43 days on marketSingle Family Residence▼ Price cut: $5,000 (9/11)
$564,900
3-Bedroom Home in Arbors At Rivertown
160 SILKGRASS Place, St. Johns, FL 32259
Single Family Residence in Arbors At Rivertown, St. Johns · Built 2023
Arbors At Rivertown · St. Johns, FL 32259 · St. Johns
Listing data updated September 13, 2026 · refreshed twice daily
3Bedrooms
2.5Bathrooms
2,296Sq Ft
2023Year Built
$246Per Sq Ft
2-car garageFEMA Zone X
Momentum Research: independent market analysis, flood data, insurance estimates, buyer leverage, and objective property scoring, alongside the MLS listing. Not just the listing sheet.
3% above
$/sq ft vs community
$246 here vs $238 median sold (12 mo)
Buyer leverage
Seller-leaning
43 days on market
2.2 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
Zone X
Flood risk
Minimal hazard per FEMA; ~27 ft elevation
$2k–$3k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
As of September 13, 2026, 160 SILKGRASS Place in Arbors At Rivertown, St. Johns is listed at $564,900 (2,296 sq ft, about $246 per sq ft). That sits within a few percent of Arbors At Rivertown's median closed sale of $555,000 over the last 12 months (249 recorded sales). It has been 43 days on market. Listing facts: built in 2023, HOA dues of $4/mo, a CDD assessment of about $1,900/yr. The parcel maps to FEMA flood zone X, outside the special flood hazard area. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
CDD assessment ~$1,900/yr
Built 2023 · 3 yrs
2,296 sq ft of living area
2-car garage
43 days on market
HOA $4/mo (per listing)
School district: Sizes Townhomes to riverfront Amenities Riverfront amenity centers HOA HOA plus a CDD County St. Johns County Florida Schools St. Johns County SchoolsCommunity built 2013–20266 Mile Outpost · 7 min driveAntonio's Pizza and Grill · 9 min driveTrout Creek Memorial Park and Marina · 13 min drive
Momentum Research · Rivertown
Pricing & the Rivertown market
How this home is priced against recent nearby sales, and where Rivertown has been over 25 years. Momentum Research analysis of realMLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
Price vs. size in Rivertown
Each dot is a closed sale since 2003 (1847 total). This home is the gold marker.
Sale price (y) by living area in sq ft (x). realMLS closed sales.
Median $/sq ft by year
Community sold $/sq ft, 2012–2026. This home lists at $246/sq ft.
Median sale price by year
12-month median closed price, 2012–2026.
Market Heat by year (0–100)
Momentum Market Heat, 2013–2026. Now 28 (cold).
Property timeline
This home’s history
2023BuiltPer public record
Aug 4, 2026First trackedObserved at $569,900
Sep 11, 2026Price cut$564,900
NowActiveCurrently for sale
Build year is from public record. Listing milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Financing
Estimated monthly payment
$3,661/mo
Principal & interest $2,934/mo80%
Taxes $405/mo11%
Insurance $160/mo4%
HOA $4/mo0%
CDD $158/mo4%
$3,661/mo at 20% down, 30-yr @ 6.76% · edit any field to update.
Estimated from today’s asking price and current St. Johns County tax rates.
⚠️
Many first-time Florida buyers are surprised when property taxes jump after closing. This estimate helps you budget before you make an offer.
Current owner pays $4,025/yr ($335/mo)
+$2,900 more each year
(+72%)
Most of this comes from Florida’s Save Our Homes assessment cap resetting when the home sells — the current owner’s protected assessment doesn’t transfer to a new buyer.
🛡️
Current ownerProtected by Save Our Homes
🔄
Home sellsResets the January after
🧾
Buyer paysBased on purchase price
$186,735
Save Our Homes benefit
The current owner’s protected taxable value sits this much below market — which is why today’s bill is lower than a new buyer’s.
Sources: Florida DOR certified tax roll (2025), realMLS. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill.
Momentum Scores
Momentum Property Score
59/100
Strongest on: Flood safety (95), Insurance cost (80)
0 limited50100 exceptional
59/100 is solid, mid-pack across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Price vs area42
This home $246/sq ft vs the community 12-month median $238/sq ft.
Affordability47
List price $564,900 vs the community median $555,000. Not a measure of personal affordability.
Flood safety95
FEMA Zone X, ~27 ft elevation. Verify the parcel with FEMA.
Insurance cost80
From FEMA Zone X and a 2023 build. Obtain a property-specific quote.
Market liquidity68
Community median 46 days on market, ~2.2 months of supply (12-month record).
Renovation upside10
From a 2023 build and $246/sq ft vs the community median $238/sq ft. Not a condition assessment.
Pricing power59
Recent sales closed at about 96.1% of original asking (~3.9% below). More room below asking generally favors buyers.
Market timing72
Momentum Market Heat is 28/100 (cold). Cooler readings generally favor buyers; hotter readings favor sellers.
Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent nearby sales. They are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
Momentum Research
The Momentum read
🟠 Seller-leaning conditions around this listing. 2.2 months of supply in the surrounding market and 43 days on market for this home, against a 46-day area median.Days on market:this home 43Area median: 46 daysWhy it matters: above-median time on market, together with the level of supply, is a clear sign of how much leverage sits with buyers.Momentum Research interpretation of the MLS facts in the snapshot above. Source: Data provided by realMLS. As of September 12, 2026.
🟡 Asking $246 per square foot, about 3% above the community’s $238 median. Rivertown’s 12-month median sold price per square foot is $238. Median sold price per square foot is down 4.7% year over year. Confidence: Very High · 249 closed sales in 12 monthsMLS facts: realMLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
Recent Rivertown sales closed near 96.1% of original asking.Why it matters: the community’s own record shows how far opening prices typically move, and how often buyers compete without financing.Momentum Research analysis of realMLS records, community-level, 12 months ending September 12, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: one of only 66 active listings in Rivertown.
Updated September 13, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Listing description
About this home
Welcome home to this beautifully upgraded 2023 Craftsman-style home in the highly desirable Arbors at RiverTown! This 3-bedroom, 2.5-bath residence offers 2,296 sq ft on a private preserve lot with over $40,000 in backyard upgrades. The exceptional outdoor space features a fully fenced yard with premium artificial turf, a putting green, paver patio and walkway, oversized screened lanai, and a permanent JellyFish Lighting system with app-controlled LED roofline lighting--perfect for year-round enjoyment and entertaining.
Inside, enjoy an open-concept layout with 10-foot ceilings, 8-foot doors, and abundant natural light. The kitchen includes a large island with breakfast bar seating, pantry, and quality appliances. Additional upgrades include a whole-house gutter system, water softener, tankless water heater, smart thermostat, and upstairs laundry.
The primary suite offers a spa-like bath with soaking tub, walk-in shower, and large closet. A versatile upstairs loft provides flexible space for a home office, media room, or playroom. Move-in ready and low-maintenance, this home combines comfort, style, and resort-style living.
RiverTown amenities include pools, fitness centers, tennis and pickleball courts, dog parks, trails, riverfront access, kayak launches, and more along the St. Johns River. Conveniently located near top-rated St.
Johns County schools, shopping, dining, and major roadways. Furniture and décor are negotiable. Check out the virtual video and schedule your private showing today!
Description provided by MAXREV, LLC and reproduced from the MLS; not independently verified.
Property facts & sources
Every fact, sourced
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
List price$564,900
Bed / bath3 / 2.5
Living area2,296 sq ft
Year built2023
Property typeSingle Family Residence
Garage2-car
MLS #2158211
Listing status43 days on market
Public records & third-party data
FEMA flood zoneZone X
Ground elevation~27 ft
Windstorm exposureModerate
CountySt. Johns
Area listings66 active · 57 under contract
Estimated first-year tax~$4,858/yr
CDD assessment~$1,900/yr
HOA (per listing)$4/mo
Calculated estimates
Price per sq ft$246
Estimated monthly payment$3,661
Insurance (illustrative)$2k–$3k/yr
Comparable-sales median$555,000
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
This is a deliberately dumb estimate — living area times a range of recent neighborhood $/sq ft, and nothing else. It is not an appraisal, not market value, and not a valuation of this home. Even a tight range from comparable sales can’t price a specific home — here’s why.
$479,864the mess$613,032
Actual list price: $564,900 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 28% spread on the same house — and that gap is exactly what an automated guess can't see:
Condition & updates — a renovated kitchen or new roof vs. dated finishes can swing value six figures; sq ft can't see it.
The lot & views — a premium golf, water, or preserve lot vs. a road-facing one: same sq ft, very different price.
Outliers skew it — one flip or distressed sale in the comps drags the whole $/sq ft up or down.
Carrying costs & concessions — this home carries HOA dues of $4/mo and a CDD assessment of about $1,900/yr; with insurance and any seller-paid buydown, that changes what a buyer actually pays, and a sq ft estimate ignores all of it.
And here's what the live market is doing — which the number above ignores entirely:
This home: 43 days on market vs. a 46-day community median
63 active listings competing, 59 under contract
≈2.2 months of supply
360 closed here in the last 12 months
For reference, this home is listed at $564,900 ($246/sq ft) — a number set with analysis a Messtimate can't do.
Want a property-specific review from a licensed agent? A Momentum Realty agent will do a real, free comparative market analysis — walking the home, the lot, the condition, and the live market. That's the difference between a Messtimate and a valuation.
Methodology: 2,296 sq ft × $209–$267/sq ft from recent nearby closed sales (public records). Estimate for general information only; not an appraisal, valuation, or offer. Updated September 13, 2026.
Keep looking
Similar homes for sale near Arbors At Rivertown
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Listed for $564,900Momentum Realty · on market 43 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
Estimated ownership costs
Estimated costs & disclosures
Estimated ownership costs for general information. Confirm each with the county, your lender, and an insurer. See data & estimate notes.
Property tax (first-year est.)
~$4,858/yr
A rough first-year estimate only, applying a typical St. Johns rate to the list price before any exemptions. Florida bills vary substantially after reassessment, homestead and other exemptions, and local taxing districts — this is not your expected bill. Confirm with the county property appraiser.
CDD assessment
~$1,900/yr
A Community Development District bond funds roads & amenities; it appears on your tax bill and is not optional.
Insurance (illustrative range)
$2k–$3k/yr
An illustrative modeled range, not based on carrier underwriting and not a quote. Florida premiums vary significantly by roof age, wind-mitigation features, claims history, and carrier — a real quote can land well outside this range. Flood insurance not federally mandated (Zone X). Get a quote from a licensed insurer before relying on any figure.
HOA
$4/mo
Covers the master association & common areas. Confirm exact dues and what they include.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Zone X
From the FEMA National Flood Hazard Layer. In this zone lender-required flood insurance is generally not mandated; confirm for the parcel.
Ground elevation
~27 ft
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
This is a coastal Florida county. Premiums and coverage vary by home; obtain a quote from a licensed insurer.
Connectivity
Internet & broadband
Fiber
Check availability
AT&T Fiber covers much of NE Florida; confirm availability at the address.
Cable
Likely
Xfinity/Spectrum cable broadband is widely available.
5G Home
Backup
T-Mobile / Verizon fixed-wireless as a backup option.
Seen enough photos?
Want to see 160 SILKGRASS Place?
Tell us when works for you and a local agent will reach out to arrange a showing and answer your questions about this home.
Listed by MAXREV, LLC · MLS # 2158211
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Market data · public records
Recent sales activity in Arbors At Rivertown
Recent comparable closed sales near this home, from public records. Summary figures are for general reference only and are not a valuation of this property. See the Arbors At Rivertown neighborhood guide for more.
Comparable sales found
0
Recent nearby closings in the data set.
Community median sale price
$555,000
Canonical 12-month median closed price. Reference only.
Community median $/sq ft
$238
Canonical 12-month median $/sq ft. Reference only.
Go deeper on Arbors At Rivertown
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Aug 2026 · Market
RiverTown lands 20th on the RCLCO mid year ranking of top selling master planned communities
Consultant RCLCO placed RiverTown 20th in its mid year 2026 list of top selling master planned communities, crediting 300 home sales so far this year, roughly 3 percent ahead of the same point in 2025. Mattamy Homes is building toward about 4,500 homes at full completion. SilverLeaf, also in northwest St. Johns County, ranked 7th with 575 sales.
Why it matters: Absorption at this pace could keep builder incentives narrower here than in slower submarkets, though resale sellers may continue competing directly against new inventory.
Greenbriar tract at CR 210 and Veterans Parkway trades for 11.1 million dollars
Land planned for a grocery anchored shopping center sold July 15 for 11.1 million dollars to Southeastern, an Augusta, Georgia development firm with a track record building for Kroger, The Home Depot and Dick's Sporting Goods. County review documents describe roughly 77,000 square feet of center anchored by a 61,000 square foot grocery store, plus four outparcels and a fueling station site.
Why it matters: A closed land sale historically moves a grocery concept from speculative to probable, which could shorten daily errand trips for the west side of the RiverTown and Greenbriar corridor.
County breaks ground on $23.8 million Greenbriar Park and Library
St. Johns County held a March 10, 2026 groundbreaking for Greenbriar Park and Library at 505 Rally Road, a $23.8 million project that is the third of four sites in the county's regional park initiative. Plans include two softball fields, two baseball fields, pickleball courts, a playground, and a full-service library and community center.
Why it matters: A county-funded park and library within a short drive of RiverTown could add public amenity depth that the community itself does not have to fund, a factor that may support the broader Greenbriar corridor's appeal.
Fifth Third Bank branch advances at Shoppes at RiverTown
A sign permit was issued February 13, 2026 for the Fifth Third Bank branch under construction at the Shoppes at RiverTown off Greenbriar Road and Longleaf Pine Parkway, following a roughly $2.5 million building permit issued in October 2025. The branch adds a national bank presence to the Publix-anchored center serving the community.
Why it matters: Financial services tenants typically follow proven rooftop counts, so this commitment may be read as a vote of confidence in RiverTown's maturing commercial node.
Approximate driving times to verified nearby destinations. Estimates for general reference; actual times vary with traffic and route.
Groceries
Weedman's Grocery 16 min
Dining
Antonio's Pizza and Grill 9 min
Shopping
6 Mile Outpost 7 min
Parks
Trout Creek Memorial Park and Marina 13 min
Assigned schools
Assigned schools
Schools currently assigned to this address in St. Johns County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
GRADEA
Cunningham CreekAssigned elementary school · St. Johns County School District · Grade A (Florida DOE 2025-26)
GRADEA
Switzerland PointAssigned middle school · St. Johns County School District · Grade A (Florida DOE 2025-26)
GRADEA
Bartram TrailAssigned high school · St. Johns County School District · Grade A (Florida DOE 2025-26)
Assigned schools per the MLS listing — assignments can change; confirm current zoning with the district. Browse school-zone pages →
How it stacks up
Comparable recent sales
Recent closed sales nearby, with photos, so you can compare. Sold prices are public record, deemed reliable but not guaranteed.
No closely comparable recent sales were found in this data set.
If you rent it out
Investment snapshot
Objective rental and cash-flow estimates for a buyer weighing this as an investment. Rough figures for general information only — not a guarantee of rent, an appraisal, or investment advice. Verify independently.
Estimated rent$2,589 – $3,766/moa rough gross-rent-yield range on list price (comp-based estimate coming).
Estimated cap rate4.5%Net operating income ÷ list price; excludes financing.
Est. monthly cash flow−$1,148 – −$89At 25% down, 30-yr; after a 10% vacancy/maintenance/management reserve.
Before you decide
Buyer research checklist
Items worth confirming for 160 SILKGRASS Place, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 2023: confirm the roof and HVAC install dates and whether any builder or manufacturer warranty transfers.
HOA dues are listed at $4/mo: request the current budget, reserves, and rules before relying on that figure or on any restriction.
A CDD assessment of about $1,900/yr is on record: confirm the bond balance and remaining term with the district; it appears on the tax bill.
FEMA flood zone X: flood insurance is not usually required, but get a quote anyway — FEMA reports roughly one in four flood claims come from outside high-risk zones.
Get a homeowners insurance quote for this specific address in St. Johns County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
Listed living area is 2,296 sq ft: verify it against the property appraiser's record and measure before relying on it.
Order a survey to confirm lot boundaries and easements.
Review permit history with the county.
Property taxes: the estimate on this page (about $4,858/yr) assumes reassessment at the list price; the seller's homestead cap does not transfer, so their current bill is not a guide.
School zoning shown here comes from district data and changes; confirm the assigned schools directly with the district before relying on them.
Nearby & commute
Approximate distances
Approximate drive times for general reference only.
realMLS, refreshed twice daily (last: September 13, 2026)
Community market stats
realMLS closed sales, as of September 12, 2026
Flood zone & elevation
FEMA flood maps + USGS elevation (Zone X shown above)
Taxes & monthly cost
Estimated from county rates; not a quote
Insurance figure
Modeled estimate; obtain a real quote before offering
Schools
2025-26 district assignments; verify with the district
Momentum Research lines are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Answered before you ask
Frequently asked questions
How big is 160 SILKGRASS Place and when was it built?
Per the listing record, 160 SILKGRASS Place was built in 2023 and has 2,296 sq ft of living area, 3 bedrooms and 2.5 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 160 SILKGRASS Place in?
160 SILKGRASS Place is in Arbors At Rivertown in St. Johns, St. Johns County. The community section on this page shows recent closed sales, days on market, and active inventory for Arbors At Rivertown from the same MLS data.
Does 160 SILKGRASS Place have an HOA, and how much are the dues?
The listing reports HOA dues of $4 per month. Dues, what they cover, and the community's rules should be confirmed from the association's current documents before relying on them.
What is a CDD fee?
A Community Development District fee funds a community's roads, amenities, and infrastructure through a bond and appears on the annual tax bill. This parcel shows a CDD assessment of about $1,900 per year; confirm the exact figure with the county.
Why might property taxes on 160 SILKGRASS Place differ from the current owner's?
The estimate on this page (about $4,858 per year) assumes reassessment at the list price. Florida's Save Our Homes rule caps annual assessment increases for homesteaded owners, and the assessment resets after a sale, so a new owner's bill may differ from the seller's. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Are short-term rentals allowed at 160 SILKGRASS Place?
Many communities restrict short-term rentals, and city/county rules also apply. Confirm the current HOA/CDD rules and local ordinances directly before assuming any rental use.
Is 160 SILKGRASS Place in a flood zone?
The FEMA flood map places this parcel in Zone X, outside the special flood hazard area, so flood insurance is not usually required by a lender. It is still available and worth quoting; confirm the parcel's status with FEMA and your insurer.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
Ready when you are
See 160 SILKGRASS Place in person
Private tours available 7 days a week, in person or by live video walkthrough. Request a tour or send a question and a licensed Momentum Realty agent will follow up.
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply a typical county millage rate to the list price and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email and we will review and correct or remove it promptly.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
Sold price and details are from public records and the MLS, deemed reliable but not guaranteed. Shown for comparison only — not an appraisal or a statement of this home's value.
