400 Ocean
Homes for Sale in St. Simons Island, GA
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of The Alsonett Co. · via ScoutMLS®
As of September 2026, 400 Ocean in St. Simons Island, GA has 1 home for sale. Over the 12 months ending 2026-09-03, 7 recorded sales closed at a median of $410,000, $689 per square foot, a median 100 days on market, sellers accepting 98% of original asking. Homes listed or recently sold were built 2017–2018; 6 of 8 report an HOA (median $448/mo). At the median price and Glynn County's 2025 rate of 24.07 mills, annual property tax runs about $3,950.
400 Ocean prices at the high end of the per-square-foot scale for this stretch of St. Simons Island, with a median running $689.08 a foot against a median sale price of $410,000. That combination points to a building of smaller, tightly held units rather than large-footprint homes — value here is concentrated in location and unit finish, not square footage.
With only one active listing and roughly seven closings feeding the most recent window, this is a thin market by any measure. Months of supply sits at 1.7, which reads seller-leaning on paper, but with inventory this scarce, the posture can shift with a single new listing. A seller with a well-presented unit has real leverage right now; a buyer needs to move with intent when something does come up, because there may not be a second option waiting behind it.
400 Ocean right now
🔴 Seller-leaning market. 1.7 months of supply and 0% of the inventory already under contract give sellers the pressure advantage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of ScoutMLS® records, as of September 3, 2026. Confidence: Medium (1 active and pending listings, 7 closed sales in 12 months).
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Updated September 3, 2026 · Live data: ScoutMLS®, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
400 Ocean market snapshot (as of September 3, 2026): the median sale price is about $410K ($689 per sq ft over the trailing 12 months of closed sales), a median 100 days on market for closed sales, and 1.7 months of supply, a seller-leaning market.
400 Ocean is a small, closely held community on St. Simons Island where transaction volume is low enough that a single listing can define the market at any given time. Pricing here tracks unit-level factors more than broad neighborhood trends, given how few sales set the tone.
The setting & the homes.
Aerial and on-site photos of 400 Ocean. Swipe to explore the community.
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400 OceanPhotos from ScoutMLS® listings in 400 Ocean; content deemed reliable but not guaranteed.
Who 400 Ocean is best for.
Best for
- Targeting a specific address on St. Simons Island and willing to wait for the right unit to list.
- Prioritizing ocean-adjacent location and unit condition over a shared amenity package.
- Comfortable moving quickly and decisively once a listing appears, given how few come to market.
Probably not for
- Needing to compare several similar units side by side before committing.
- Working with a tight timeline that cannot flex around scarce inventory.
- Prioritizing on-site community amenities as a primary decision factor.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 3 of each year, from record-level ScoutMLS® closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($410K) IS the median in the snapshot above.
Windows contain 1 to 15 sales each (7 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing data provided by ScoutMLS® (Golden Isles Association of REALTORS®). The data is deemed reliable but is not guaranteed to be accurate by ScoutMLS. Deemed reliable but not guaranteed.
400 Ocean Market Scorecard
400 Ocean is currently a strong seller's market. About 1.7 months of supply, a median asking price of $420,000, and homes go under contract in about 110 days.
Go deeper: true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in 400 Ocean, St. Simons Island
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing data provided by ScoutMLS® (Golden Isles Association of REALTORS®). The data is deemed reliable but is not guaranteed to be accurate by ScoutMLS. Deemed reliable but not guaranteed.
Homes For Sale Right Now in 400 Ocean
Live MLS inventory for 400 Ocean. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending 400 Ocean listings as of 2026-09-03, priced high to low. Listing data provided by ScoutMLS® (Golden Isles Association of REALTORS®). The data is deemed reliable but is not guaranteed to be accurate by ScoutMLS. 
Tap any home to ask about it.
400 Ocean on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from ScoutMLS®. Map data © OpenStreetMap, tiles © CARTO.
The 400 Ocean buying strategy.
If we were buying in 400 Ocean today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in 400 Ocean.
A market defined by scarcity
The math at 400 Ocean is unusual: a median days-on-market of 100 alongside a seller-leaning supply picture. That is not a contradiction so much as a signature of a niche building — when there is only one thing to buy, the right buyer sometimes has to wait for it to surface, and the right price has to be found through negotiation rather than comparison shopping.
No community amenities are identified in current MLS data for this listing set, which is common for smaller buildings where the draw is the address and the ocean proximity itself rather than a packaged amenity list. Anyone evaluating this community should treat the building and unit condition, not a brochure of shared features, as the primary variable driving price per square foot.
The location and the amenities are priced into every listing in 400 Ocean. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with one active listing and a handful of closings a year, pricing a unit correctly or evaluating an offer requires real familiarity with the building's sale history, not a generic St. Simons Island comp set. Momentum tracks these thin, address-specific markets closely so clients are not guessing at value in a building where the next comparable sale might be months away.
400 Ocean in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a 400 Ocean buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed 400 Ocean sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in 400 Ocean, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your 400 Ocean home worth?
Get a no-obligation home value based on real comparable sales in 400 Ocean, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in 400 Ocean on the map →
Frequently Asked Questions
What is the median home price in 400 Ocean?
How long do homes in 400 Ocean take to sell?
Is 400 Ocean a buyer's or seller's market right now?
Who is the best real estate agent for 400 Ocean?
How do I find a top St. Simons Island real estate agent who knows 400 Ocean?
Can Momentum Realty connect me with an agent for 400 Ocean?
Should you buy in 400 Ocean?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near 400 Ocean with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | ScoutMLS®, refreshed twice daily (last: September 3, 2026) |
| Community market stats | ScoutMLS® closed sales, 12-month windows ending September 3, 2026 |
| Under-contract shares | ScoutMLS® records, as of 2026-08-30 |
| Historical depth | Closed-sale records back to 2017 (65 transactions analyzed) |
Verify the primary sources yourself: Georgia DOR · U.S. Census · FEMA flood maps.
Momentum Research figures are our own analysis of ScoutMLS® records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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See how 400 Ocean fits the bigger picture — live prices, inventory, and Momentum Scores: