half the market. The 104-day average and 7 price cuts today show sellers are negotiable, especially on homes like Ocean View Avenue (412 ADOM) and Peachtree Street (412 ADOM).
Q10: How do I stand out against active single-family competitors?
A: Price within 3% of $1,247,500 median for your tier, invest in photography highlighting living area (average 3,200 sqft), and emphasize lot size and waterfront – waterfront homes command $3M+. Early adjustment is better than extended DOM; today's reduced listings prove responsiveness wins.
High-End Market Watch ($850K+ Analysis)
$850,000 (+) Single-Family Strategic Insight
The $850K+ segment is 68.7% of the single-family market – this is a luxury island market. Concentration is heaviest between $1.1M and $2.5M with strong new construction presence. Buyers in this tier are second-home and relocation buyers prioritizing turnkey condition, waterfront (Y flag), and acreage. With 136 competing luxury listings, presentation and precise pricing determine success. Waterfront homes like Atlantic Point Drive $2.8M and Hawkins Island Circle $3.275M lead demand.
Market Interpretation: Critical Takeaways
St. Simons Island single-family remains a premium, low-velocity market with 198 active listings and a $1,247,500 median. The 104-day average DOM shows buyers are deliberate, not absent. Today's activity – 3 new listings, 8 price cuts, 2 closings – reflects a market finding equilibrium. Entry-level scarcity under $600K creates opportunity for sellers, while $850K+ dominance demands elevated marketing for buyers who can afford to wait. Strategic pricing within 2-3% of comps is the difference between 11 ADOM and 412 ADOM.
Navigating St. Simons Island Real Estate?
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Connect with David BurtonBeyond The Front Door | St. Simons $850K+ Lifestyle
St. Simons Island, Ga
