St. Augustine affordability tracker.
Median home price vs. median household income in southern St. Johns County. Monthly payments at current rates. What income it actually takes to buy in St. Augustine in 2026.
The St. Augustine affordability picture.
St. Augustine sits between Ponte Vedra's luxury affordability problem (7.4x price-to-income) and Jacksonville's metro average (5.4x). At a median home price around $550K and St. Johns County's high median household income of $95K, the price-to-income ratio sits at 5.8x.
That's above the historically healthy 3.0-4.5x range but well below Miami (8x) or coastal California. For working professional households in the $130K-$200K range, St. Augustine remains buyable in many submarkets — particularly inland 32092 and the 32086 SR-A1A corridor.
What it means practically: first-time buyers earning $90K-$130K can buy in St. Augustine if they're willing to look inland or in condo inventory. Buyers earning $150K+ have meaningful choice including beach-walkable Anastasia condos and mainstream single-family inland. Buyers earning under $90K face the same challenge as in Ponte Vedra — the math doesn't quite work without a substantial down payment or income help.
| Home Price | Down Payment (20%) | Monthly Payment* | Income to Qualify** |
|---|---|---|---|
| $350,000 | $70,000 | $2,450 | $88K |
| $450,000 | $90,000 | $3,150 | $112K |
| $550,000 | $110,000 | $3,855 | $138K |
| $700,000 | $140,000 | $4,910 | $175K |
| $900,000 | $180,000 | $6,300 | $225K |
| $1,200,000 | $240,000 | $8,400 | $300K |
*Monthly payment assumes 30-yr fixed at ~6.75% (estimated market rate range), includes principal, interest, taxes (1.0%), and insurance. **Income to qualify assumes payment ≤ 28% of gross monthly income.
Buy vs. rent in St. Augustine.
St. Augustine's rental market is small but unusual because of the tourism economy. Long-term rental inventory is constrained by both vacation rental returns (which often beat long-term lease economics on Anastasia and in the Old City) and a relatively small base of professional renters compared to a true urban metro.
For long-term renters considering buying, the buy-vs-rent break-even typically lands around 4-5 years in St. Augustine. Transaction costs are meaningful at these price points, but property appreciation and St. Johns County's low millage help the buy math work over a longer horizon.
| Scenario | Monthly Cost | 5-Yr Total Outlay | Equity Built (Buy Only) |
|---|---|---|---|
| Rent comparable home | $2,995 | $180K | $0 |
| Buy $550K home (20% down) | $3,895* | $343K** | ~$66K |
| Buy $550K home (10% down) | $4,350* | $317K** | ~$41K |
| Buy $550K home (FHA 3.5%) | $4,720* | $340K** | ~$30K |
*Includes P&I, taxes, insurance, est. maintenance. **Total outlay including down payment but excluding equity recovered at sale.
St. Augustine remains the most achievable luxury-adjacent market in NEFL. If your household income is $130K-$200K and you want coastal access, A-rated schools, and historic character without the Ponte Vedra premium, the SR-A1A corridor and inland 32092 still work. The Old City and Anastasia Island proper are entering Ponte Vedra-equivalent pricing for comparable inventory, so the affordability calculus there is similar to the northern St. Johns submarkets.
Median home price from NEFAR RealMLS YTD data for southern St. Johns. Median household income from U.S. Census ACS 5-year estimates for St. Johns County (covers both Ponte Vedra and St. Augustine — same county-level income data applies).
Primary sources: NEFAR median sale data · Census ACS income data · Freddie Mac PMMS rate data. Data accuracy reflects Momentum Realty's best available information as of the last update date.
Important: Information on this page is for general informational purposes only and is not financial, legal, tax, or insurance advice. Always consult a licensed professional for guidance specific to your situation.
Affiliated Business Arrangement: The principal owners of Momentum Realty, Jon Brooks and Brittany Brooks, have a 50% ownership interest in Titan Title Services LLC. You are not required to use Titan Title Services LLC. There are frequently other settlement service providers available with similar services; you are free to shop around to determine that you are receiving the best services and rate. See full disclosures →
Last updated: Q2 2026 (May). Next refresh: Q3 2026 (August).