Black Banks
Homes for Sale in St. Simons Island, GA
All 302 homes for sale in St. Simons Island, GA · median $849,995 · 344 homes for sale in 31522
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of DeLoach Sotheby's International Realty · via ScoutMLS®
As of September 2026, Black Banks in St. Simons Island, GA has 1 home for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $1,950,000, $620 per square foot, a median 80 days on market, sellers accepting 92% of original asking (-17% versus the prior year). Homes listed or recently sold were built 1971–2026 with 1 new construction. At the median price and Glynn County's 2025 rate of 24.07 mills, annual property tax runs about $18,780.
| Location | St. Simons Island, Glynn County, GA · ZIP 31522 |
|---|---|
| Amenities listed by sellers | Gated, Walk To Shopping, Management, Fire Alarm, Fire Sprinkler System, Lake |
| Sale prices, last 12 months | $1,950,000 median across 3 closed sales · $620 per sq ft · -16.8% vs the prior 12 months |
| Days on market (closed sales) | 80 median |
| For sale right now | 1 active, 0 pending · median asking $4,250,000 · 4.0 months of supply |
Data as of September 20, 2026. Listing data provided by ScoutMLS® (Golden Isles Association of REALTORS®). The data is deemed reliable but is not guaranteed to be accurate by ScoutMLS. Market figures describe homes, not residents. Cite as: Momentum Realty, “Black Banks key facts,” movewithmomentum.com/neighborhoods/black-banks, data as of September 20, 2026.
Last 30 days in Black Banks: 1 new listing (median asking $4,250,000). As of September 26, 2026, Listing data provided by ScoutMLS® (Golden Isles Association of REALTORS®). The data is deemed reliable but is not guaranteed to be accurate by ScoutMLS.
Black Banks trades at a median of $1,950,000 with a median price per square foot of $620.11, which puts it firmly in the upper tier of St. Simons Island pricing. With closings this thin — three in the current window — any single sale can swing the median, so treat these figures as a directional read rather than a precise index.
The year-over-year change of -16.8% alongside a median 80 days on market signals a market that has cooled from whatever peak set the prior comparison point. That combination — lower pricing tone and longer marketing time — tells sellers to price with the current pace in mind, and tells buyers there is room to negotiate on days on market rather than compete on multiple offers.
Black Banks right now
🟡 Balanced market. 4.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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 20, 2026. Confidence: Low (1 active and pending listings, 3 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($1.95M) is down 16.8% from the prior 12 months ($2.35M). With about 3 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level ScoutMLS® closed sales, 12-month windows ending September 20. Confidence: Low (3 and 5 sales in the two windows).
What's unique here: the median sale price is about 5x the typical Glynn County sale ($1.95M vs $399K, trailing 12 months, ScoutMLS® records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 27, 2026 · Live data: ScoutMLS®, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Black Banks market snapshot (as of September 20, 2026): the median sale price is about $1.95M ($620 per sq ft over the trailing 12 months of closed sales), a median 80 days on market for closed sales, and 4.0 months of supply, a balanced market. The trailing-12-month median is down 17% from the prior 12 months, computed from record-level ScoutMLS® closed sales (3 closings in the current window).
In ZIP 31522 (St. Simons Island), 715 homes closed in the last 12 months at a median of $608K ($320/sq ft), down 1.1% year over year, with a median 89 days on market. Right now 280 active and 59 pending listings put supply at about 5.8 months — a buyer's market. See the live ZIP 31522 housing market.
SCOUT sales records identify 36 homes in Black Banks that have changed hands since 2001, built between 1942 and 2018 (median 1982), with a median living area of about 3,698 sq ft and a typical 4-bedroom, 4-bath layout; 100% are single-family homes. Source: SCOUT closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Black Banks sits within St. Simons Island in Glynn County, a location where per-square-foot pricing already runs well above broader county norms. Current MLS activity is limited, and the listings on record do not identify any specific community amenities, so buyers should confirm what a given property includes rather than assume shared facilities.
The setting & the homes.
Aerial and on-site photos of Black Banks. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Black BanksPhotos from ScoutMLS® listings in Black Banks; content deemed reliable but not guaranteed.
Who Black Banks is best for.
Best for
- Buying with flexibility on timeline, given a median 80 days on market.
- Seeking a lower-density, higher-price-point pocket of St. Simons Island rather than a high-inventory subdivision.
- Comfortable evaluating a home largely on its own merits, since no shared community amenities are identified in current listings.
Probably not for
- Needing a fast close in a market currently averaging 80 days on market.
- Wanting amenity-backed pricing certainty in a segment where none are listed.
- Relying heavily on a market-wide trend line when the current window reflects only three closings.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level ScoutMLS® closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.95M) IS the median in the snapshot above, and the move from 2025 ($2.35M) IS the -16.8% one-year change.
Windows contain 0 to 5 sales each (3 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.
15% of homes for sale in ZIP 31522 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-21).
Black Banks Market Scorecard
Black Banks is currently a balanced market. About 4.0 months of supply, a median asking price of $4,250,000, and homes go under contract in about 5 days.
Go deeper: Georgia property tax by county · mortgage payment calculator · rent vs buy.
Live data: ScoutMLS®, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Black Banks, 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 Black Banks
Live MLS inventory for Black Banks. 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 Black Banks listings as of 2026-09-26, 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.
Every Home for Sale in Black Banks Right Now (1)
All 1 active and pending Black Banks listings with a detail page, newest first, refreshed twice a day from the MLS.
- 11 Tanglewood Road · $4,250,000 · 5 bd / 5.5 ba · listed Sep 15, 2026 · listed by Coastal Georgia Living LLC
Black Banks 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.
Schools
- Glynn County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
Glynn County School System posted a 99.0% four-year graduation rate and 12,278 students across 17 schools in 2024-25 (Governor’s Office of Student Achievement).
- Oglethorpe · Elementary
- Glynn Middle School · Middle
- Glynn Academy · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Black Banks listings and can change; always confirm with the Glynn County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Black Banks address.
The Black Banks buying strategy.
If we were buying in Black Banks 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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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 Black Banks.
A Thin, Price-Driven Market
Three closings is not enough to draw firm conclusions about trend direction, but it is enough to show where the market currently clears: a median near $1,950,000 and $620.11 per square foot. At this price point, individual property condition, lot characteristics, and any water proximity likely explain more of the spread than any broad market force.
The 80-day median days-on-market suggests these homes are not moving quickly, and the -16.8% year-over-year change suggests the pricing tone has softened compared to the prior period measured. Sellers positioning a listing here should expect a longer marketing runway and price accordingly; buyers have more room to negotiate on terms and timeline than the median price alone would suggest.
The location and the amenities are priced into every listing in Black Banks. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Black Banks buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (4.1). Basis: Recent Direction -16.8% year-over-year; Liquidity & Demand 4.0 months of supply; Pricing Power 91.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With only a handful of closings to work from, pricing a home in Black Banks correctly takes more than pulling a median — it takes a close read of the specific comparable sales behind that number. Momentum tracks this pocket of St. Simons Island closely enough to tell you whether a given asking price is aligned with where the market has actually cleared, not just where it has been asked.
Black Banks in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $238/month (about $2,856/yr) · median of 13 MLS listings, most billed twice a year
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $238 per month ($2,856 a year) — the median AssociationFee across 13 MLS records, normalised to a monthly figure; most are billed twice a year. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
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 Black Banks 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 Black Banks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Black Banks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Black Banks home worth?
Get a no-obligation home value based on real comparable sales in Black Banks, 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 all homes for sale in St. Simons Island →
Frequently Asked Questions
What is the median home price in Black Banks?
How long do homes in Black Banks take to sell?
Is Black Banks a buyer's or seller's market right now?
Who is the best real estate agent for Black Banks?
How do I find a top St. Simons Island real estate agent who knows Black Banks?
Can Momentum Realty connect me with an agent for Black Banks?
Where is Black Banks, and what county is it in?
Should you buy in Black Banks?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | ScoutMLS®, refreshed twice daily (last: September 26, 2026) |
| Community market stats | ScoutMLS® closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | ScoutMLS® records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 1995 (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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum will price yours against live local comps — a real number, not an algorithm’s guess.
Looking to buy here? Search homes for sale →
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See how Black Banks fits the bigger picture — live prices, inventory, and Momentum Scores:
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