St. Simons Island Real Estate Market Update: What Sellers Need to Know October 2026

Single-family home data for St. Simons Island, from the MLS, for the month of September 2026. Here is what it means if you are thinking about selling. If you missed last month, you can read the August 2026 market update.

St. Simons Island single-family homes sold at a median price of $652,500 in September 2026, while the average sale price rose to $896,559 and homes took an average of 119 days to sell. Those numbers send a mixed message, and the details matter if you are deciding when and how to sell.

What Happened in the St. Simons Island Real Estate Market in September 2026?

There were 56 single-family closed sales in September, up from 48 in September 2025 and level with August. Buyers were active, but fewer homes went under contract late in the month: 36 pending listings, compared with 61 in August. That is worth watching, because pending sales today become closed sales over the next 30 to 60 days.

Are St. Simons Island Home Prices Going Up or Down?

It depends on which number you look at. The median sold price was $652,500, down about 4% from $681,150 in September 2025 and down from $772,500 in August. The average sold price was $896,559, up about 14% from $789,470 a year ago.

The gap between the two comes down to the mix of homes that closed. A median reflects the middle of the market, while an average is pulled up by higher-priced sales. September had a healthy number of sales in the middle of the market and a few at the top, so neither number tells the whole story by itself. Price depends on your specific home, its condition, and its location on the island. That is why a St. Simons Island Listing Specialist looks at comparable sales rather than headlines.

How Long Are Homes Taking to Sell on St. Simons Island?

Homes that sold in September had been on the market an average of 119 days, compared with 107 days in September 2025 and 111 days in August. Homes are taking a bit longer to sell than they were a year ago. Homes that are priced correctly from the first day still tend to move faster than the average suggests, and the ones that sit are usually the ones that started too high.

How Much Are Sellers Getting Compared to Asking Price?

Sellers received an average of 96.5% of their final list price in September, in line with 96.3% a year ago. Measured against the original list price, the figure was 94.8%, which tells us that many sellers reduced their price before closing. On a $700,000 home, that gap is roughly $36,000.

How Many Homes Are for Sale on St. Simons Island Right Now?

There were 366 active single-family listings at the end of September, up from 336 a year ago and 351 in August. At the September pace of sales, that is about 7.1 months of supply, compared with about 6.8 months a year ago. Most analysts consider six to seven months a balanced market, so buyers have a little more room to negotiate than they did last year, and sellers have more competition.

What Does This Mean for Sellers on St. Simons Island?

• Price it right from day one. With homes averaging nearly four months on the market, an aggressive first price tends to cost more than it gains.
• Expect to negotiate. The roughly 3 to 5 point gap between list price and sale price is real, so plan for it.
• Presentation matters more with 366 homes competing for attention. Condition, photography, and staging separate the quick sales from the long ones.
• Fall is still a good time to list. Serious buyers are shopping year-round on the island, and fewer new listings arrive over the winter months.

FAQ

Is it a good time to sell on St. Simons Island?

Conditions are balanced rather than one-sided. Buyers are still closing at a steady pace, with 56 sales in September, but inventory is up and homes are taking longer to sell. A well-priced, well-presented home can still do well. The right timing also depends on your own plans.

Are home prices dropping on St. Simons Island?

The median sold price for September was about 4% below a year ago, while the average sold price was about 14% higher. Month-to-month figures can swing a lot on an island with fewer than 100 single-family sales each month, so the longer trend matters more than any one month.

How long does it take to sell a home on St. Simons Island?

In September 2026, single-family homes that sold had spent an average of 119 days on the market. That is a little longer than the 107 days a year earlier.

How many homes are for sale on St. Simons Island?

There were 366 active single-family listings at the end of September 2026, according to the MLS.

The Bottom Line

September looked steady on the surface and more nuanced underneath: sales were up from a year ago, prices were mixed, and homes took longer to sell with more listings competing for buyers. If you are planning to sell, the best next step is a price based on what has actually closed near your home. Want to see how this applies to your property? Request a free home valuation.

About John Hallman

John Hallman is the St. Simons Island Listing Specialist with Engel & Völkers Golden Isles, with 29 years of experience and more than 875 properties personally listed on St. Simons Island and throughout the Golden Isles. He tracks every listing on the island, from entry-level condos to oceanfront estates. See what is currently the cheapest condo on St. Simons Island or read whether St. Simons Island is expensive.

What Is Your Home Worth in Today's Market?

Averages only go so far. If you want to know what your home would likely sell for, and how long it would take, contact John for a free, no-obligation valuation based on this month's St. Simons Island sales.

Market data is for single-family homes on St. Simons Island from the local MLS for September 2026, retrieved October 13, 2026, and is deemed reliable but not guaranteed. Figures may change as late-reported sales are added. This is not an appraisal or a guarantee of future results.