Dreaming about a place where marsh sunsets, bike paths, and easy beach days become your weekend routine? If St. Simons Island is on your shortlist for a second home, you’re not alone. You likely have smart questions about prices, taxes, flood and insurance, and whether you can offset costs with rentals. This guide gives you a clear, local-first roadmap to evaluate 31522 with confidence. Let’s dive in.
Market at a glance: 31522
Median values in 31522 sit in the mid six- to low seven-figure range and vary by data source. For example, Realtor.com recently reported a 31522 median near about $822,775, while Zillow’s index for the area showed typical values roughly in the $670,000 to $690,000 range. Vendor methods differ, and coastal submarkets move quickly, so use fresh local MLS data for any final pricing.
Property types and price bands
- Entry point: Condos and townhomes near Pier Village and resort areas. Expect higher HOA fees but lower maintenance and easier rental operations.
- Mid-island single-family: Classic cottages and newer builds on interior lots. Pricing varies by age, size, and recent updates.
- Marshfront and deep-water: Premium for view and access, often with elevated construction or pilings required.
- Luxury and Sea Island adjacency: Sea Island (31561) trades at a substantial premium relative to 31522, with luxury single-family and resort properties.
Tip: Inventory and price per square foot swing widely by neighborhood and setting. Use a price-band approach during your search rather than one median for the whole island.
What it costs to own in Glynn County
How property taxes work
Georgia calculates ad valorem property tax on an assessed value equal to 40 percent of fair market value. You then multiply that assessed value by the total millage and divide by 1,000. Glynn County’s adopted FY25–26 combined county and school millage for St. Simons (Tax District 4) is 24.074 mills. You can review the millage overview on the Glynn County Tax Commissioner page and confirm district details in the county’s FY25–26 millage packet.
- Example: $750,000 market value leads to a $300,000 assessed value (40 percent). Multiply 300 by 24.074 for an estimated tax of about $7,222 per year. Actual bills may differ by exemptions and annual changes.
Note: Homestead exemptions generally apply to primary residences, not second homes. Confirm eligibility with the Tax Commissioner.
Other recurring expenses to budget
- HOA and condo assessments: Ranges vary widely, especially with resort amenities.
- Homeowner’s insurance: Coastal wind and hurricane exposure can increase premiums and create percentage-based hurricane deductibles.
- Flood insurance: Required if the property is in a Special Flood Hazard Area. See flood section below.
- Utilities and upkeep: Electric, water and sewer, trash, landscaping, plus a storm season reserve.
Coastal risk and insurance basics
Start with official flood maps
Before you write an offer, pull the property’s FEMA FIRM panel and flood zone via the FEMA Flood Map Service Center. This is the authoritative source for NFIP mapping. For long-term planning, the NOAA Sea Level Rise Viewer helps visualize future tidal and nuisance flooding scenarios. It is a planning tool, not a permit decision.
Community Rating System discount
Unincorporated Glynn County participates in FEMA’s Community Rating System (CRS) at Class 5, which provides a 25 percent NFIP premium discount for eligible policies. Learn more on the county’s CRS program page.
Practical steps to line up coverage
- Ask a coastal insurance agent for written quotes that compare NFIP and private flood options and note whether an elevation certificate is required.
- Confirm whether the parcel is in a V zone or AE zone, since requirements and rates differ.
- Request homeowner’s quotes that spell out hurricane and wind deductibles. Some policies separate wind coverage.
Renting your second home: rules and revenue
Certificate and compliance
If you plan to rent for fewer than 30 consecutive days, Glynn County requires a Short-Term Rental Certificate. The County’s Licensing and Compliance team administers certificates, provides a Good Neighbor guide, and manages the tax portal. Review the application links and requirements on the county’s Short-Term Rental information page.
Glynn County also uses a third-party portal (MUNIRevs/GOVOS) to register and remit the local Accommodation Excise Tax and to support complaint and enforcement workflows. Register and keep certificates posted inside the home per county guidance.
Accommodation Excise Tax (AET) update
State legislation authorized Glynn County to increase its AET, and the county implemented the higher rate in mid-2025. Reporting noted an increase from 5 percent to 7 percent. You can review the enacted local act on the Georgia legislative record for House Bill 732 and summary coverage in local reporting on the change and timeline. AET is collected from guests and remitted by the operator. Confirm current rates, effective dates, and any jurisdictional exceptions directly with the county when you register.
Operating math and expectations
- Revenue: Nightly rates are highly seasonal on St. Simons. As a baseline, recent platform snapshots have shown median long-term rents around $2,875 per month in 31522, but STR performance depends on location, size, finishes, and calendar management.
- Costs: Budget for management fees, cleaning and linen service, supplies, utilities during stays, platform fees, and a repair reserve. These reduce net income even in strong months.
- HOA rules: Many associations limit or prohibit STRs. County certificates do not override private covenants, so review CC&Rs before you contract.
A practical due-diligence checklist
Pre-offer
- Verify the parcel’s flood zone in the FEMA Flood Map Service Center; request an elevation certificate if in or near a Special Flood Hazard Area.
- Pull the site in the NOAA Sea Level Rise Viewer to understand long-term nuisance flooding risk.
- Get preliminary quotes from local insurers and confirm hurricane deductible structure.
- Confirm sewer or septic status and the inspection requirements for septic, if applicable.
- Review zoning and HOA covenants for any STR restrictions, parking limits, occupancy caps, or quiet hours listed in the county’s STR guidance.
Offer to closing
- Include contingencies for written insurance quotes, including flood if applicable.
- Direct the inspector to document elevation, foundation type, HVAC and roof ages, and any moisture indicators.
- Estimate annual taxes using the 40 percent assessed value rule and the adopted 24.074 mills for Tax District 4, verifying details with the Tax Commissioner’s millage page and the FY25–26 millage packet.
Post-closing setup
- If renting, complete STR registration and AET setup through the county’s portal and post required certificates and local contact information.
- Hire or vet a local property manager who understands county STR compliance, tax filings, and seasonal turnover.
- Create a storm plan with vendor contacts for boarding, generators, and post-storm cleanup, and fund a repair reserve.
Final thoughts
Buying a second home on St. Simons Island should feel exciting, not overwhelming. With clear tax math, firm insurance quotes, and a grounded view of rental rules and costs, you can choose the right home for how you plan to use it. If you want a senior-led, discreet process and cross-market insight from Atlanta to the coast, connect with Pitts Wilson to map your next steps.
FAQs
How are Glynn County property taxes calculated on a second home?
- Georgia assesses property at 40 percent of fair market value, then applies the annual millage rate. For St. Simons (Tax District 4), the adopted combined millage is 24.074 mills for FY25–26. Second homes generally do not receive homestead exemptions.
What flood checks should I run before buying on St. Simons?
- Pull the parcel’s official flood zone on the FEMA Flood Map Service Center, request an elevation certificate if near a Special Flood Hazard Area, and review long-term scenarios with the NOAA Sea Level Rise Viewer.
Does Glynn County offer flood insurance discounts?
- Yes. Unincorporated Glynn County participates in FEMA’s CRS program at Class 5, which provides a 25 percent premium discount on eligible NFIP policies, per the county’s CRS page.
What are the short-term rental rules for 31522?
- Rentals under 30 days require a county Short-Term Rental Certificate, compliance with Good Neighbor practices, a local contact, and AET registration via MUNIRevs. See the county’s STR page for forms and steps.
What is the current accommodation excise tax for STRs?
- Following state authorization in 2025, Glynn County implemented an AET increase to about 7 percent. Review the local act on HB 732 and confirm current rates and any jurisdictional exceptions with the county when registering.
What price range should I expect for a second home in 31522?
- Recent vendor snapshots show medians spanning the mid six- to low seven-figure range, reflecting submarket differences. Use up-to-date local MLS comps for a precise target by property type and location.
