Trying to decide where your dollars work hardest on St. George Island? You are not alone. With three distinct areas to choose from, it can be tough to compare price, rental demand, and costs with confidence. In this guide, you will see how Plantation, East End, and Gulf Beaches differ and how to build a simple, apples-to-apples ROI view for any property. Let’s dive in.
How the three areas differ
Plantation
Plantation is the gated, western end of SGI with low density, preserved vegetation, and owner amenities like pools, tennis, and an airstrip. Homes here skew larger and often command a premium per square foot. Local broker pages report average listing prices often around the low to mid seven figures, with gulffront estates higher. Expect owner and guest registration rules along with per-reservation entrance fees for renters.
East End
The East End stretches toward the State Park and blends large lots with gated enclaves and townhomes. One-acre parcels and bay access appeal to buyers seeking space and privacy. Listing ranges span from mid-market to multi-million for gulf or bay frontage, and proximity to the park helps demand for nature-focused stays. Some communities here have renter amenity fees and notable HOA dues.
Gulf Beaches
Gulf Beaches covers the central strip near restaurants, shops, and the lighthouse. Lots are smaller and density is higher, which often translates to strong occupancy for mid-level rentals. Prices vary widely from interior cottages to seven-figure gulffront, and the central location keeps bookings steady for well-presented homes.
What drives ROI on SGI
- Vacation rental demand is the main revenue engine. A large local manager, Collins Vacation Rentals, oversees hundreds of island homes, which signals active booking flow and competition.
- Nightly rates for 2 to 4 bedroom homes often land in the low to mid hundreds, depending on size and gulf proximity. For example, a sample listing on Vacasa illustrates common ADR ranges, though exact performance is property specific.
- Beach quality and the State Park are durable demand drivers. SGI earned national attention for quiet, high-quality beaches, as covered by AP News.
Cost factors that change returns
- Insurance. Florida coastal insurance remains costly and volatile. Budget conservatively for wind and flood premiums, and confirm quotes early. See statewide context from Florida Realtors.
- Flood and surge risk. Check parcel-level exposure and base flood elevations using the FEMA Flood Map Service Center and the NOAA Sea Level Rise Viewer. Barrier islands carry meaningful surge risk that can affect premiums and mitigation work.
- HOA and renter fees. Plantation requires guest registration and a per-reservation entrance fee for rentals, outlined by the St. George Plantation Owners’ Association. On the East End, communities like Sunset Beach list quarterly dues and renter amenity fees, with current notes posted on the Sunset Beach Owners’ Association.
- Management and turnover costs. Full-service STR management often runs 20 to 30 percent of gross revenue in beach markets, according to Rented.com. Add cleaning, linens, utilities, maintenance, supplies, and platform fees.
- Septic and utilities. Many SGI homes use septic systems, which can influence bedroom counts and upgrades. You should verify capacity and permitting for any address. General background on SGI utilities is summarized on Wikipedia.
Plantation vs East End vs Gulf Beaches
- Plantation: Higher acquisition costs and premium amenities can support higher nightly rates. Net returns depend on balancing stronger ADRs with HOA dues, renter entrance fees, and potentially higher insurance.
- East End: Larger lots and near-park appeal attract groups seeking privacy and recreation. Townhome communities can simplify maintenance, though some add renter or amenity fees that affect net revenue.
- Gulf Beaches: Lower entry prices are more common off the water, and proximity to shops and public beach access can support higher occupancy. Competition is strongest here, so presentation and reviews matter.
A simple ROI framework
Use this to compare two or three candidate homes side by side:
- Estimate gross revenue
- Gather historical bookings or a manager pro forma. Cross-check advertised rates with a sample listing on a major platform like Vacasa and your target season calendar.
- Deduct management and operating costs
- Management fee range of 20 to 30 percent is common in beach markets per Rented.com. Add cleaning, utilities, maintenance, property taxes, insurance, and HOA or per-reservation fees like the Plantation renter entrance fee or East End community fees noted by Sunset Beach OA.
- Check risk and mitigation
- Pull the property’s FEMA flood panel and BFE on the FEMA Map Service Center, then review surge and sea-level visuals via NOAA’s SLR Viewer. Use this to budget for shutters, elevation, or structural work if needed.
- Compute returns
- Net operating income equals gross revenue minus management and all operating costs. Cap rate equals NOI divided by purchase price. If you plan to finance, calculate cash-on-cash by subtracting annual debt service from NOI and dividing by your total cash invested.
How to verify any SGI property
- Pull real booking history. Ask for manager statements or platform calendars for the last 12 to 24 months. A large manager like Collins Vacation Rentals can also advise on seasonality and guest rules.
- Confirm HOA rules and fees. Review current renter fees and guest policies with the Plantation POA or East End communities like Sunset Beach OA.
- Price insurance early. Use a coastal-focused agent and read statewide updates from Florida Realtors to set expectations.
- Map hazards. Check parcel flood zones and surge exposure on FEMA and NOAA. Build contingency and reserves into your model.
Ready to compare specific homes on SGI or walk through a property-level ROI? Connect with the local team that treats you like family. Reach out to The Joe Real Estate to set up a tour, request MLS-backed comps, and get a practical game plan.
FAQs
What is the biggest ROI driver on St. George Island?
- Short-term rental demand is the key, supported by active manager inventory and strong beach and State Park appeal, as reflected by Collins Vacation Rentals and coverage in AP News.
Are there extra renter fees in the Plantation and East End areas?
- Yes, Plantation charges a per-reservation entrance fee and some East End communities list renter amenity fees and notable HOA dues; see St. George Plantation POA and Sunset Beach OA.
How does insurance affect ROI for SGI homes?
- Wind and flood premiums can be significant for coastal and second homes, so get quotes early and review statewide context from Florida Realtors.
What is a realistic nightly rate for a 3 to 4 bedroom SGI rental?
- Rates often land in the low to mid hundreds depending on location and season; review platform examples like Vacasa and verify with the current manager’s booking history.
What hazard tools should I check before buying on SGI?
- Start with the FEMA Flood Map Service Center for flood zones and base flood elevations and the NOAA Sea Level Rise Viewer for surge and sea-level visuals.
