East Beach
Homes for Sale in St. Simons Island, GA
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of Micki Carter, DeLoach Sotheby's International Realty · via scout
East Beach prices at a level that puts it in a different conversation than most of the island: a median of $2,235,000 and just over $700 per square foot. At that price point, the market moves on individual homes more than on broad demand curves — one estate-scale closing or one dated property can swing the median more than volume ever will, especially with only 13 closings feeding this snapshot.
The trend lines cut both ways. Down 14% year over year signals softer footing right now, but up 272% since 2012 shows the long arc has been sharply upward. A market heat score of 42 and median days on market of about two months read as a buyer's window, not a seller's sprint — pricing discipline matters more here than urgency.
East Beach right now
🔴 Off the recent peak. The trailing-12-month median ($2.24M) is down 14.0% from the prior 12 months ($2.60M) and up 272% since 2012. With about 23 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 30. Confidence: Medium (13 and 13 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 30, 2026 · Live data: scout, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
East Beach market snapshot (as of August 30, 2026): the median sale price is about $2.24M ($708 per sq ft over the trailing 12 months of closed sales), and a median 60 days on market for closed sales. The trailing-12-month median is down 14% from the prior 12 months and up 272% since 2012, computed from record-level scout closed sales (13 closings in the current window).
East Beach sits among the higher-priced pockets of St. Simons Island, with a small, low-volume market where each closing carries outsized weight on the numbers.
The setting & the homes.
Aerial and on-site photos of East Beach. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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East BeachPhotos from scout listings in East Beach; content deemed reliable but not guaranteed.
Who East Beach is best for.
Best for
- Buying to hold long-term and comfortable with a market that has shown a 272% price climb since 2012 despite short-term pullbacks.
- Negotiating on a specific property's condition rather than relying on a dense set of recent comparables.
- Purchasing at the higher end of the local price spectrum and prioritizing location over listed community amenities.
Probably not for
- Needing amenity-backed listings, since current MLS data shows none identified for this community.
- Requiring a fast close or high transaction volume to benchmark pricing confidently.
- Working with a tight budget, given the median price here sits well above much of the broader island market.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 30 of each year, from record-level scout closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($2.24M) IS the median in the snapshot above, and the move from 2025 ($2.60M) IS the -14.0% one-year change.
Windows contain 12 to 52 sales each (13 in the current window); every figure carries its sample size, and thin markets swing on single closings. 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.
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).
East Beach Market Scorecard
East Beach is currently a balanced market., and homes go under contract in about 102 days.
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 East Beach
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.
Homes For Sale Right Now in East Beach
Live MLS inventory for East Beach. 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 · 287 daysTop listing
Active · 147 daysActive · 51 daysActive · 79 daysActive · 79 daysActive · 79 daysActive · 79 days
Active · 156 days
Active · 136 daysActive · 136 daysActive · 102 days
Pending · 8 daysActive and pending East Beach listings as of 2026-08-31, priced high to low. 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. Tap any home to ask about it.
East Beach 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.
Schools
- Glynn County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- St. Simons · Elementary
- Glynn Middle School · Middle
- Glynn Academy · High
Zoned schools reflect the assignments reported on recent East Beach listings and can change; always confirm with Glynn County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any East Beach address.
The East Beach buying strategy.
If we were buying in East Beach 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 East Beach.
A market that trades on scarcity, not pace
With only 13 closings in this window, East Beach does not behave like a high-volume subdivision. Small sample sizes mean the median price and price-per-square-foot can shift meaningfully with the mix of what happens to sell — a renovated home versus one needing work, a larger lot versus a smaller one. Buyers and sellers should treat the $2,235,000 median as a reference point for the segment, not a ceiling or floor for any specific property.
The 60-day median days on market and a market heat score of 42 point to a measured pace rather than competitive bidding. Combined with a 14% year-over-year pullback, current conditions favor buyers willing to do diligence on condition and comparables rather than move on price alone. The 272% climb since 2012 is the counterweight: it shows sustained long-term price appreciation for the area even through shorter-term swings like the one showing up now.
The location and the amenities are priced into every listing in East Beach. 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 East Beach 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 (5.7). Basis: Long-Term Appreciation +272% since 2012; Recent Direction -14.0% year-over-year; Pricing Power 91.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this thin — 13 closings, a wide price-per-square-foot spread, and no amenity data currently attached to listings — pricing a home or evaluating an offer takes comparable-sales judgment, not a formula. We track what is actually closing in East Beach and how condition is driving the spread between listings, so pricing conversations start from evidence rather than the median alone.
East Beach 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 East Beach 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 East Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in East Beach, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your East Beach home worth?
Get a no-obligation home value based on real comparable sales in East Beach, 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 East Beach on the map →
Frequently Asked Questions
What is the median home price in East Beach?
How long do homes in East Beach take to sell?
Do cash buyers compete in East Beach?
Have East Beach home prices gone up?
Who is the best real estate agent for East Beach?
How do I find a top St. Simons Island real estate agent who knows East Beach?
Can Momentum Realty connect me with an agent for East Beach?
Should you buy in East Beach?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near East Beach with Momentum Realty’s local guides.
Data sources & freshness
| Community market stats | scout closed sales, 12-month windows ending August 30, 2026 |
| Under-contract shares | scout records, as of 2026-08-30 |
| Historical depth | Closed-sale records back to 1995 (593 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.
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 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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