St. Augustine price reductions tracker.
What percentage of active St. Augustine listings have taken a price cut, how much they cut, and how long they sat before cutting. The honest view of seller pricing across the historic district and coastal submarkets.
Who's reducing prices in St. Augustine?
About 32% of active St. Augustine-area listings have taken at least one price reduction since hitting the market. That sits between Jacksonville's 31% and Ponte Vedra's 26%, reflecting St. Augustine's intermediate position between mid-market NEFL and luxury northern St. Johns.
The pattern is consistent with what we see elsewhere: sellers who price within 2-3% of market rarely need to reduce. Sellers who anchor to 2022 peak comps almost always cut once, often around the six-week mark.
Where reductions are most concentrated: Old City historic luxury inventory, oceanfront Anastasia condos competing with vacation-rental yields, and outlying inventory in 32095 (St. Augustine Shores / Vilano) where buyer pools are thinner. The 32086 corridor and inland 32092 inventory hold pricing best.
| Price Band | % with Reductions | Avg. Reduction | Median DOM Before Cut |
|---|---|---|---|
| Under $300K | 26% | 3.0% | 45 days |
| $300K - $450K | 28% | 3.4% | 44 days |
| $450K - $600K | 30% | 3.9% | 42 days |
| $600K - $850K | 33% | 4.6% | 40 days |
| $850K - $1.2M | 37% | 5.4% | 38 days |
| $1.2M - $2M | 44% | 7.0% | 35 days |
| $2M+ (incl. oceanfront) | 55% | 9.5% | 32 days |
% with reductions = active listings that have taken at least one price cut, divided by total active.
Reduction patterns by submarket.
St. Augustine's reduction geography tells a clear story: the inland 32092 and SR-A1A 32086 mid-market hold pricing best because of steady relocation demand and reasonable starting comps. The Old City core and Anastasia Island see meaningfully more reductions because more sellers test optimistic pricing against thinner luxury buyer pools.
Vilano and St. Augustine Shores (32095) have the highest reduction rates because the buyer pool there is genuinely smaller — these submarkets compete for the same buyer who could also choose Anastasia Island proper, which usually wins.
| Submarket | % Listings with Cuts | Avg. Reduction Size | Notable Pattern |
|---|---|---|---|
| 32092 / inland north | 26% | 3.6% | Strong school zones, steady demand |
| 32086 / SR-A1A south corridor | 28% | 3.8% | Mid-market mainstream, moves well |
| Old City / Historic (32084) | 33% | 4.6% | Luxury historic, optimistic pricing |
| Anastasia Island (32080) | 34% | 4.9% | Coastal luxury + STR-influenced |
| St. Augustine Beach (city) | 32% | 4.4% | Beach-walkable inventory |
| 32095 / Vilano + Shores | 38% | 5.5% | Thinner buyer pool, more variable |
Active listing data, MLS pull May 17, 2026.
Old City historic luxury sellers especially need to pay attention to comps right now. The unique appeal of a renovated Spanish-colonial home in the preservation district is real, but it's not unlimited — every buyer at $900K+ in 32084 is comparing against Anastasia Island oceanfront condos, mainland Ponte Vedra mid-market, and even Crosswater new construction. Anchoring to the home's emotional value rather than the market's current pricing is the path to a 90-day stale-date.
Reduction activity tracked across all active and recently-expired single-family + condo listings in the NEFAR MLS service area covering southern St. Johns County.
Primary sources: NEFAR RealMLS · MLS active listing analysis · St. Johns County records. Data accuracy reflects Momentum Realty's best available information as of the last update date.
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Last updated: Q2 2026 (May). Next refresh: Q3 2026 (August).