Alcazar Gardens
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of COLOUR HOMES REALTY · via realMLS
Price here is condition-driven more than anything else. The median sits at $279,000, but with a thin closings window and a wide spread in what actually trades, that median tells you less than usual. What a given home fetches will depend heavily on its updates, layout, and how it shows against the rest of what's listed.
The market posture is slow. Median days on market is 145 — properties are sitting, not moving. Year-over-year is down 5.2%. For a buyer, that means room to negotiate and no reason to rush. For a seller, it means pricing to the current market from day one and expecting patience; overreaching on price here gets punished with more time on market, not a bidding war.
Alcazar Gardens right now
🟢 Buyer-leaning market. 18.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of August 21, 2026. Confidence: Low (3 active and pending listings, 2 closed sales in 12 months).
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Updated August 21, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Alcazar Gardens is a small, slow-moving pocket of St. Augustine where individual home condition, not a hot market, sets the number. With a median near the mid-$270s and homes taking months to sell, this is a place to buy on your own timeline.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Alcazar Gardens. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Alcazar GardensPhotos from realMLS listings in Alcazar Gardens; content deemed reliable but not guaranteed.
Who Alcazar Gardens is best for.
Best for
- Buyers with a flexible timeline who want to negotiate rather than compete
- Buyers targeting a median-priced St. Johns County home and willing to weigh condition carefully
- Sellers prepared to price realistically and wait out a slow market
Probably not for
- Buyers who need to close on a tight deadline
- Sellers expecting a fast sale or a bidding war
- Anyone counting on a quick resale or guaranteed upside
The market around Alcazar Gardens
Alcazar Gardens is too small for its own price trend, so here is the market around it.
In ZIP 32084, 325 homes are on the market and 28% are under contract — a steady corner of St. Augustine.
Across St. Johns County, 1,849 homes are active and 860 pending (32% under contract).
ZIP and county figures describe the wider market, not Alcazar Gardens specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Alcazar Gardens
Live MLS inventory for Alcazar Gardens. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 246 daysTop listing
Active · 246 days
Active · 12 daysActive and pending Alcazar Gardens listings as of 2026-08-22, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Alcazar Gardens on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap, tiles © CARTO.
The Alcazar Gardens buying strategy.
If we were buying in Alcazar Gardens today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Alcazar Gardens.
A patient corner of St. Johns County
The headline figures — a median around $279,000 and a median price per square foot near $229 — point to a market where you are paying for square footage and location within St. Johns County, not for a frenzy. With days on market running to 145, listings have time to sit, which tips leverage toward buyers willing to wait out a seller.
Read the small sample size as a caution flag, not a verdict. With only a three-closing window behind these numbers, one unusual sale moves the median. Treat the stats as a starting point and lean on a walk-through of current, comparable listings before you anchor to any single figure.
The location and the amenities are priced into every listing in Alcazar Gardens. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A thin, slow market is exactly where local read matters most. With few recent closings and long days on market, a median alone can mislead — we walk the actual listings, weigh condition against price, and build a negotiating position around a market that gives patient buyers the upper hand and demands disciplined pricing from sellers.
Alcazar Gardens in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA. Confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Alcazar Gardens buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Alcazar Gardens sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Alcazar Gardens, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Alcazar Gardens home worth?
Get a no-obligation home value based on real comparable sales in Alcazar Gardens, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Alcazar Gardens on the map →
Frequently Asked Questions
Is Alcazar Gardens a buyer's or seller's market right now?
Who is the best real estate agent for Alcazar Gardens?
How do I find a top St. Augustine real estate agent who knows Alcazar Gardens?
Can Momentum Realty connect me with an agent for Alcazar Gardens?
Should you buy in Alcazar Gardens?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Alcazar Gardens with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 21, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Historical depth | Closed-sale records back to 2018 (14 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live your area comps.
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See how Alcazar Gardens fits the bigger picture — live prices, inventory, and Momentum Scores: