Townhouse in Grand Isle At Beachwalk, St. Johns · No CDD on record · Built 2022
Grand Isle At Beachwalk · St. Johns, FL 32259
Listing data updated October 1, 2026 · refreshed hourly
3Bedrooms
2.5Bathrooms
1,751Sq Ft
2022Year Built
$171Per Sq Ft
Waterfront1-car garageNo CDD on recordFEMA Zone X
How to read this page: MLS listing facts carry their source; everything else is labelled as a public record, a calculation, an estimate, or something to verify. Where local data is too thin to support a number, the page says so instead of guessing.
22% below
$/sq ft vs community
$171 here vs $220 median sold (12 mo)
Buyer leverage
Strong buyer advantage
87 days on market
36.0 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 October 1, 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 is 45% below Grand Isle At Beachwalk's median closed sale of $538,750 over the last 12 months (46 recorded sales). Per square foot it is below the community's recent $220/sq ft by about 22%. It has been 87 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
87 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
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!
All 51 photos
Description provided by MAXREV, LLC and reproduced from the MLS; not independently verified.
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 status87 days on market (MLS)
Public records & third-party data
FEMA flood zoneZone X
Ground elevation~23 ft
CountySt. Johns
Area listings36 active · 2 under contract
Estimated first-year tax~$3,350/yr
CDD assessmentNone on record
HOA$335/mo
Calculated estimates
Price per sq ft$171
Estimated monthly payment$2,297
Insurance (illustrative)$500–$2k/yr
Comparable-sales median$538,750
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
Financing
Estimated monthly payment
$2,297/mo
Principal & interest $1,596/mo69%
Taxes $279/mo12%
Insurance $87/mo4%
HOA $335/mo15%
$2,297/mo at 20% down, 30-yr @ 7.03% · edit any field to update.
Estimate: asking price less the $50,000 homestead exemption × St. Johns County rate (13.47 mills, adopted 2025 millage). Not a bill.
Current owner’s estimated bill $3,950/yr ($329/mo) — taxable value $292,876 × 13.47 mills
$600 less each year
(−15%)
The current taxable value ($292,876) is above the asking price. After a sale the assessment is typically set from market value, which here would be lower than the current taxable value, so the estimate is lower. Confirm with the county property appraiser — the appraiser, not the sale price, sets the assessment.
$292,876
Market value
$292,876
Assessed
$292,876
Taxable
Certified 2025 tax roll values for this parcel (Florida DOR). The roll gives values, not the bill; the current owner’s bill above is estimated from the taxable value.
Sources: Florida DOR certified tax roll (2025), realMLS; millage: St. Johns County Property Appraiser, FY2025-26 adopted budget. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill; the county property appraiser and tax collector set the actual amount.
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.
CDD assessment
None on record
No CDD assessment appears in our records for this community. CDD assessments show on the county tax bill — confirm with the tax collector.
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
Per the MLS listing. Confirm exact dues and what they include with the association.
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
St. Johns County is on the Florida coast; wind coverage is a major part of the premium. Premiums and coverage vary by home (roof age, wind mitigation, claims history); obtain a quote from a licensed insurer.
Hazard risk
Natural hazard risk
FEMA National Risk Index for St. Johns County, FL: overall Relatively Moderate. Ratings compare this county with every county in the United States for expected annual loss from each hazard.
HurricaneRelatively High
Coastal floodingRelatively High
Inland floodingRelatively Moderate
Heat waveRelatively Moderate
WildfireRelatively Moderate
TornadoRelatively Moderate
LightningRelatively High
Strong windRelatively Low
DroughtRelatively Low
HailVery Low
Cold waveVery Low
Source: FEMA National Risk Index (county level, hazard risk ratings only). Ratings describe the county, not this parcel; the flood zone shown above is parcel-specific. Verify insurance requirements with your lender and agent.
Connectivity
Internet & broadband
Fiber
Check availability
Address-level fiber service is not confirmed for this home. Check the FCC National Broadband Map (broadbandmap.fcc.gov) or the provider for this address.
Cable
Check availability
Cable broadband is common in Florida and Georgia towns but not confirmed for this address; verify with the provider.
Fixed wireless / satellite
Check availability
5G home internet and satellite service depend on the exact location; check coverage for this address.
Momentum Research · Beachwalk
Pricing & the Beachwalk market
How this home is priced against recent nearby sales, and where Beachwalk 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 Beachwalk
Each dot is a closed sale since 2002 (361 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 $171/sq ft.
Median sale price by year
12-month median closed price, 2012–2026.
Market Heat by year (0–100)
Momentum Market Heat, 2019–2026. Now 36 (cold).
Property timeline
This home’s history
2022BuiltPer public record
About Jul 2026Listed (per MLS)MLS reports 87 cumulative days on market as of October 1, 2026
Jul 10, 2026First seen on movewithmomentum.comObserved at $299,000
NowActiveCurrently for sale
Build year is from public record. The MLS list date is approximate (today minus the cumulative days on market the MLS reports, which can span relistings). Other 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.
Transparency
Price & listing history
Listed for $299,000Momentum Realty · on market 87 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
How it stacks up
Comparable recent sales
No closed sales of a similar home within about 10 miles in St. Johns County in the last 18 months are in our MLS data set, so this page shows no comparable-sales median or automated estimate for Grand Isle At Beachwalk. A licensed Momentum Realty agent can prepare a property-specific comparative market analysis on request.
The Messtimate™
The Messtimate
Insufficient local evidence for an automated estimate. The Messtimate is a deliberately simple range — living area × recent closed-sale $/sq ft from comparable homes nearby — and it only renders when at least 3 defensible sales exist within about 10 miles in St. Johns County in the last 18 months. None qualify for this home, so no dollar range is shown. It is not an appraisal or a valuation.
Want a property-specific value review? A licensed Momentum Realty agent can prepare a free comparative market analysis using the home, the lot, its condition, and the live market.
Methodology: the range would be 1,751 sq ft × the interquartile $/sq ft of comparable closed sales (same property type, living area within 30%, closed within 18 months, nearest verified subdivision, 3-mile, then 10-mile same-county stage). Estimate for general information only; never an appraisal, valuation, or offer. Updated October 1, 2026.
Momentum Scores
Momentum Property Score
76/100
Strongest on: Price vs area (100), Affordability (100)
0 limited50100 exceptional
76/100 is strong 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 area100
This home $171/sq ft vs the community 12-month median $220/sq ft.
Affordability100
List price $299,000 vs the community median $538,750. 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 liquidity21
Community median 86 days on market, ~36.0 months of supply (12-month record).
Pricing power70
Recent sales closed at about 94.0% of original asking (~6.0% below). More room below asking generally favors buyers.
Market timing64
Momentum Market Heat is 36/100 (cold). Cooler readings generally favor buyers; hotter readings favor sellers.
Coverage: 7 of 8 indicators had valid data for this home; indicators without data are left out, not scored as zero. Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent comparable sales. They do not measure property condition, quality, or investment suitability, and 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. 36.0 months of supply in the surrounding market and 87 days on market for this home, against a 86-day area median.Days on market:this home 87Area median: 86 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 30, 2026.
🟡 Asking $171 per square foot, about 22% below the community’s $220 median. Beachwalk’s 12-month median sold price per square foot is $220. Median sold price per square foot is up 7.7% year over year. Confidence: Very High · 46 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.
50% of homes in Beachwalk are owner-occupied. An estimated 50% are non-owner-occupied, including 10% held in a company or trust and 10% out-of-state owners.Why it matters: a high owner-occupied share typically means fewer rentals nearby and steadier resale demand.Source: Florida Department of Revenue 2025 assessment roll (public records), 709 homes matched. Community-level context.
Recent Beachwalk sales closed near 94.0% 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 30, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: one of only 36 active listings in Beachwalk, no CDD assessment.
Updated October 1, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by MAXREV, LLC · MLS # 2153850
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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.
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.
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.
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 →
What's nearby
Drive times to everyday places
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
Nearby & guides
City, county & community guides
Where this home sits, with links to the matching guides. General reference only.
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 $3,350/yr) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $600 less per year than the current owner’s estimated bill (−15%). Exemptions and portability change the actual bill — confirm with the county property appraiser.
School zoning shown here comes from district data and changes; confirm the assigned schools directly with the district before relying on them.
Provenance
Data sources & freshness
Listing record
realMLS, refreshed hourly (last: October 1, 2026)
Comparable sales
Fewer than 3 defensible closed sales within about 10 miles in St. Johns County — no medians or automated estimate shown
Flood zone & elevation
FEMA flood maps + USGS elevation (Zone X shown above)
Taxes & monthly cost
Certified county tax roll (parcel-matched) × county millage; an estimate, not a bill
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. Too few comparable closed sales exist nearby for this page to show local sales statistics; a licensed agent can prepare a comparative market analysis.
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 $3,350 per year) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $600 less per year than the current owner’s estimated bill (−15%). Florida reassesses a home after it sells; for a homesteaded seller the Save Our Homes cap on their assessment does not transfer, and a buyer's own exemptions and portability are applied separately, so the two bills usually differ. 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 county millage to the list price (less the homestead exemption where the parcel is matched to the certified roll) 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.
