St. Simons Heights
Homes for Sale in St. Simons Island, GA
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of Sharon Foster, N R Foster Properties, Inc. · via scout
St. Simons Heights prices off lot position, elevation, and how much of the home has been updated more than off any shared feature — there is no listed amenity package driving the number, which means the median of $771,500 is really a proxy for condition and location on the island. At $447.06 per square foot, this is a rebuild-or-remodel market: older structure on desirable ground gets paid for the ground first.
The 8.4% year-over-year pull-back combined with a median 63.5 days on market tells you this is not a bidding-war segment right now. A market heat score of 49 reads as roughly balanced — sellers with a well-presented, updated home still have leverage, but overpriced or dated listings are sitting long enough that buyers can negotiate on terms, not just price.
St. Simons Heights right now
🟡 Balanced market. 5.6 months of supply and 11% 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: High (9 active and pending listings, 18 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($772K) is down 8.4% from the prior 12 months ($842K) and up 323% since 2012. With about 18 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: Medium (18 and 11 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
St. Simons Heights market snapshot (as of August 31, 2026): the median sale price is about $772K ($447 per sq ft over the trailing 12 months of closed sales), a median 64 days on market for closed sales, and 5.6 months of supply, a balanced market. The trailing-12-month median is down 8% from the prior 12 months and up 323% since 2012, computed from record-level scout closed sales (18 closings in the current window).
St. Simons Heights sits inside St. Simons Island in Glynn County, and its pricing is driven almost entirely by lot and structure rather than by any packaged amenity set — current MLS data shows no community amenities tied to these listings. The long-run trend (up 323% since 2012) shows a neighborhood that has re-rated substantially over more than a decade, even as the most recent year has cooled.
The setting & the homes.
Aerial and on-site photos of St. Simons Heights. Swipe to explore the community.
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St. Simons HeightsPhotos from scout listings in St. Simons Heights; content deemed reliable but not guaranteed.
Who St. Simons Heights is best for.
Best for
- Purchasing land or an older structure with plans to renovate or rebuild on the island.
- Looking to negotiate on price or terms in a market that has softened year-over-year.
- Comfortable evaluating each home on its own condition and lot rather than a uniform community standard.
Probably not for
- Wanting a home already inside a managed amenity package, since none is tied to current listings.
- Needing a fast, certain close — the median 63.5-day market favors patience over speed.
- Relying on a single subdivision-wide price expectation rather than reviewing individual comps.
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 ($772K) IS the median in the snapshot above, and the move from 2025 ($842K) IS the -8.4% one-year change.
Windows contain 6 to 27 sales each (18 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).
St. Simons Heights Market Scorecard
St. Simons Heights is currently a balanced market. About 5.6 months of supply, a median asking price of $808,775, and homes go under contract in about 119 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 St Simons Heights
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 St. Simons Heights
Live MLS inventory for St. Simons Heights. 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 · 86 daysTop listingActive · 25 daysActive · 119 daysActive · 362 daysActive · 171 daysActive · 163 daysActive · 20 daysActive · 43 days
Pending · 44 daysActive and pending St. Simons Heights 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.
St. Simons Heights 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 St. Simons Heights 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 St. Simons Heights address.
The St. Simons Heights buying strategy.
If we were buying in St. Simons Heights 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 St. Simons Heights.
A land-value market, not an amenity market
With no clubhouse, pool, or gate feeding the value story, the 18-closing sample behind these numbers is best read as a collection of individual site and structure decisions rather than a uniform product. That is why per-square-foot pricing ($447.06 median) matters here more than in an amenity-driven subdivision: buyers are effectively pricing dirt, elevation, and proximity to the island's core, then adjusting for whatever condition the house is in.
The 63.5-day median days-on-market, paired with a market heat score sitting near the middle of the range, points to a market that rewards patience on both sides. Sellers holding out for a premium on an unrenovated home are more likely to sit; buyers willing to move on a well-priced, updated listing are less likely to face competing offers than they would have a year ago, given the 8.4% year-over-year softening.
The location and the amenities are priced into every listing in St. Simons Heights. 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 St. Simons Heights 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 4 factors (6.4). Basis: Long-Term Appreciation +323% since 2012; Recent Direction -8.4% year-over-year; Liquidity & Demand 5.6 months of supply; Pricing Power 96.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a neighborhood where the sales data itself carries the story — no shared amenities, a wide range of home ages and conditions, and a small closings sample — pricing a home or making an offer requires reading the comps line by line rather than leaning on a subdivision average. We walk each listing against the underlying lot value, condition, and per-square-foot trend so you are not guessing at what the median actually represents for the specific house in front of you.
St. Simons Heights 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 St. Simons Heights 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 St. Simons Heights sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in St. Simons Heights, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your St. Simons Heights home worth?
Get a no-obligation home value based on real comparable sales in St. Simons Heights, 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 St. Simons Heights on the map →
Frequently Asked Questions
What is the median home price in St. Simons Heights?
How long do homes in St. Simons Heights take to sell?
Is St. Simons Heights a buyer's or seller's market right now?
Have St. Simons Heights home prices gone up?
Who is the best real estate agent for St. Simons Heights?
How do I find a top St. Simons Island real estate agent who knows St. Simons Heights?
Can Momentum Realty connect me with an agent for St. Simons Heights?
Should you buy in St. Simons Heights?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near St. Simons Heights 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 (435 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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