Momentum Housing Data · Home Values · Glynn County
East Beach (St. Simons Island, GA): 13 recorded closings in the 12 months ending 2026-08-31, a 15-year price record, and sales split by price band and home size — every number from recorded MLS closings, none from an estimate model.
In the current window, sellers accepted a median 91.9% of original asking; the median sale took 60 days (window ending 2026-08-31).
| Year | Median sold | Median $/sqft | Median DOM | Sold ÷ original ask | Sales |
|---|---|---|---|---|---|
| 2026 | $2,235,000 | $708 | 60 | 91.9% | 13 |
| 2025 | $2,600,000 | $761 | 42 | 93.1% | 13 |
| 2024 | $2,245,050 | $781 | 46 | 96.9% | 16 |
| 2023 | $1,760,000 | $732 | 106 | 96.0% | 13 |
| 2022 | $1,647,306 | $528 | 68 | 98.9% | 30 |
| 2021 | $1,170,000 | $421 | 85 | 97.3% | 50 |
| 2020 | $865,000 | $388 | 107 | 93.7% | 39 |
| 2019 | $1,000,000 | $312 | 155 | 92.1% | 23 |
| 2018 | $850,000 | $307 | 120 | 95.1% | 12 |
| 2017 | $780,000 | $385 | 91 | 94.7% | 21 |
| 2016 | $737,500 | $284 | 237 | 93.2% | 16 |
| 2015 | $753,600 | $263 | 185 | 86.2% | 16 |
| 2014 | $1,022,500 | $269 | 210 | 90.4% | 20 |
| 2013 | $515,000 | $240 | 157 | 86.5% | 17 |
| 2012 | $617,500 | $276 | 260 | 78.8% | 12 |
Over the recorded series, East Beach’s median sold price moved from $617,500 (2012) to $2,235,000 (12 months ending 2026-08-31) — +262% over that span, with every year’s figure from recorded closings, not a model.
The recorded series starts in 2012 at $617,500. The 2020–22 run-up did what it did everywhere — East Beach’s median moved +65% from 2019 to 2022. Against the 2025 peak of $2,600,000, the current median stands at -14%. Annual sales volume here has ranged from 12 to 50 closings a year (10-yr average 23).
Of the 37 recorded East Beach closings since 2024, half landed between $1,850,000 and $2,850,000 (the middle two quartiles); the lowest recorded sale was $1,250,000 and the highest $6,250,000. If your home sits outside the middle band, the reason usually shows up in the size table below before it shows up in condition.
| Sold price band | Share of closings | Sales |
|---|---|---|
| Under $1,450,000 | 4 (11%) | |
| $1,450,000 – $2,100,000 | 11 (30%) | |
| $2,100,000 – $2,750,000 | 11 (30%) | |
| $2,750,000 – $3,400,000 | 7 (19%) | |
| None and up | 4 (11%) |
The same recorded closings, split into thirds by living area. Find the row your home falls in: the $/sqft figure times your square footage is the recorded-sales bracket for homes like yours here — a starting range from real closings, not a valuation of your specific property. Smaller homes here have been selling at a higher price per square foot than larger ones ($926 vs $722) — the usual pattern, since lot, kitchen and baths do not scale with floor area.
| Size group | Median $/sqft | Median sold | Sold range | Sales |
|---|---|---|---|---|
| Smaller homes 1,236–2,448 sq ft | $926 | $1,682,500 | $1,250,000 – $2,500,000 | 12 |
| Mid-size homes 2,514–3,435 sq ft | $765 | $2,317,500 | $1,500,000 – $3,000,000 | 12 |
| Larger homes 3,588–5,570 sq ft | $722 | $2,866,050 | $2,000,000 – $6,250,000 | 13 |
From the live MLS feed as of 2026-09-03: 12 active listings (plus 1 pending) asking from $1,495,000 to $5,999,000, median $3,437,990; 10 of 12 have been on the market over 60 days (median 94 days so far); the homes listed or recently sold were built between 1927 and 2026 (median 2006), 6 of them new construction; the features listings here most often name are Beach Access, Fire Alarm, Security System and Other. For a seller this is the competition a buyer will tour alongside your home; for a buyer, the stale share is where negotiating room usually is. See the current East Beach listings →
At East Beach’s $2,235,000 median and Glynn County’s 2025 unincorporated rate of 24.07 mills on Georgia’s 40% assessment ratio, a home valued at that price carries roughly $21,520 a year in property tax before homestead exemptions, which vary by county and school district. City rates differ from the unincorporated figure.
Current asking prices run a median $3,375,990 against the $2,235,000 recorded sold median (+51%) — the gap between what sellers hope and what the record shows. The market is carrying about 11 months of supply at the current sales pace. Momentum’s market-heat index for East Beach reads 42/100 (computed from DOM, sale-to-list, and absorption; 2020–21 peaked in the 70s here).
With asking prices running +51% over the recorded sold median, a East Beach listing priced against the closed record above stands out against its competition; one priced against the asking crowd joins the statewide list of homes that never sold.
We don’t publish algorithm guesses for specific homes — they can’t see condition, upgrades, or your lot. A local agent will prepare a records-based valuation from the same closed-sale data on this page, adjusted for your home. Free, no obligation.
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Communities buyers shopping East Beach are also weighing (nearest by map distance), each on its own recorded 12-month closings. A median well above the neighbors is a ceiling to price against; well below is where the value argument lives.
| Community | Median sold | Median $/sqft | Median DOM | Sales |
|---|---|---|---|---|
| Beach Club Condos | $665,000 | $664 | 148 | 7 |
| Island Townhouse Condos | $322,500 | $296 | 32 | 3 |
| Highland Acres | $721,200 | $387 | 73 | 3 |
| Ocean Breeze | $1,070,000 | $761 | 46 | 4 |
More East Beach: full community guide & homes for sale · choosing an agent here · should you sell now (statewide data) · what selling costs · cash offer vs. listing
Listing data provided by ScoutMLS® (Golden Isles Association of REALTORS®). The data is deemed reliable but is not guaranteed to be accurate by ScoutMLS. Compiled from recorded MLS closings; deemed reliable but not guaranteed. Figures are medians for the stated windows and change as new sales record; individual homes vary widely. No automated valuation for any specific property appears on this page. Equal Housing Opportunity. © 2026 Move With Momentum LLC — brokerage licensed in FL and GA. Disclosures
Content on this page is compiled from public records, MLS data, and automated data sources, and may contain errors or be out of date. It is provided for general information only and is not a representation about any specific property, community, builder, or association. Verify all information independently before relying on it.