Andreas Pacetti
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of EXP REALTY LLC · via realMLS
The snapshot here is thin — a short two-closing window as of mid-2026 — so I want to be upfront: I don't have a stable median or a broad sales pattern to anchor a hard price read for Andreas Pacetti. What sets value in a St. Johns County community like this is going to be condition, lot, and the specific street more than any headline number.
For now, treat this as a market you underwrite property by property. Buyers should lean on comparable closings in the surrounding St. Augustine area rather than a community average built on very few sales. Sellers should expect an appraiser and a buyer's agent to do the same, which means presentation and condition carry real weight in how your number holds up.
Andreas Pacetti right now
🟢 Buyer-leaning market. 24.0 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 17, 2026. Confidence: Low (2 active and pending listings, 2 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 17, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The setting & the homes.
Aerial and on-site photos of Andreas Pacetti. Swipe to explore the community.
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Andreas PacettiPhotos from realMLS listings in Andreas Pacetti; content deemed reliable but not guaranteed.
Who Andreas Pacetti is best for.
Best for
- Buyers who want to be in St. Johns County near St. Augustine and will evaluate each listing on its own merits
- Sellers willing to invest in condition and presentation to support their number
- Buyers working with an agent to build a comp set from the wider St. Augustine market
Probably not for
- Buyers who need a firm, established community median before making an offer
- Sellers expecting a large recent-sales record to validate an aggressive price
- Anyone wanting a data-heavy trend story to guide the decision
The market around Andreas Pacetti
Andreas Pacetti is too small for its own price trend, so here is the market around it.
In ZIP 32092, 673 homes are on the market and 38% are under contract — a fast-moving corner of St. Augustine.
Across St. Johns County, 1,844 homes are active and 869 pending (32% under contract).
ZIP and county figures describe the wider market, not Andreas Pacetti specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Andreas Pacetti, St. Augustine
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Andreas Pacetti
Live MLS inventory for Andreas Pacetti. 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 and pending Andreas Pacetti listings as of 2026-08-17, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Andreas Pacetti 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.
Schools
- St. Johns County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Picolata Crossing · Elementary
- Pacetti Bay · Middle
- Tocoi Creek · High
Zoned schools reflect the assignments reported on recent Andreas Pacetti listings 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 Andreas Pacetti address.
The Andreas Pacetti buying strategy.
If we were buying in Andreas Pacetti 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 Andreas Pacetti.
Reading a thin data window
With only two closings in the window, there isn't enough volume to draw a durable trend line — no reliable median, no meaningful days-on-market, no read on how condition is being priced. That isn't a knock on the community; it's just the honest limit of a small sample.
The practical move is to widen the lens. Look at how comparable homes in nearby St. Augustine and greater St. Johns County are transacting, then adjust for what makes a specific address different — the lot, the finishes, the position on the street. That produces a sharper number than leaning on an average built from a handful of sales.
The location and the amenities are priced into every listing in Andreas Pacetti. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When the community-level data is this thin, the value is in local judgment, not a spreadsheet. We work St. Johns County and St. Augustine daily, so we can build a comp set that actually reflects your home instead of relying on a two-sale snapshot — and we'll tell you plainly when the numbers don't support a price.
Andreas Pacetti 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 Andreas Pacetti 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 Andreas Pacetti sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Andreas Pacetti, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Andreas Pacetti home worth?
Get a no-obligation home value based on real comparable sales in Andreas Pacetti, 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 Andreas Pacetti on the map →
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.
38% of homes for sale in ZIP 32092 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 (2026-08-18).
Recent Developments in Andreas Pacetti
Development, infrastructure, retail, and school activity affecting Andreas Pacetti, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Infrastructure
CR 210 widening westbound lanes set to reopen in St. Johns County
News4Jax reported that all westbound lanes of the County Road 210 widening project in St. Johns County were expected to reopen by the end of Friday, July 31, 2026, ahead of the August 10 school year start. The county said it is managing 44 active road projects totaling $183.1 million this year.
What it may mean for the marketExpands roadway capacity on a major county corridor, improving traffic flow and supporting continued growth along the CR 210 area. The project is about 11 miles north of Andreas Pacetti, elsewhere in St. Johns County.
Source: News4Jax - July 2026Development
Six agricultural enclave projects seek to develop 6,500-plus acres in St. Johns County
Jacksonville Today reported that St. Johns County received six proposals totaling more than 6,558 acres for development under a new Florida agricultural enclave law that took effect July 1, 2026. The largest proposal, about 4,462 acres north of Nocatee, comes from the Davis family and the PARC Group. The County Commission scheduled a public hearing on the proposals for August 19, 2026.
What it may mean for the marketSignals a large potential expansion of developable land and future housing and commercial capacity, using a new state process that can convert farmland to residential and commercial use with reduced local review. The project is about 12 miles northeast of Andreas Pacetti, elsewhere in St. Johns County.
Source: Jacksonville Today - July 2026Retail & Dining
Publix opens and more retailers coming to Marketplace at Nocatee
An official Nocatee business update reported that a Publix supermarket with a pharmacy drive-thru and adjacent Publix Liquors has opened at Marketplace at Nocatee. Additional announced tenants include SoFresh in late summer 2026, a Gate gas station, BODYBAR Pilates, a nail spa and a wine and spirits shop. The Hub at Nocatee entertainment concept is slated for 2028.
What it may mean for the marketExpands grocery, dining and everyday retail capacity at a growing town center, adding anchor and service tenants that build out the commercial base of the area. The project is about 13 miles northeast of Andreas Pacetti, elsewhere in St. Johns County.
Source: Nocatee - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 15 miles northwest of Andreas Pacetti.
Source: Jax Daily Record - May 2026Retail & Dining
Grocery-anchored retail center proposed in Durbin Park
A grocery-anchored retail center was proposed at Durbin Park, the large mixed-use development near Interstate 95 and County Road 210 in northern St. Johns County, adding to the district's existing stores, restaurants, and Walmart-anchored core.
What it may mean for the marketAdded grocery and retail at Durbin Park deepens everyday conveniences in northern St. Johns County, an amenity factor that can support demand for surrounding communities. The project is about 11 miles north of Andreas Pacetti, elsewhere in St. Johns County.
Source: Jax Daily Record - February 2026Retail & Dining
Durbin Park Walmart plans an expansion
The Walmart anchoring Durbin Park filed plans to expand in early 2026, reinforcing the retail core of the Interstate 95 and County Road 210 district in northern St. Johns County.
What it may mean for the marketInvestment in Durbin Park's retail anchor signals continued commercial strength in northern St. Johns County, which can reinforce the appeal of nearby residential areas. The project is about 11 miles north of Andreas Pacetti, elsewhere in St. Johns County.
Source: Jax Daily Record
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
Is Andreas Pacetti a buyer's or seller's market right now?
Who is the best real estate agent for Andreas Pacetti?
How do I find a top St. Augustine real estate agent who knows Andreas Pacetti?
Can Momentum Realty connect me with an agent for Andreas Pacetti?
Should you buy in Andreas Pacetti?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Andreas Pacetti with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 17, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-14 |
| Historical depth | Closed-sale records back to 2005 (37 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.
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