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
🟡 Balanced market. 6.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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 15, 2026. Confidence: Low (1 active and pending listings, 2 closed sales in 12 months).
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Updated July 15, 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 Pacetti
Andreas Pacetti
Andreas Pacetti
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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 a small community — 32 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32092, 795 homes are on the market and 40% are under contract — a fast-moving corner of St. Augustine.
Across St. Johns County, 1,921 homes are active and 1,005 pending (34% under contract).
The housing mix here is 50% single family residence, 35% manufactured home, 15% mobile home.
ZIP and county figures describe the wider market, not Andreas Pacetti specifically. Momentum Research analysis of MLS records.
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 2026-07-14, 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.
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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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 →
40% 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 (2026-07-18).
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.
Frequently Asked Questions
Is Andreas Pacetti a buyer's or seller's market right now?
Do cash buyers compete in Andreas Pacetti?
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: July 14, 2026) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| 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.
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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