Vilano Beach
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of ENGEL & VOLKERS ST AUGUSTINE · via realMLS
As of October 2026, Pacetti North Beach in St. Augustine, FL has 6 homes for sale and 4 pending, asking from $689,000 to $1,799,000 (median $850,000). Over the 12 months ending 2026-10-01, 13 recorded sales closed at a median of $806,000, $496 per square foot, a median 111 days on market, sellers accepting 89% of original asking (+3% versus the prior year). Homes listed or recently sold were built 1967–2026 with 3 new construction; 14 of the 22 geocoded homes sit in a FEMA special flood hazard zone (median elevation 7 ft). At the median price and St. Johns County's FY2025-26 rate of 13.47 mills, annual property tax runs about $10,860 ($10,340 with the full homestead exemption).
Homes For Sale Right Now in Vilano Beach
Live MLS inventory for Vilano Beach. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 27 daysTop listing
Active · 165 days
Active · 9 days
Active · 300 days
Active · 224 days
Active · 37 days
Pending · 0 days
Pending · 178 days
Pending · 0 days
Pending · 118 daysActive and pending Vilano Beach listings as of 2026-10-01, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Price here is set by scarcity as much as by the homes themselves. With only 6 active listings and 11 closings in the tracked window, a single sale can move the median, and the current $806,000 figure comes with a median of about $496 per square foot -- a level that reflects a small, thin slice of the market rather than a broad, consistent trend line.
The posture is buyer-leaning: 6.5 months of supply and a median 111 days on market tell you homes are sitting longer and sellers are not getting bidding-war outcomes. Year over year the median is up 2.7%, and it has climbed 140% since 2012, so the long arc is still upward even while the current window favors buyers with patience and room to negotiate on terms and timeline.
Vilano Beach right now
🟢 Buyer-leaning market. 6.5 months of supply and 36% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of October 1, 2026. Confidence: High (11 active and pending listings, 13 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($806K) is up 2.7% from the prior 12 months ($785K) and up 121% since 2012. With about 26 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level realMLS closed sales, 12-month windows ending October 1. Confidence: Medium (13 and 12 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 1, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Vilano Beach market snapshot (as of October 1, 2026): the median sale price is about $806K ($496 per sq ft over the trailing 12 months of closed sales), a median 111 days on market for closed sales, and 6.5 months of supply, a buyer-leaning market. The trailing-12-month median is up 3% from the prior 12 months and up 121% since 2012, computed from record-level realMLS closed sales (13 closings in the current window).
Vilano Beach is a community of 54 homes in St. Augustine, St. Johns County, built between 1953 and 2023 (median 1990.0), with a median living area of about 1,682 square feet. 47% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Pacetti North Beach is a small St. Augustine pocket of St. Johns County where limited inventory means each listing carries more weight in the numbers than it would in a larger market.
The setting & the homes.
Aerial and on-site photos of Vilano Beach. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Vilano BeachPhotos from realMLS listings in Vilano Beach; content deemed reliable but not guaranteed.
Who Vilano Beach is best for.
Best for
- A buyer with a flexible timeline who can wait for the right listing rather than needing to choose from many options today.
- A buyer comfortable evaluating a handful of closings closely rather than relying on broad market averages.
- A seller who can price conservatively against the recent 11-closing window and accept a longer marketing period.
Probably not for
- A buyer who needs a fast closing timeline; a median of 111 days on market argues against that here.
- A buyer expecting a wide range of active listings to choose among; only 6 are currently on the market.
- A seller expecting a quick, high-competition sale; the buyer-leaning 6.5-month supply points the other way.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 1 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($806K) IS the median in the snapshot above, and the move from 2025 ($785K) IS the +2.7% one-year change.
Windows contain 12 to 35 sales each (13 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are St. Johns County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · St. Johns County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
40% of homes for sale in Vilano Beach are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-01).
Vilano Beach Market Scorecard
Vilano Beach is currently a buyer's market. About 6.5 months of supply, a median asking price of $845,000, and homes go under contract in about 164 days.
Typical home value in the 32084 ZIP is $348,864, about 3.6% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Vilano Beach on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Vilano Beach
- Pool · reported on 2 of 6 listings
- Restaurant · reported on 1 of 6 listings
- Fishing · reported on 1 of 6 listings
- Beach Access · reported on 1 of 6 listings
- Elevator(s) · reported on 1 of 6 listings
- Gated · reported on 1 of 6 listings
- Security Fence · reported on 1 of 6 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
How far is everything?
Everyday stops around Vilano Beach are close: the nearest groceries is about 4 minutes away.
- Vilano Beach Market · Groceries4 min
- Vilano Beach Town Center · Shopping4 min
- Vilano Beach Nature Boardwalk · Parks4 min
- Vilano Coffee Shop · Coffee4 min
- Beaches at Vilano · Dining6 min
- North Central Hospice · Health15 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Nearby Communities
Explore more neighborhoods near Vilano Beach Homes for Sale in St with Momentum Realty’s local guides.
Schools
- St. Johns County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Ketterlinus Elementary SchoolFLDOE grade A · PreK-5
- Sebastian Middle SchoolFLDOE grade A · 6-8
- St. Augustine High SchoolFLDOE grade A · 9-12
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year and can change; always confirm with St. Johns County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Vilano Beach address.
The Vilano Beach buying strategy.
If we were buying in Vilano Beach today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Vilano Beach.
A market of few listings, long timelines
Six active listings is not enough volume to call this a liquid market. Buyers should expect a narrow set of choices at any given moment, and sellers should expect that pricing a home outside what the last handful of closings support will show up quickly in days on market -- currently a median of 111 days, well beyond a fast-moving pace.
The $496-per-square-foot median gives a rough yardstick for condition-adjusted comparisons, but with only 11 closings feeding the window, it should be treated as directional rather than precise. Momentum's 6.5 months of supply confirms the buyer-leaning label: there is more product relative to current sales pace than a balanced market would show, which is leverage for a patient buyer and a signal for sellers to price conservatively.
The location and the amenities are priced into every listing in Vilano Beach. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Vilano Beach buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 5 factors (5.1). Basis: Long-Term Appreciation +121% since 2012; Recent Direction +2.7% year-over-year; Liquidity & Demand 6.5 months of supply; Owner Commitment 47% owner-occupied; Pricing Power 89.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this thin, the handful of comparable closings matter more than usual, and reading them correctly -- rather than leaning on a broad-market number -- is the difference between a fair offer and an overpay. Momentum tracks the realmls feed closings and supply figures for Pacetti North Beach directly, so pricing and offer strategy are built on this community's own 11-closing window rather than a citywide average.
Vilano Beach in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Vilano Beach buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Vilano Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Vilano Beach, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Vilano Beach home worth?
Get a no-obligation home value based on real comparable sales in Vilano Beach, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Vilano Beach on the map →
Frequently Asked Questions
What is the median home price in Vilano Beach?
How long do homes in Vilano Beach take to sell?
Is Vilano Beach a buyer's or seller's market right now?
How many homes are in Vilano Beach?
What share of Vilano Beach is owner-occupied?
When were the homes in Vilano Beach built?
Have Vilano Beach home prices gone up?
What schools serve Vilano Beach?
Who is the best real estate agent for Vilano Beach?
How do I find a top St. Augustine real estate agent who knows Vilano Beach?
Can Momentum Realty connect me with an agent for Vilano Beach?
Should you buy in Vilano Beach?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 1, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending October 1, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32082/32084/32085/32086)) |
| Under-contract shares | realMLS records, as of 2026-10-01 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (441 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
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See how Pacetti North Beach fits the bigger picture — live prices, inventory, and Momentum Scores: