Black Banks
Homes for Sale in St. Simons Island, GA
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of DeLoach Sotheby's International Realty · via scout
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
🔴 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 scout closed sales, 12-month windows ending August 31. 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 $425K, trailing 12 months, scout records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 31, 2026 · Live data: scout, 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 August 31, 2026): the median sale price is about $1.95M ($620 per sq ft over the trailing 12 months of closed sales), and a median 80 days on market for closed sales. The trailing-12-month median is down 17% from the prior 12 months, computed from record-level scout closed sales (3 closings in the current window).
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
Black Banks
Black Banks
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Black BanksPhotos from scout 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 August 31 of each year, from record-level scout 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.
100% 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 (2026-08-30).
Black Banks Market Scorecard
Black Banks is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: scout, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Black Banks
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 the Golden Isles Association of REALTORS® / ScoutMLS. Information is deemed reliable but is not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
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 scout. Map data © OpenStreetMap, tiles © CARTO.
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.
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 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 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 homes for sale in Black Banks on the map →
Frequently Asked Questions
What is the median home price in Black Banks?
How long do homes in Black Banks take to sell?
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?
Should you buy in Black Banks?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Black Banks with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | scout, refreshed twice daily (last: August 31, 2026) |
| Community market stats | scout closed sales, 12-month windows ending August 31, 2026 |
| Under-contract shares | scout records, as of 2026-08-30 |
| Historical depth | Closed-sale records back to 1995 (65 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of scout 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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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 sells for 1.25% above the scout member average and 8 days faster, and we’ll price yours against live your area comps.
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