The Villas at Gascoigne
Homes for Sale in St. Simons Island, GA
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of DeLoach Sotheby's International Realty · via scout
The Villas at Gascoigne is pricing at a median of $750,000, or roughly $426 a square foot, and that per-foot figure is doing most of the talking. This is a small, low-volume corner of the St. Simons Island market — only five closings in the current window — so any single sale can move the median more than it would in a larger community. Read the price as directional, not as a fixed scale.
A 101-day median days-on-market and a market heat score of 30 point to a market that is not moving with urgency right now, and the year-over-year figure is down 3.2%, a modest pullback rather than a collapse. For sellers, that argues for pricing to the current data rather than to last year's number. For buyers, it means there is room to negotiate on terms and timeline rather than needing to move fast on day one.
The Villas at Gascoigne right now
🟡 Off the recent peak. The trailing-12-month median ($750K) is down 3.2% from the prior 12 months ($775K). With about a dozen 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 (5 and 3 sales in the two windows).
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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
The Villas at Gascoigne market snapshot (as of August 31, 2026): the median sale price is about $750K ($426 per sq ft over the trailing 12 months of closed sales), and a median 101 days on market for closed sales. The trailing-12-month median is down 3% from the prior 12 months, computed from record-level scout closed sales (5 closings in the current window).
The Villas at Gascoigne sits in Glynn County on St. Simons Island, a low-volume enclave where pricing runs on individual unit condition and lot rather than on any shared amenity package — current MLS data shows none identified for the community.
The setting & the homes.
Aerial and on-site photos of The Villas at Gascoigne. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
The Villas at Gascoigne
The Villas at Gascoigne
The Villas at Gascoigne
The Villas at Gascoigne
The Villas at GascoignePhotos from scout listings in The Villas at Gascoigne; content deemed reliable but not guaranteed.
Who The Villas at Gascoigne is best for.
Best for
- Buying with flexibility on timeline, since the current median days-on-market runs just over 100 days.
- Negotiating from a position of patience in a market with a heat score of 30 rather than expecting competing offers.
- Comfortable evaluating a unit on its own condition and position, given how few recent closings anchor the community median.
Probably not for
- Needing a deep, active comp set to underwrite a purchase or listing price with confidence.
- Expecting shared community amenities, since none are identified in current MLS listings for this community.
- Wanting a fast, competitive sale timeline rather than the extended pace this market has shown recently.
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 ($750K) IS the median in the snapshot above, and the move from 2025 ($775K) IS the -3.2% one-year change.
Windows contain 1 to 26 sales each (5 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).
The Villas at Gascoigne Market Scorecard
The Villas at Gascoigne 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 The Villas At Gascoigne
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.
The Villas at Gascoigne 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.
The The Villas at Gascoigne buying strategy.
If we were buying in The Villas at Gascoigne 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 The Villas at Gascoigne.
Small sample, real signal
With just five closings feeding the current snapshot, The Villas at Gascoigne is not a market where you can lean on a tight comp set. The $750,000 median and $426.14 per-square-foot figure are useful benchmarks, but each is built on a thin base, and the next sale or two could shift them meaningfully. Anyone pricing a listing or structuring an offer here should treat the median as a starting reference point, then confirm against the specific unit's condition, position, and recent activity rather than assuming the community-wide number applies evenly.
The 101-day median days-on-market and a heat score of 30 both describe a market moving at its own pace, not a competitive, multiple-offer environment. Combined with a 3.2% year-over-year pullback, the data supports patient positioning on both sides of a deal — sellers gain by pricing accurately from the outset rather than testing the market high, and buyers gain by using the extended timeline to negotiate rather than assuming they need to compete.
The location and the amenities are priced into every listing in The Villas at Gascoigne. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A community this thinly traded rewards a broker who reads the underlying data rather than the headline number. We track how the median price and per-square-foot figure are actually built here — five closings, a 101-day typical timeline, a market heat score sitting at 30 — so pricing and offer strategy at The Villas at Gascoigne are grounded in what the current data supports, not in assumptions carried over from busier St. Simons Island communities.
The Villas at Gascoigne 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 The Villas at Gascoigne 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 The Villas at Gascoigne sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Villas at Gascoigne, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Villas at Gascoigne home worth?
Get a no-obligation home value based on real comparable sales in The Villas at Gascoigne, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in The Villas at Gascoigne?
How long do homes in The Villas at Gascoigne take to sell?
Who is the best real estate agent for The Villas at Gascoigne?
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Should you buy in The Villas at Gascoigne?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near The Villas at Gascoigne 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 2017 (96 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.
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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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