Thinking about moving to the Golden Isles and torn between island living on St. Simons and city convenience in Brunswick? You’re not alone. Deciding where to land is about more than a mortgage payment. It’s the full picture of housing, insurance, utilities, fees, and everyday life. In this guide, you’ll learn how the costs stack up, what to budget for each location, and how to build a clear, property-specific plan. Let’s dive in.
Big picture: how costs differ
St. Simons Island typically comes with a coastal premium. You pay for proximity to beaches, views, amenities, and strong second-home demand. Brunswick, the county’s urban center, offers more price points and tends to be more affordable overall.
The biggest cost drivers between the two:
- Housing price premiums on the island
- Higher wind and flood insurance exposure along the coast
- More neighborhoods with HOA or condo dues on St. Simons
- Seasonal tourism impacts on rentals, traffic, and some services
Housing costs you can expect
Purchase price and closing basics
Your up-front costs include purchase price, closing costs, and any lender-required inspections. On the coast, lenders may order flood-related items during underwriting. Closing costs vary by loan type, price, and negotiated credits.
Monthly carrying cost formula
Your true monthly housing cost is more than P&I. Use this template when comparing a Brunswick home to a St. Simons home:
- Mortgage principal and interest
- Property tax: assessed value × total millage ÷ 12
- Homeowner’s insurance: annual premium ÷ 12
- Flood insurance: annual premium ÷ 12 (if applicable)
- Windstorm coverage or wind deductible buy-downs: annual amount ÷ 12 (if applicable)
- HOA or condo dues: monthly
- Utilities: electricity + water/sewer + gas/propane + trash + internet
- Maintenance reserve: set aside a percentage of home value per year ÷ 12
Add each line to see your total monthly carry for each property.
Property taxes: city vs county
Both areas are in Glynn County, but the tax bill can differ by location. Properties on St. Simons (unincorporated) typically pay county millage. Properties inside the City of Brunswick pay city plus county millage. If you plan to occupy the home as your primary residence, ask about homestead exemptions and filing deadlines with the local tax offices.
Insurance on the coast
Insurance lines to budget for:
- Homeowner’s insurance: premiums reflect age of home, construction, roof type, and coastal exposure. Upgrades like hurricane straps, impact windows, and newer roofs can help.
- Flood insurance: if a home sits in a FEMA Special Flood Hazard Area, lenders usually require flood coverage for federally backed loans. Premiums vary by elevation, flood zone, prior claims, and whether the community earns NFIP discounts.
- Wind coverage: in some coastal zones, insurers limit or exclude wind unless you purchase a separate policy or accept a higher wind deductible.
In general, many St. Simons properties face higher wind and flood risk than inland Brunswick locations, which can make island insurance budgets larger.
HOA and condo dues
You will find more HOAs and condo associations on St. Simons. Dues range widely depending on services and amenities. They may cover landscaping, pools, private roads, beach access management, common area insurance, security, reserves, and sometimes trash. Ask for CC&Rs, budgets, reserve studies, insurance certificates, and a history of special assessments. In Brunswick, HOA dues vary by neighborhood and are less universal across the city.
Maintenance and coastal wear
A common guideline is to budget around 1 percent of home value per year for maintenance, adjusting for age and exposure. Salt air accelerates exterior wear, so factor in more frequent painting, hardware replacement, deck and stair maintenance, and corrosion-resistant materials. Many coastal owners also budget for storm-resilience upgrades over time.
Renting: St. Simons vs Brunswick
Long-term and short-term dynamics
St. Simons has strong vacation rental demand, which can influence availability and pricing for long-term leases. Brunswick’s rental stock is more focused on long-term, resident-oriented housing. On the island, rates can be seasonal, especially in peak summer and holiday periods.
If you are investing
Run separate budgets for long-term rent and short-term rent scenarios. Check local short-term rental registration and permitting rules before you assume nightly rates or occupancy. Build in professional management fees, utilities, cleanings, and local lodging taxes where applicable.
Utilities and services
Electricity
Expect higher electricity usage in hot, humid months, especially in larger homes with central A/C. Some coastal homes also run dehumidifiers or sump systems. Georgia Power and municipal providers publish residential rates and can often share average usage for a comparable home. Ask sellers for recent bills to estimate.
Water, sewer, and trash
Water and sewer service are provided by county or city utilities, depending on the address. Bills typically include a base service charge plus tiered usage. Trash may be municipal or through private haulers, and some HOAs include it in dues. Island areas can also have special assessments for drainage or infrastructure projects.
Internet and cable
Broadband coverage is generally good, but providers and speeds vary by neighborhood. If you work from home, verify service options for each property and compare plan pricing for basic vs high-speed tiers.
Storm-resilience extras
Many coastal homeowners invest in preparedness and mitigation. Common line items include impact shutters or windows, portable or standby generators, elevated HVAC or appliances, sump pumps, and landscape work to manage drainage and erosion. Build these into your long-term maintenance plan.
Everyday expenses and transportation
Groceries and dining
Grocery prices tend to be close to national averages, with variance by store and brand. Dining on St. Simons can trend higher in peak season due to tourism demand, while Brunswick offers a broad range of options across price points.
Healthcare access
Brunswick has local hospitals and clinics for everyday care. For some specialists and larger medical centers, many residents travel to Savannah, roughly 45 to 60 miles away. If you anticipate frequent specialist visits, include travel time and costs in your budget.
Commuting and airports
Within Glynn County, commutes are usually short. Some island residents drive off-island to Brunswick for work and may encounter bridge congestion during peak times. Savannah/Hilton Head International is the closest major airport for most residents. Public transit is limited, so plan for personal vehicle ownership and insurance.
Seasonal and risk-related costs
Hurricanes and flood risk
Coastal Georgia faces periodic tropical storms and hurricanes. That risk shows up in insurance premiums, wind deductibles, and the occasional need for evacuation or temporary housing. Know your flood zone and base elevation for each home you consider and get quotes from both NFIP and private flood insurers.
Short-term rental seasonality
Peak seasons bring higher demand for services, traffic, and parking on St. Simons. That can lift restaurant prices, tighten service availability, and affect the supply and pricing of long-term rentals.
Hidden costs often overlooked
- Elevation certificates, flood zone verification, and lender requirements
- Generator purchase, fuel, and annual maintenance
- Mold and moisture mitigation in high-humidity months
- Higher contractor and materials costs after major storms
- Special assessments in HOAs or condos for capital repairs
Quick comparison checklist
Use this list when weighing a St. Simons address against a Brunswick address:
- Sales price range for your target home size and age
- City plus county taxes vs county-only taxes
- Insurance: HOI, flood, and wind coverage needs and deductibles
- HOA or condo dues, reserves, and assessment history
- Average electric, water/sewer, trash, and internet bills
- Maintenance reserve adjusted for coastal wear
- Commute time, bridge traffic patterns, and parking needs
- Seasonal effects on dining, services, and rentals
Build your sample budget
When you find a home you like, ask for these documents and run the numbers:
- Purchase price and loan terms to estimate mortgage P&I
- Assessed value, millage rates, and potential exemptions for property tax
- Homeowner’s, flood, and wind insurance quotes from local agents
- HOA or condo dues, financial statements, and reserve study
- Twelve months of utility bills or usage averages for a similar home
- Planned upgrades: shutters, generator, roof, or drainage improvements
Then complete this monthly template for each property:
- Mortgage principal and interest: $____
- Property tax: $____
- Homeowner’s insurance: $____
- Flood insurance: $____
- Wind coverage or wind deductible reserve: $____
- HOA/condo dues: $____
- Electricity: $____
- Water/sewer: $____
- Gas/propane: $____
- Trash: $____
- Internet: $____
- Maintenance reserve: $____
- Total monthly housing cost: $____
How to choose with confidence
If lifestyle and beach access are your top priorities, St. Simons may be worth the premium. If you want more house for the money and wider long-term rental options, Brunswick often wins on value. Either way, the right answer is property-specific. Comparing two addresses with the same rigor on insurance, taxes, utilities, and HOA health will give you clarity.
When you are ready to compare real homes side by side, request a tailored cost worksheet, current utility data, and insurance quotes for your short list. If you want a warm, concierge approach and local market depth, reach out to Lori Lynn to get started.
FAQs
How much more does a home cost on St. Simons vs Brunswick?
- St. Simons often carries a premium due to coastal location and amenities, but the true difference depends on the specific property and ongoing costs like insurance, taxes, HOA dues, and maintenance.
Will I need flood insurance in either location?
- It depends on the property’s FEMA flood zone; homes in Special Flood Hazard Areas typically require flood insurance for federally backed loans, so check the flood map and get quotes for each address.
Are HOA and condo fees higher on St. Simons?
- You will find more HOA and condo communities on St. Simons, and dues vary by amenities and reserves; always review CC&Rs, budgets, reserve studies, and assessment history.
Are utilities more expensive on the island?
- Electricity usage can be higher in coastal homes due to A/C and humidity control; ask sellers for recent bills and confirm provider rates to estimate monthly costs.
Is it smarter to rent on St. Simons and buy in Brunswick?
- It depends on goals: renting on the island offers lifestyle access but can be seasonal and costly, while buying in Brunswick can deliver more space for the price and steadier long-term budgets.
What everyday expenses should I plan for beyond housing?
- Add groceries, dining, vehicle costs, healthcare trips to Savannah if needed, seasonal parking or service surcharges, and a yearly storm-prep budget for supplies or generator maintenance.
