How to Find the Best Real Estate Agent in Beacon Lake Townhomes, St. Augustine
In Beacon Lake Townhomes, recent sales run a median of about $360,000 ($175/sq ft), typically closing in about 82 days — so accurate local pricing and comparable-sales knowledge are what separate a strong Beacon Lake Townhomes agent from an average one.
Beacon Lake Townhomes recorded 8 closings in the last 12 months at a median of $360,000, averaging 82 days on market — the numbers any agent you interview here should already know. This guide covers what makes a great Beacon Lake Townhomes real estate agent, the questions to ask before you hire, the current Beacon Lake Townhomes market in detail, and how to connect with a proven local expert. See the Beacon Lake Townhomes neighborhood guide for homes and lifestyle.
What makes a great real estate agent in Beacon Lake Townhomes
The best Beacon Lake Townhomes agents share four things: local sales experience (they’ve actually closed deals here), pricing accuracy built on real comps, marketing that reaches the right buyers, and negotiation that protects your money. In Beacon Lake Townhomes, homes can take time to sell (a median of 82 days on market), so marketing reach and negotiation make the difference, and values have softened about 29% over the past year, so a disciplined pricing strategy is key.
That local nuance is why a Beacon Lake Townhomes specialist beats a generalist: they know the streets, the HOAs, the school zones, and what buyers here will and won’t pay for.
Recent market activity in Beacon Lake Townhomes
A great agent works from data, not guesswork. Here’s the current snapshot for Beacon Lake Townhomes (from Momentum’s MLS data, as of 2026-08-30):
Market read: Balanced Market. Use these numbers to pressure-test any agent you interview — a true local will know them cold.
Recent sales in Beacon Lake Townhomes
Real homes recently closed in Beacon Lake Townhomes — the kind of comps a great local agent prices from:
| Address | Details | Sold |
|---|---|---|
| 44 Charlie Way | 3 bd / 2 ba · 1,388 sqft · closed 2026-07-09 | $392,500 |
| 197 Charlie Way | 3 bd / 2 ba · 1,388 sqft · closed 2026-07-07 | $351,500 |
| 32 Tamar Court | 3 bd / 2.5 ba · 2,081 sqft · closed 2026-06-24 | $365,000 |
| 134 Tamar Court | 3 bd / 2.5 ba · 2,081 sqft · closed 2026-06-04 | $364,990 |
| 171 Tamar Court | 3 bd / 2.5 ba · 2,081 sqft · closed 2026-05-21 | $335,000 |
| 349 Tamar Court Momentum | 3 bd / 2.5 ba · 2,081 sqft · closed 2025-12-30 | $349,900 |
Source: Data provided by realMLS. Recent closed sales shown for market context.
Where Beacon Lake Townhomes sales actually landed, 2024–2026
Of the 19 recorded Beacon Lake Townhomes closings since 2024, half landed between $359,995 and $395,250 (the middle two quartiles); the lowest recorded sale was $335,000 and the highest $415,000. If your home sits outside the middle band, the reason usually shows up in the size table below before it shows up in condition.
| Sold price band | Share of closings | Sales |
|---|---|---|
| Under $350,000 | 3 (16%) | |
| $350,000 – $366,667 | 4 (21%) | |
| $366,667 – $383,333 | 4 (21%) | |
| $383,333 – $400,000 | 4 (21%) | |
| None and up | 4 (21%) |
What homes of your size have sold for in Beacon Lake Townhomes
The same recorded closings, split into thirds by living area. Find the row your home falls in: the $/sqft figure times your square footage is the recorded-sales bracket for homes like yours here — a starting range from real closings, not a valuation of your specific property. Smaller homes here have been selling at a higher price per square foot than larger ones ($275 vs $175) — the usual pattern, since lot, kitchen and baths do not scale with floor area.
| Size group | Median $/sqft | Median sold | Sold range | Sales |
|---|---|---|---|---|
| Smaller homes 1,388–1,388 sq ft | $275 | $381,500 | $351,500 – $398,000 | 6 |
| Mid-size homes 1,388–1,815 sq ft | $219 | $383,750 | $340,000 – $415,000 | 6 |
| Larger homes 2,081–2,081 sq ft | $175 | $364,990 | $335,000 – $400,000 | 7 |
How Beacon Lake Townhomes compares to its neighbors
Pricing a home means knowing the alternatives buyers are weighing. The five nearest tracked communities, side by side:
| Community | Median | $/sq ft | DOM | Momentum Score |
|---|---|---|---|---|
| Beacon Lake Townhomes | $360,000 | $175 | 82 d | 55 |
| Beachwalk | $304,000 | $174 | 128 d | 40 |
| Creekside at Twin Creeks | $459,000 | $218 | 22 d | 55 |
| Bridgewater | $327,000 | $208 | 66 d | 62 |
| Beacon Lake | $576,000 | $239 | 102 d | 70 |
| Regency at EverRange | $898,000 | $310 | 67 d | 39 |
Momentum Score is Momentum Realty’s proprietary 0-100 community market rating. Figures from Momentum’s MLS data, as of 2026-08-30.
What is on the market in Beacon Lake Townhomes right now
From the live MLS feed as of 2026-09-03: 4 active listings (plus 2 pending) asking from $340,000 to $373,900, median $364,500; 2 of 4 have been on the market over 60 days (median 67 days so far); the homes listed or recently sold were built between 2020 and 2022 (median 2021); 14 of 14 listed or recently sold homes report an HOA, median $150/mo; none of the 14 geocoded listed or recently sold homes sits in a FEMA special flood hazard zone (median elevation 35 ft); the features listings here most often name are Clubhouse, Fitness Center, Playground, Pickleball, Children's Pool and Tennis Court(s). For a seller this is the competition a buyer will tour alongside your home; for a buyer, the stale share is where negotiating room usually is. See the current Beacon Lake Townhomes listings →
Which way this market is moving
Beacon Lake Townhomes itself has appreciated about 46% over the period Momentum’s MLS data tracks — a community-level trend, not the county average. A strong local agent will reconcile these numbers with what is happening on your exact street before recommending a price.
What it costs to own in Beacon Lake Townhomes
On a median-priced Beacon Lake Townhomes home ($360,000), property taxes at St. Johns County’s typical millage of 13.4686 run roughly $4,175 a year with the homestead exemption applied — before any CDD or special-district charges, which vary by community.
Run the real numbers before you commit: what selling nets you, whether your Save Our Homes benefit moves with you, and rent vs buy in St. Johns County.
At Beacon Lake Townhomes’s $360,000 median and St. Johns County’s adopted 13.47 mills (FY2025-26), a home assessed at that price carries roughly $4,850 a year in property tax before exemptions, or about $4,330 with the full Florida homestead exemption — a buyer’s first-year figure; a long-time owner’s Save Our Homes cap can be far lower, which is one reason resale taxes jump at closing. Municipal and special-district millage varies inside the county; see the St. Johns County tax page.
Roads, retail, schools and new construction change what homes in How to Find the Best Real Estate Agent in Beacon Lake Townhomes, St. Augustine are worth. Ask any agent you interview about the projects below — how they answer tells you whether they actually work this area. Last updated August 2026.
News4Jax reported that all westbound lanes of the County Road 210 widening project in St. Johns County were expected to reopen by the end of Friday, July 31, 2026, ahead of the August 10 school year start. The county said it is managing 44 active road projects totaling $183.1 million this year.
Why it matters Expands roadway capacity on a major county corridor, improving traffic flow and supporting continued growth along the CR 210 area. The site is about 2 miles northeast of Beacon Lake Townhomes.
Source: News4Jax ›Jacksonville Today reported that St. Johns County received six proposals totaling more than 6,558 acres for development under a new Florida agricultural enclave law that took effect July 1, 2026. The largest proposal, about 4,462 acres north of Nocatee, comes from the Davis family and the PARC Group. The County Commission scheduled a public hearing on the proposals for August 19, 2026.
Why it matters Signals a large potential expansion of developable land and future housing and commercial capacity, using a new state process that can convert farmland to residential and commercial use with reduced local review. The site is about 4 miles east of Beacon Lake Townhomes.
Source: Jacksonville Today ›An official Nocatee business update reported that a Publix supermarket with a pharmacy drive-thru and adjacent Publix Liquors has opened at Marketplace at Nocatee. Additional announced tenants include SoFresh in late summer 2026, a Gate gas station, BODYBAR Pilates, a nail spa and a wine and spirits shop. The Hub at Nocatee entertainment concept is slated for 2028.
Why it matters Expands grocery, dining and everyday retail capacity at a growing town center, adding anchor and service tenants that build out the commercial base of the area. The project is about 4 miles northeast of Beacon Lake Townhomes, elsewhere in St. Johns County.
Source: Nocatee ›The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
Why it matters New limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 15 miles west of Beacon Lake Townhomes.
Source: Jax Daily Record ›A grocery-anchored retail center was proposed at Durbin Park, the large mixed-use development near Interstate 95 and County Road 210 in northern St. Johns County, adding to the district's existing stores, restaurants, and Walmart-anchored core.
Why it matters Added grocery and retail at Durbin Park deepens everyday conveniences in northern St. Johns County, an amenity factor that can support demand for surrounding communities. The site is about 3 miles northwest of Beacon Lake Townhomes.
Source: Jax Daily Record ›The Walmart anchoring Durbin Park filed plans to expand in early 2026, reinforcing the retail core of the Interstate 95 and County Road 210 district in northern St. Johns County.
Why it matters Investment in Durbin Park's retail anchor signals continued commercial strength in northern St. Johns County, which can reinforce the appeal of nearby residential areas. The site is about 3 miles northwest of Beacon Lake Townhomes.
Source: Jax Daily Record ›Summaries reflect public reporting and official sources linked above as of the dates shown; details and timelines can change. General observation, not investment advice.
4 for sale · 2 pending — the inventory any agent you interview should already know street by street.
See every 2 listing, with full data ›
Source: Data provided by realMLS. Deemed reliable but not guaranteed. Listings shown as of 2026-09-05; prices and availability change.
If you’re buying in Beacon Lake Townhomes
Time is on your side in Beacon Lake Townhomes right now. Tour aggressively, compare concessions — rate buydowns and credits often beat a small price cut — and let your agent use days-on-market as negotiating leverage. Every price cut on a listing is information.
If you’re selling in Beacon Lake Townhomes
Selling into a slower Beacon Lake Townhomes market means prep and pricing are the whole game. Interview agents on their marketing reach beyond the MLS, their plan for the first 14 days, and what they would do at day 45 if showings stall. The wrong list price costs more than any commission difference.
Questions to ask before you hire a Beacon Lake Townhomes agent
- How many homes have you sold in or near Beacon Lake Townhomes in the last year — the community recorded 8?
- How would you price my home against the $175 per square foot Beacon Lake Townhomes closings have averaged — and the size-band table above?
- Homes here have been taking about 82 days to go under contract — what is your plan for the first two weeks?
- With about 6 months of supply in Beacon Lake Townhomes, is this a market where you would advise me to negotiate or hold firm?
- How and how often will you communicate with me?
- Can you share recent client references?
Why community expertise matters in Beacon Lake Townhomes
Inside Beacon Lake Townhomes itself, recorded closings have run from $275 per square foot on the smaller homes to $175 on the larger ones — a gap of 57% that a community average hides. An agent who prices from the size table above, not the headline median, is the difference between a home that lingers and one that sells for more, faster.
Top listing agents vs. buyer’s agents in Beacon Lake Townhomes
If you’re selling in Beacon Lake Townhomes, a top listing agent’s pricing, staging, and marketing are what win top dollar — the same skills behind a strong home sale. If you’re buying, a sharp buyer’s agent protects you in negotiation and inspections. The best Beacon Lake Townhomes Realtors do both well; ask any agent you interview which side they’re strongest on and how they’d handle yours.
Meet your local expert
Brittany co-founded Momentum Realty, a RealTrends 500 brokerage (ranked #440 in the U.S.) with 320+ agents and $3.5B+ in closed sales across Florida. Tell her what you’re looking for and she’ll connect you with the right local Momentum specialist — and make sure you’re taken care of from first call to closing.
“I have now worked with Brittany and the Brooks Group / Momentum Realty to both buy and sell a property over the past 3 years. I had an outstanding experience.” — A. Lloyd, Zillow
Related Beacon Lake Townhomes resources
- Homes for sale & Beacon Lake Townhomes neighborhood guide
- St. Johns County real estate market
- Sell your Beacon Lake Townhomes home with a local expert
- St. Johns County homestead exemption
Common questions
How do I find the best real estate agent in Beacon Lake Townhomes?
What questions should I ask a Beacon Lake Townhomes agent before hiring them?
Does Momentum Realty cover Beacon Lake Townhomes?
What happens after I ask to be matched?
What is the median home price in Beacon Lake Townhomes?
Is Beacon Lake Townhomes a buyer market or a seller market right now?
What should I budget beyond the mortgage in Beacon Lake Townhomes?
What do homes of my size sell for in Beacon Lake Townhomes?
Is Beacon Lake Townhomes in a flood zone?
Does Beacon Lake Townhomes have an HOA, and how much is it?
How much are property taxes in Beacon Lake Townhomes?
Market figures are aggregates from Momentum Realty’s MLS data for Beacon Lake Townhomes, as of 2026-08-30, and will change over time. This is general guidance on how to choose an agent, not a ranking or endorsement of any individual. Equal Housing Opportunity.