Hampton River Villas
Homes for Sale in St. Simons Island, GA
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Missy Neu, BHHS Hodnett Cooper Real Estate · via scout
At Hampton River Villas, the median price of $475,000 and a per-square-foot figure just under $280 point to a market where condition and finish level do most of the work in setting value, not location alone. With so few closings to reference over the recent window, each sale carries outsized weight in reading where this community actually sits on price.
A median days-on-market figure of 74 tells you this is not a snap-decision market. Sellers should price with that runway in mind rather than expecting a quick contract, and buyers who are willing to do diligence on a slower timeline have room to negotiate rather than compete.
Hampton River Villas right now
🟢 Buyer-leaning market. 16.0 months of supply and 20% of the inventory already under contract give buyers above-average negotiating leverage.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 scout records, as of August 31, 2026. Confidence: Medium (5 active and pending listings, 3 closed sales in 12 months).
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
Hampton River Villas market snapshot (as of August 31, 2026): the median sale price is about $475K ($279 per sq ft over the trailing 12 months of closed sales), a median 74 days on market for closed sales, and 16.0 months of supply, a buyer-leaning market.
Hampton River Villas sits in St. Simons Island within Glynn County, an area better known for its water access than for organized subdivision amenities — current MLS listings show none identified here, so any draw is the setting itself rather than a clubhouse or gate.
The setting & the homes.
Aerial and on-site photos of Hampton River Villas. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Hampton River VillasPhotos from scout listings in Hampton River Villas; content deemed reliable but not guaranteed.
Who Hampton River Villas is best for.
Best for
- Buying with flexibility on timeline, given a median days-on-market figure over two months.
- Trading up or down in unit size where per-square-foot value, not a subdivision amenity package, is the priority.
- Willing to evaluate each listing on its own condition and finish rather than assuming a consistent community standard.
Probably not for
- Needing a fast, competitive-offer closing in a market with a median of 74 days on market.
- Expecting organized community amenities such as a clubhouse, pool, or gated access — none are identified in current listings.
- Relying on a large closings sample to validate pricing before making an offer.
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 ($475K) IS the median in the snapshot above.
Windows contain 1 to 11 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).
Hampton River Villas Market Scorecard
Hampton River Villas is currently a buyer-leaning market. About 16.0 months of supply, a median asking price of $596,500, and homes go under contract in about 167 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 Hampton River Villas
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 Hampton River Villas
Live MLS inventory for Hampton River Villas. 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 · 178 daysTop listingActive · 167 daysActive · 9 daysActive · 145 daysPending · 12 daysActive and pending Hampton River Villas listings as of 2026-08-31, 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.
Hampton River Villas 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
- Oglethorpe · Elementary
- Glynn Middle School · Middle
- Glynn Academy · High
Zoned schools reflect the assignments reported on recent Hampton River Villas 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 Hampton River Villas address.
The Hampton River Villas buying strategy.
If we were buying in Hampton River Villas 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Hampton River Villas.
What the numbers are actually saying
A median price near $475,000 paired with a per-square-foot median around $279 suggests a community where value is tied closely to unit condition and layout rather than a uniform build standard. Buyers should expect meaningful variation from one listing to the next and treat the median as a reference point, not a floor or ceiling.
The 74-day median days-on-market figure, combined with a thin closings sample over the last three months, means pricing signals here should be read carefully. This is a market that rewards patience on both sides of the transaction — sellers who price accurately still need to allow time for the right buyer, and buyers who move fast on a well-priced listing are working against a backdrop where most homes sit for over two months.
The location and the amenities are priced into every listing in Hampton River Villas. 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 listing or evaluating an offer at Hampton River Villas takes more than pulling a median off a report. We track what is actually closing here in real time and help clients read past a thin data set instead of guessing at it.
Hampton River Villas 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 Hampton River Villas 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 Hampton River Villas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Hampton River Villas, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Hampton River Villas home worth?
Get a no-obligation home value based on real comparable sales in Hampton River Villas, 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 Hampton River Villas on the map →
Frequently Asked Questions
What is the median home price in Hampton River Villas?
How long do homes in Hampton River Villas take to sell?
Is Hampton River Villas a buyer's or seller's market right now?
Who is the best real estate agent for Hampton River Villas?
How do I find a top St. Simons Island real estate agent who knows Hampton River Villas?
Can Momentum Realty connect me with an agent for Hampton River Villas?
Should you buy in Hampton River Villas?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Hampton River Villas 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 2000 (111 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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