Two Years of St. Simons Condo Sales — and Why Four Listings in One Building Isn't What You Think

I pulled every condominium that closed on St. Simons Island over the last two years — September 2024 through September 5, 2026. That is 343 sales, after taking out ten Golden Isles Marina boat-slip transfers the MLS files as condominium interests. Here is what the data shows, and what I think it means.

The short version

More units are trading than a year ago. Prices are flat. Everything is taking longer.

Over the trailing twelve months, 183 condos closed on St. Simons — up 14% from 160 the year before. The median sale price was $425,900, versus $426,450 the prior year. That is a change of one-tenth of one percent. Price per square foot ticked up 2.6%, from $341 to $350.

What changed is time. The median condo took 92 days to go under contract, against 73 a year ago. Nineteen extra days, and it compounds — a seller who prices to last year's pace is now, on average, still holding the property in month four.

The average price fell 10%. Values didn't.

You will see the average sale price quoted as down 9.9%, from $581,881 to $524,337. That number is real and it is misleading.

The prior year carried a $3.65 million sale and a heavier run of million-dollar oceanfront closings. Strip out the top of the market and the everyday condo — the $300,000 to $600,000 unit that makes up two-thirds of this island's sales — sold for essentially the same money this year as last. That is why the median barely moved while the average dropped.

Any time you see an average price swing in a market this size, look at the median next to it. If they disagree, the answer is usually mix, not value.

Where the market is healthy, and where it isn't

Not all price bands are behaving the same way, and the spread is wide:

Price band	Sold (12 mo)	Active	Months supply
Under $250,000	4	4	12.0
$250,000 – $350,000	45	25	6.7
$350,000 – $450,000	53	28	6.3
$450,000 – $600,000	32	28	10.5
$600,000 – $800,000	32	18	6.8
$800,000 – $1,000,000	4	6	18.0
$1,000,000 and above	13	5	4.6
All condominiums	183	114	7.5

Months of supply is just active inventory divided by the monthly sales pace. Six months is the conventional line between a buyer's and a seller's market.

Fifty-four percent of every condo sold on this island last year closed between $250,000 and $450,000, and those two bands clear in six to seven months. That is the healthy middle.

The problem zones are above it. Between $450,000 and $600,000 there are 28 active listings against 32 sales all year — 10.5 months of supply. Between $800,000 and $1 million it is eighteen months. A seller pricing at $475,000 is competing with twenty-seven other units for a buyer pool a third the size of the one just below.

One caution on that bottom row: the million-plus band shows the tightest supply on the island, but on only thirteen sales. That is thin data. It reflects a genuinely short supply of true oceanfront product, not a luxury boom, and one or two closings would move the number a lot. I would read it directionally and not much further.

A third of sellers have already cut price

There are 114 active condo listings on St. Simons right now and 23 under contract. The median asking price is $449,950 against a trailing median sale price of $425,900 — a gap of about 5.6%, which is roughly the discount buyers have actually been negotiating.

Thirty-eight of those 114 listings have taken a price reduction. Twenty-two have been on market more than six months; five more than a year.

That is the clearest signal in the whole dataset. The market is asking sellers to meet it, and a third of them have.

Now the question I get most: "There are four units for sale in that building. Should I be worried?"

I hear some version of this constantly, from buyers and from owners. It is a fair question and the answer is usually no — but for a reason worth understanding.

Those 114 active listings are spread across forty-six different condominium communities. Eleven of the forty-six carry four or more listings at once, and between them they hold 53 units — nearly half of the island's entire active condo inventory.

Beach Club Condos has nine units for sale. Sea Gate Inn has six. Village Green has five. Seven more communities have exactly four apiece, among them Hampton River Villas, Ocean Walk, Island Retreat, Island Square, Gascoigne and Skiff Landing.

Multiple simultaneous listings inside one condominium regime is the normal condition of this market. In a sixty-plus-unit community, four listings is roughly 6% of the building — entirely ordinary where a meaningful share of owners are second-home or investor owners.

What actually matters is not how many, but how they got there. Four listings that all appeared within a few weeks of each other is a pattern worth asking about, because owners heading for the exit together usually know something: a special assessment coming, an insurance problem, a reserve study that came back badly.

Four listings that came on over sixteen months, three of which have since reduced their price, is a different animal entirely. That is unsold inventory accumulating slowly because it came to market above where buyers were willing to go. It is a pricing story, not a distress story.

Skiff Landing is a good example of the second kind. Four units are available there today, and I pulled the community's full history: its four current listings came to market in April 2025, February 2026, April 2026 and July 2026, spread across sixteen months. Three have since corrected, and a fifth unit went under contract at $299,000. Nothing in that pattern suggests trouble in the regime. One of those four — unit B7 — is the one I wrote up as a Deal of the Week, if you want to see what a two-bedroom there actually looks like inside.

So when you see several units for sale in a building you like, the useful questions are: When did each one list? Has anyone reduced, and by how much? And what do the association's documents say?

The documents are where the real answer lives

No listing count can tell you whether a condominium regime is financially sound. Before your due diligence period closes, you want the reserve study and current reserve balance, three years of budgets, any special assessments levied or discussed, the master insurance policy with its wind and flood deductibles, current litigation disclosure, and the rental policy if you plan to rent.

On coastal Georgia condos, insurance and assessments are increasingly the deciding factor in whether a purchase works. Two units at the same price are not the same purchase.

Where this leaves us

At 7.5 months of supply, the St. Simons condo market sits modestly on the buyer's side of balance. Prices are not falling — the median has moved less than a percent in a year, and the quarterly median has held in a $410,000 to $450,000 band for five straight quarters.

If you are selling, the market is still paying 96.4% of asking price, but only for listings that come out priced correctly the first time. The sale-to-original-list ratio of 94.4% tells the rest of that story.

If you are buying, this is the most negotiating room the island has offered in three years — concentrated in aged listings and in the $450,000 to $600,000 band, and much less available in the healthy middle.

If you want to know where a specific building or a specific unit sits in all of this, reach out. I am happy to pull the full sales history on any St. Simons condo community.

---

All figures are from the Golden Isles Association of REALTORS® MLS as of September 5, 2026, covering condominium closings in St. Simons Island, Georgia from September 5, 2024 forward. Data believed reliable but not guaranteed. This is a market analysis, not an appraisal.

Dewey "DJ" Snipes Real Estate Advisor | Engel & Völkers Golden Isles (912) 223-1301 · SSICondos.com