Kings Terrace
Homes for Sale in St. Simons Island, GA
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of Atlantic Salt Realty · via scout
Kings Terrace trades on square footage and construction quality more than on any shared amenity package — there is no clubhouse or pool tied to the listings we track, so the price is a function of the house itself and its position on St. Simons Island. At a median of $1,035,000 and $591.58 per square foot, this is a market where a handful of closings can swing the headline numbers hard, and that is exactly what happened here: the year-over-year figure shows a 38.4% pullback, but with only 9 closings in the window, that drop reflects which specific homes sold as much as it reflects any broad repricing.
A market heat score of 29 and a median 64 days on market point to a slow-moving, buyer-patient environment right now — homes are not moving quickly, and pricing power sits with whoever is willing to wait out the process. For sellers, that means realistic pricing and preparation matter more than urgency; for buyers, it means there is room to negotiate on terms and timeline rather than racing to compete.
Kings Terrace right now
🔴 Off the recent peak. The trailing-12-month median ($1.04M) is down 38.4% from the prior 12 months ($1.68M) and up 431% since 2012. With about 5 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 (9 and 3 sales in the two windows).
What's unique here: the median sale price is about 2x the typical Glynn County sale ($1.04M 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
Kings Terrace market snapshot (as of August 31, 2026): the median sale price is about $1.04M ($592 per sq ft over the trailing 12 months of closed sales), and a median 64 days on market for closed sales. The trailing-12-month median is down 38% from the prior 12 months and up 431% since 2012, computed from record-level scout closed sales (9 closings in the current window).
Kings Terrace is a low-volume, higher-price-point pocket of St. Simons Island in Glynn County, where the appeal comes from the setting and the individual homes rather than any built-in community amenities. The long-run trend since 2012 (up 431%) shows sustained demand for the location even as recent activity has cooled and slowed.
The setting & the homes.
Aerial and on-site photos of Kings Terrace. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Kings TerracePhotos from scout listings in Kings Terrace; content deemed reliable but not guaranteed.
Who Kings Terrace is best for.
Best for
- Buying a specific island property where lot, location, and home condition matter more than shared community features.
- Negotiating on price or terms in a slower-moving market rather than needing to move fast against competing offers.
- Taking a long-term view on an area that has shown sustained appreciation since 2012 despite recent-year volatility.
Probably not for
- Needing a community with an established amenity package such as a pool, clubhouse, or organized common areas.
- Wanting a high-volume market with abundant recent comparables to lean on for pricing confidence.
- Expecting a fast sale timeline — the current median of 64 days on market suggests otherwise.
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 ($1.04M) IS the median in the snapshot above, and the move from 2025 ($1.68M) IS the -38.4% one-year change.
Windows contain 2 to 9 sales each (9 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).
Kings Terrace Market Scorecard
Kings Terrace 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 Kings Terrace
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 Kings Terrace
Live MLS inventory for Kings Terrace. 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 Kings Terrace 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.
Kings Terrace 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 Kings Terrace 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 Kings Terrace address.
The Kings Terrace buying strategy.
If we were buying in Kings Terrace 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 Kings Terrace.
A small market where the house does the talking
With community amenities listed as none identified from current MLS data, whatever is drawing buyers to Kings Terrace is the island location itself, the lot, and the home's condition and layout — not a shared pool, gate, or clubhouse. That makes every listing here its own case study; two homes on the same street can price very differently based on age, renovation level, and how much square footage is behind that per-square-foot number.
The swing from a long-term gain of 431% since 2012 to a recent year-over-year decline of 38.4% is worth sitting with rather than reacting to. Closings here run thin — just 9 in this window — so a single high-end sale or a cluster of dated inventory can move the median sharply in either direction. Read the recent number as a signal to dig into the specific comparable homes, not as a verdict on the neighborhood's direction.
The location and the amenities are priced into every listing in Kings Terrace. 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 Kings Terrace 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 (4.6). Basis: Long-Term Appreciation +431% since 2012; Recent Direction -38.4% year-over-year; Pricing Power 90.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this thin — 9 closings, a median 64 days on market, and no shared amenity package to lean on for comparison — pricing a listing or evaluating an offer takes line-by-line comparable work rather than a quick glance at neighborhood averages. We walk both sides through what is actually driving value on a given block before a number goes on paper.
Kings Terrace 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 Kings Terrace 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 Kings Terrace sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Kings Terrace, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Kings Terrace home worth?
Get a no-obligation home value based on real comparable sales in Kings Terrace, 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 Kings Terrace on the map →
Frequently Asked Questions
What is the median home price in Kings Terrace?
How long do homes in Kings Terrace take to sell?
Have Kings Terrace home prices gone up?
Who is the best real estate agent for Kings Terrace?
How do I find a top St. Simons Island real estate agent who knows Kings Terrace?
Can Momentum Realty connect me with an agent for Kings Terrace?
Should you buy in Kings Terrace?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Kings Terrace 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 (133 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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