Andalusia
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Andalusia's numbers come from a very small pool of activity: just three closings feed the current median of $415,000, or $202.34 per square foot. With a sample that size, a single closing can move the median meaningfully, so treat it as a starting point rather than a fixed line. Days on market has run a median of 18 days for what has sold, which suggests priced-right homes here do move, but pricing is still driven more by an individual home's condition and lot than by any broad community trend.
Right now Andalusia sits in a buyer-leaning posture, with 12 months of supply against just three active listings. That combination is a signature of thin inventory more than genuine oversupply — a small number of listings, projected against a slow closing pace, produces a large supply-months figure on its own. Sellers should not read that number as demand having dried up, and buyers should not read it as easy leverage either. With only three homes on the market and prices down 2.3% year over year, this is a negotiate-per-house market, not a follow-the-market one.
Andalusia right now
🟢 Buyer-leaning market. 12.0 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 July 14, 2026. Confidence: Medium (3 active and pending listings, 3 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($415K) is down 2.3% from the prior 12 months ($425K). With about 19 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level realMLS closed sales, 12-month windows ending July 14. Confidence: Low (3 and 5 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 14, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Andalusia market snapshot (as of July 14, 2026): the median sale price is about $415K ($202 per sq ft over the trailing 12 months of closed sales), a median 18 days on market for closed sales, and 12.0 months of supply, a buyer-leaning market. The trailing-12-month median is down 2% from the prior 12 months, computed from record-level realMLS closed sales (3 closings in the current window).
Andalusia is a St. Johns County community built around a full amenity package — pool, clubhouse, fitness center, tennis, and pickleball among them — but its resale market is thin enough that every figure here should be read as a snapshot of a handful of homes rather than a statistical trend.
The setting & the homes.
Aerial and on-site photos of Andalusia. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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AndalusiaPhotos from realMLS listings in Andalusia; content deemed reliable but not guaranteed.
Who Andalusia is best for.
Best for
- Buyers who want a full amenity package (pool, clubhouse, fitness center, tennis, pickleball) and are comfortable evaluating a small number of available homes.
- Sellers with a home in strong, move-in condition who want to test a buyer-leaning market where days-on-market has still run about 18 days for what has sold.
- Buyers with a flexible search across St. Johns County who can move quickly if the right one of Andalusia's few active listings comes up.
Probably not for
- Buyers who need several comparable active listings in the same community to price-check an offer before writing it.
- Sellers expecting a fast, high-volume market — months-of-supply here is elevated at 12, even though that figure is driven by thin inventory rather than a glut.
- Buyers unwilling to independently verify amenity access, such as pool, courts, or clubhouse, with the HOA before assuming it is included.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 14 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($415K) IS the median in the snapshot above, and the move from 2025 ($425K) IS the -2.3% one-year change.
Windows contain 3 to 57 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are St. Johns County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · St. Johns County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
20% of homes for sale in ZIP 32086 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-08-10).
Andalusia Market Scorecard
Andalusia is currently a buyer-leaning market. About 12.0 months of supply, a median asking price of $565,000, and homes go under contract in about 24 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Andalusia
Live MLS inventory for Andalusia. 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 · 24 daysTop listing
Active · 122 days
Active · 18 daysActive and pending Andalusia listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Andalusia 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.
Life at Andalusia
- Pool · reported on 6 of 6 listings
- Playground · reported on 5 of 6 listings
- Fitness Center · reported on 4 of 6 listings
- Management - Off Site · reported on 2 of 6 listings
- Clubhouse · reported on 2 of 6 listings
- Maintenance Grounds · reported on 1 of 6 listings
- Jogging Path · reported on 1 of 6 listings
- Basketball Court · reported on 1 of 6 listings
- Tennis Court(s) · reported on 1 of 6 listings
- Pickleball · reported on 1 of 6 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- St. Johns County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Pedro Menendez High School (St. Johns County School District)FLDOE grade B · High
- Gamble Rogers Middle School or your address-zoned middle school · Middle
- R.B. Hunt Elementary School or your address-zoned elementary (verify by address) · Elementary
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year and can change; always confirm with St. Johns County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Andalusia address.
The Andalusia buying strategy.
If we were buying in Andalusia 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 Andalusia.
Small sample, real signal
The headline figures are real but narrow. Three closings in the tracked window set the $415,000 median and the $202.34-per-square-foot benchmark, and three active listings make up the entire current inventory. At that scale, one price-reduced sale or one fully renovated resale can swing the median by a meaningful amount. Treat the 18-day median days-on-market as a sign that priced-right homes here do move, not as a guarantee for the next listing.
The 12-months-supply figure and buyer-leaning market band both follow directly from that thin inventory: divide a handful of active listings by a slow closing pace and the math produces a large number, even without a genuine glut of homes. Andalusia's amenity package — pool, playground, fitness center, clubhouse, jogging path, basketball court, tennis courts, and pickleball — is reported across this community's MLS listings and should be verified against current HOA documents before a buyer counts on any specific feature being active or included.
The location and the amenities are priced into every listing in Andalusia. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Andalusia buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (4.7). Basis: Recent Direction -2.3% year-over-year; Liquidity & Demand 12.0 months of supply; Pricing Power 98.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With only three active listings and three closings behind the current statistics, Andalusia is exactly the kind of community where a generic market report is misleading and knowing the individual listings matters more than usual. We track this community directly in the realmls feed, verify amenity claims like the clubhouse, tennis courts, and pickleball against current HOA sources rather than repeating a listing sheet, and price each home on its own condition and lot rather than leaning on a median built from a handful of sales.
Andalusia 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 Andalusia 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 Andalusia sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Andalusia, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Andalusia home worth?
Get a no-obligation home value based on real comparable sales in Andalusia, 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 Andalusia on the map →
Frequently Asked Questions
What is the median home price in Andalusia?
How long do homes in Andalusia take to sell?
Is Andalusia a buyer's or seller's market right now?
Do cash buyers compete in Andalusia?
What schools serve Andalusia?
Who is the best real estate agent for Andalusia?
How do I find a top St. Augustine real estate agent who knows Andalusia?
Can Momentum Realty connect me with an agent for Andalusia?
Should you buy in Andalusia?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Andalusia with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: July 14, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending July 14, 2026 |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2016 (195 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 Andalusia fits the bigger picture — live prices, inventory, and Momentum Scores: