Simonton
Homes for Sale in St. Simons Island, GA
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Micki Carter, DeLoach Sotheby's International Realty · via scout
Simonton's numbers are built on a small pool of closings, so treat every figure here as directional rather than statistical law. The median price of $600,000 and a median price per square foot of $235.57 point to a market where condition and finish level do most of the pricing work, not comparable-driven consensus. With only three closings behind the current window, one unusual sale can swing the median more than it would in a deeper market.
A median of 105 days on market is long relative to a typical coastal listing cycle, which tells you sellers here are not chasing quick offers and buyers have room to negotiate on timeline. Year-over-year price movement of 10.7% is notable, but paired with a thin closings count it reads more as a signal to watch than a trend to bank on. For sellers, that combination argues for pricing precisely rather than testing the market. For buyers, it argues for patience and a willingness to make an offer on a home's own merits rather than waiting for a clear comp trail.
Simonton right now
🟡 Balanced market. 4.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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: Low (1 active and pending listings, 3 closed sales in 12 months).
🟢 Still climbing. The trailing-12-month median ($600K) is up 10.7% from the prior 12 months ($542K). With about 2 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 4 sales in the two windows).
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
Simonton market snapshot (as of August 31, 2026): the median sale price is about $600K ($236 per sq ft over the trailing 12 months of closed sales), a median 105 days on market for closed sales, and 4.0 months of supply, a balanced market. The trailing-12-month median is up 11% from the prior 12 months, computed from record-level scout closed sales (3 closings in the current window).
Simonton sits within St. Simons Island in Glynn County, a barrier-island setting where inventory and turnover run thinner than the mainland market. Current MLS data does not identify a defined set of community amenities, so any amenity claims should come from the specific listing, not the community name.
The setting & the homes.
Aerial and on-site photos of Simonton. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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SimontonPhotos from scout listings in Simonton; content deemed reliable but not guaranteed.
Who Simonton is best for.
Best for
- Buying a home where condition and updates matter more than matching a large set of recent comps.
- Negotiating on price or closing timeline in a market that is not moving quickly.
- Willing to evaluate a property on its own terms given the limited closings data available.
Probably not for
- Needing a large recent-sales history to benchmark an offer with confidence.
- Expecting a fast closing timeline in a market with a 105-day median days-on-market.
- Relying on a defined list of community amenities, since none are identified in current MLS listings.
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 ($600K) IS the median in the snapshot above, and the move from 2025 ($542K) IS the +10.7% 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).
Simonton Market Scorecard
Simonton is currently a balanced market. About 4.0 months of supply, a median asking price of $599,000, and homes go under contract in about 193 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 Simonton
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 Simonton
Live MLS inventory for Simonton. 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 Simonton 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.
Simonton 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
- Glynn Middle School · Middle
- Glynn Academy · High
Zoned schools reflect the assignments reported on recent Simonton 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 Simonton address.
The Simonton buying strategy.
If we were buying in Simonton 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 Simonton.
A Market Priced by Condition, Not Volume
Three closings is not enough to draw a firm line on value, but it is enough to say that Simonton trades in small numbers and wide variation. The $235.57 per-square-foot median suggests the price story here is set home by home, shaped by lot position, finish quality, and how recently a property has been updated, rather than by a large, uniform tract of comparable builds.
The 105-day median days-on-market figure is the more telling data point for near-term strategy. It signals a market where sellers are not under pressure to move fast and buyers who show up prepared to negotiate on price or terms may find more flexibility than in a faster-clearing segment. The 10.7% year-over-year change is worth noting, but given the closings count behind it, it should inform pricing conversations rather than anchor them.
The location and the amenities are priced into every listing in Simonton. 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 Simonton 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 (7.3). Basis: Recent Direction +10.7% year-over-year; Liquidity & Demand 4.0 months of supply; Pricing Power 96.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this thin, the difference between a fair price and an overreach often comes down to reading a handful of closings correctly rather than relying on a broad comp set. We walk sellers through what the current median actually supports for a specific property's condition and finish level, and we help buyers understand when a 105-day market window is an opening to negotiate rather than a reason to wait.
Simonton 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 Simonton 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 Simonton sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Simonton, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Simonton home worth?
Get a no-obligation home value based on real comparable sales in Simonton, 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 Simonton on the map →
Frequently Asked Questions
What is the median home price in Simonton?
How long do homes in Simonton take to sell?
Is Simonton a buyer's or seller's market right now?
Who is the best real estate agent for Simonton?
How do I find a top St. Simons Island real estate agent who knows Simonton?
Can Momentum Realty connect me with an agent for Simonton?
Should you buy in Simonton?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Simonton 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 2003 (62 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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