Townhouse in Grand Isle At Beachwalk, St. Johns · No CDD · Built 2022
Grand Isle At Beachwalk · St. Johns, FL 32259 · St. Johns
Listing data updated September 11, 2026 · refreshed twice daily
3Bedrooms
2.5Bathrooms
1,751Sq Ft
2022Year Built
$171Per Sq Ft
Waterfront1-car garageNo CDDFEMA 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.
4% below
$/sq ft vs community
$171 here vs $178 median sold (12 mo)
Buyer leverage
Buyer advantage
67 days on market
13.3 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
Zone X
Flood risk
Minimal hazard per FEMA; ~23 ft elevation
$500–$2k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
As of September 11, 2026, 421 BORACAY Circle in Grand Isle At Beachwalk, St. Johns is listed at $299,000 (1,751 sq ft, about $171 per sq ft). That sits within a few percent of Grand Isle At Beachwalk's median closed sale of $313,000 over the last 12 months (9 recorded sales). It has been 67 days on market. Listing facts: built in 2022, waterfront, HOA dues of $335/mo. 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.
No CDD assessment on record
Built 2022 · 4 yrs
1,751 sq ft of living area
1-car garage
Listed at $299,000 — recent neighborhood median sale price ~$313,000 (nearby sales; deemed reliable, not an appraisal)
67 days on market
HOA $335/mo (per listing)
School district: Schools are the second pillar of the value proposition. Beachwalk falls within St. Johns County SchoolCommunity built 1992–2023Beachwalk Club · 2 min driveBeachwalk Market · 4 min driveShoppes at Beachwalk · 4 min drive
Momentum Research · Grand Isle At Beachwalk
Pricing & the Grand Isle At Beachwalk market
How this home is priced against recent nearby sales, and where Grand Isle At Beachwalk has been over 25 years. Momentum Research analysis of realMLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
This home’s $/sq ft vs. nearby sales
List $/sq ft against recent nearby closed sales; the community median is marked.
Price vs. size in Grand Isle At Beachwalk
Each dot is a closed sale since 2019 (51 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, 2021–2026. This home lists at $171/sq ft.
Median sale price by year
12-month median closed price, 2021–2026.
Property timeline
This home’s history
2022BuiltPer public record
Jul 10, 2026First trackedObserved at $299,000
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
$2,181/mo
Principal & interest $1,545/mo71%
Taxes $214/mo10%
Insurance $87/mo4%
HOA $335/mo15%
$2,181/mo at 20% down, 30-yr @ 6.71% · 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 $3,950/yr ($329/mo)
-$600 more each year
(--15%)
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.
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
60/100
Strongest on: Flood safety (95), Insurance cost (80)
0 limited50100 exceptional
60/100 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 area60
This home $171/sq ft vs the community 12-month median $178/sq ft.
Affordability57
List price $299,000 vs the community median $313,000. Not a measure of personal affordability.
Flood safety95
FEMA Zone X, ~23 ft elevation. Verify the parcel with FEMA.
Insurance cost80
From FEMA Zone X and a 2022 build. Obtain a property-specific quote.
Market liquidity15
Community median 102 days on market, ~13.3 months of supply (12-month record).
Renovation upside30
From a 2022 build and $171/sq ft vs the community median $178/sq ft. Not a condition assessment.
Pricing power80
Recent sales closed at about 92.0% of original asking (~8.1% below). More room below asking generally favors buyers.
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
🟢 Buyer-leaning conditions around this listing. 13.3 months of supply in the surrounding market and 67 days on market for this home, against a 102-day area median.Days on market:this home 67Area median: 102 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 10, 2026.
🟡 Asking $171 per square foot, about 4% below the community’s $178 median. Grand Isle At Beachwalk’s 12-month median sold price per square foot is $178. Median sold price per square foot is down 6.6% year over year. Confidence: Medium · 9 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 Grand Isle At Beachwalk sales closed near 92.0% 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 10, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: one of only 10 active listings in Grand Isle At Beachwalk, no CDD assessment.
Updated September 11, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Listing description
About this home
Welcome to the highly sought-after Beachwalk community! Experience true resort-style living w golf cart access to shopping,dining,schools,along w/amenities such as the 14-acre crystal lagoon,swim-up bar,restaurant, fitness center,racquet facilities,kayak/paddleboards,waterslides, dog parks,putting green&active community social calendar. This beautifully maintained 3bed,2.5bath townhome offers an open-concept floor plan w/ spacious living area, modern kitchen featuring quartz countertops, stainless steel appliances&a one-car garage.
Upstairs, the generous primary suite includes a walk-in closet and an en-suite bath with a glass-enclosed shower. Step outside to your private backyard patio overlooking the water, the perfect place to enjoy your morning coffee or unwind at the end of the day. Located in the award-winning St.
Johns County School District, with convenient access to Jacksonville,airport,historic St. Aug, this home offers perfect blend of comfort, convenience& a Fl lifestyle!
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$299,000
Bed / bath3 / 2.5
Living area1,751 sq ft
Year built2022
Property typeTownhouse
Garage1-car
MLS #2153850
Listing status67 days on market
Public records & third-party data
FEMA flood zoneZone X
Ground elevation~23 ft
Windstorm exposureModerate
CountySt. Johns
Area listings10 active · 1 under contract
Estimated first-year tax~$2,571/yr
CDD assessmentNone on record
HOA (per listing)$335/mo
Calculated estimates
Price per sq ft$171
Estimated monthly payment$2,181
Insurance (illustrative)$500–$2k/yr
Messtimate range$269,654 – $295,919
Comparable-sales median$313,000
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.
$269,654the mess$295,919
Actual list price: $299,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 10% 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 — this listing is waterfront; water frontage is priced far off a per-sq-ft average of the neighborhood.
Outliers skew it — the band above comes from 5 nearby sales; one flip or distressed sale moves the whole $/sq ft.
Carrying costs & concessions — this home carries HOA dues of $335/mo; 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: 67 days on market vs. a 102-day community median
10 active listings competing, 1 under contract
≈13.3 months of supply
9 closed here in the last 12 months
For reference, this home is listed at $299,000 ($171/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: 1,751 sq ft × $154–$169/sq ft from recent nearby closed sales (public records). Estimate for general information only; not an appraisal, valuation, or offer. Updated September 11, 2026.
Keep looking
Similar homes for sale near Grand Isle At Beachwalk
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 $299,000Momentum Realty · on market 67 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.)
~$2,571/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
None
No CDD assessment on record for this community.
Insurance (illustrative range)
$500–$2k/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
$335/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
~23 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.
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Listed by MAXREV, LLC · MLS # 2153850
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Market data · public records
Recent sales activity in Grand Isle At Beachwalk
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 Grand Isle At Beachwalk neighborhood guide for more.
Comparable sales found
5
Recent nearby closings in the data set.
Community median sale price
$313,000
Canonical 12-month median closed price. Reference only.
Community median $/sq ft
$178
Canonical 12-month median $/sq ft. Reference only.
Go deeper on Grand Isle At Beachwalk
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.
Sep 2026 · Development
Beachwalk short term stay cottages enter the permitting phase along the Crystal Lagoon
An environmental resource permit application was filed September 2 with the St. Johns River Water Management District for the 68 short term stay cottages planned on about four acres along the northwest edge of the 14 acre Crystal Lagoon at Beachwalk. The cottages are the second piece of the Compass Hotel by Margaritaville hospitality program, following the 10.5 million dollar building permit St. Johns County issued for the 111 room hotel on August 24.
Why it matters: Hospitality construction inside Beachwalk brings the lagoon district closer to the resort style build out originally marketed, which could support demand for nearby resale homes while adding weekend traffic to County Road 210.
St. Johns County issues a 10.5 million dollar building permit for the Beachwalk hotel
St. Johns County issued a building permit August 24 valued at 10.5 million dollars for the 111 room Compass Hotel by Margaritaville at Beachwalk, moving the project from plan review into active site construction along the Crystal Lagoon. The St. Johns River Water Management District had approved the site plans February 18.
Why it matters: A permitted hotel is a firmer signal than a rendering; it suggests the commercial and hospitality side of Beachwalk is finally catching up with the residential build out, which tenants had flagged as slow earlier this summer.
Beachwalk developer sues St. Johns County over 1.34 million dollars in impact fee credits
Twin Creeks Development Associates and two affiliates filed suit in circuit court seeking dollar for dollar credits for 2.52 acres near County Road 210 and Accolade Avenue that the developer donated to the county in 2024. An appraisal commissioned by the developer valued the parcel at 1.34 million dollars. The county has not yet built on the site, which is planned for Fire Station 23 with completion projected for late 2028.
Why it matters: The ruling could affect how later Twin Creeks phases are financed, and credit disputes of this size historically take a year or more to work through the courts.
7 Brew files for a second St. Johns County drive through kiosk on the County Road 210 corridor
The county received a preapplication July 25 for a 510 square foot 7 Brew kiosk with drive through lanes, parking, landscaping and utility connections. The parcel is owned by 210 East LLC of Jacksonville and sits next to a recently opened Smalls Sliders, south of the Fountains at St. Johns mixed use development. It marks the second county filing for the chain in about a month.
Why it matters: Small format drive through filings tend to cluster where traffic counts have already risen, so the County Road 210 corridor could keep drawing quick service tenants.
Approximate driving times to verified nearby destinations. Estimates for general reference; actual times vary with traffic and route.
Groceries
Beachwalk Market 4 min
Dining
Beachwalk Club 2 min
Shopping
Shoppes at Beachwalk 4 min
Parks
Gourd Island Conservation Area 10 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.
Lakeside AcademyAssigned elementary school · St. Johns County School District
Lakeside AcademyAssigned middle school · St. Johns County School District
GRADEA
BeachsideAssigned 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.
Sold Jan 2026
$270,000
143 BORACAY Circle, St. Augustine
3 / 2.5 bd/ba · 1,751 sq ft · $154/sq ft
Courtesy of UNITED REAL ESTATE GALLERY · View details →
Sold May 2026
$295,000
202 BORACAY Circle, St. Johns
3 / 2.5 bd/ba · 1,750 sq ft · $169/sq ft
Courtesy of FLORIDA'S CHOICE REALTY LLC · View details →
Sold May 2026
$270,000
208 BORACAY Circle, St. Johns
3 / 2.5 bd/ba · 1,750 sq ft · $154/sq ft
Courtesy of WATSON REALTY CORP · View details →
Sold Oct 2025
$313,000
195 BORACAY Circle, St. Johns
3 / 2.5 bd/ba · 1,750 sq ft · $179/sq ft
Courtesy of FLUID REALTY, LLC. · View details →
Sold Sep 2025
$260,000
472 ALBANY BAY Boulevard, St. Johns
3 / 2.5 bd/ba · 1,631 sq ft · $159/sq ft
Courtesy of LPT REALTY LLC · View details →
Community 12-month median: $178/sq ft. Shown for general reference only — this is not an appraisal or a statement of this home's value. Sold prices are public record and deemed reliable but not guaranteed.
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$1,370 – $1,993/moa rough gross-rent-yield range on list price (comp-based estimate coming).
Estimated cap rate3.5%Net operating income ÷ list price; excludes financing.
Est. monthly cash flow−$852 – −$291At 25% down, 30-yr; after a 10% vacancy/maintenance/management reserve.
Before you decide
Buyer research checklist
Items worth confirming for 421 BORACAY Circle, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 2022: confirm the roof and HVAC install dates and whether any builder or manufacturer warranty transfers.
HOA dues are listed at $335/mo: request the current budget, reserves, and rules before relying on that figure or on any restriction.
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.
Waterfront: confirm seawall or dock condition and permits, and ask who owns and maintains the shoreline.
Listed living area is 1,751 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 $2,571/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.
City
St. Johns
Groceries, dining, and parks for this city — see the city guide.
realMLS, refreshed twice daily (last: September 11, 2026)
Community market stats
realMLS closed sales, as of September 10, 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 421 BORACAY Circle and when was it built?
Per the listing record, 421 BORACAY Circle was built in 2022 and has 1,751 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 421 BORACAY Circle in?
421 BORACAY Circle is in Grand Isle At Beachwalk in St. Johns, St. Johns County. The community section on this page shows recent closed sales, days on market, and active inventory for Grand Isle At Beachwalk from the same MLS data.
Does 421 BORACAY Circle have an HOA, and how much are the dues?
The listing reports HOA dues of $335 per month. Dues, what they cover, and the community's rules should be confirmed from the association's current documents before relying on them.
Why might property taxes on 421 BORACAY Circle differ from the current owner's?
The estimate on this page (about $2,571 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.
Is 421 BORACAY Circle 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 421 BORACAY Circle 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.
