Atwood Tract
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of STA REALTY · via realMLS
Atwood Tract is a small St. Johns County pocket near St. Augustine, and with only a two-closing window to read, the honest answer is that price here is driven far more by the individual home than by any neighborhood trend. Condition, lot, and how a given property has been kept will move the number more than anything the wider market is doing right now.
For a buyer, that thin data means you underwrite each listing on its own merits rather than leaning on comps that barely exist yet. For a seller, it means presentation and pricing discipline carry the weight — there is no deep run of recent sales to set the market for you, so the home you show is the argument you make.
Atwood Tract right now
🟢 Buyer-leaning market. 18.0 months of supply and 25% 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 15, 2026. Confidence: Medium (4 active and pending listings, 2 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
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 Atwood Tract. Swipe to explore the community.
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Atwood TractPhotos from realMLS listings in Atwood Tract; content deemed reliable but not guaranteed.
Who Atwood Tract is best for.
Best for
- Buyers who want a St. Johns County address near St. Augustine and will judge each home on its own condition and lot
- Patient buyers prepared to do property-level diligence rather than lean on a thick comp history
- Sellers willing to invest in presentation and disciplined pricing to make the case for their home
Probably not for
- Buyers who need a busy, high-turnover market with plenty of recent sales to benchmark against
- Anyone who wants a firm price range set by the neighborhood rather than the specific home
- Investors expecting quick liquidity or a steady stream of comparable resales
The market around Atwood Tract
Atwood Tract is a small community — 54 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32084, 319 homes are on the market and 27% are under contract — a steady 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 96% single family residence, 4% townhouse.
ZIP and county figures describe the wider market, not Atwood Tract specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Atwood Tract
Live MLS inventory for Atwood Tract. 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 · 49 daysTop listing
Active · 84 days
Active · 90 days
Pending · 46 daysActive and pending Atwood Tract listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Atwood Tract 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 Atwood Tract
- Restaurant · reported on 1 of 1 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
- Ketterlinus · Elementary
- Sebastian · Middle
- St. Augustine · High
Zoned schools reflect the assignments reported on recent Atwood Tract 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 Atwood Tract address.
The Atwood Tract buying strategy.
If we were buying in Atwood Tract 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 Atwood Tract.
A thin-data pocket near St. Augustine
The defining feature here is scale. With a short closings window and few transactions to anchor to, Atwood Tract behaves like a market where every home is priced on its condition, layout, and lot rather than on a running tally of neighbor sales. That is neither good nor bad — it simply changes how you have to work the numbers.
Practically, that puts a premium on diligence. Two homes on the same street can justify very different prices based on updates and upkeep, and there is not a wide base of recent activity to smooth those differences out. Buyers should expect to evaluate each property in isolation; sellers should expect to make the case rather than assume the market makes it for them.
The location and the amenities are priced into every listing in Atwood Tract. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume pocket like Atwood Tract, the value we add is judgment where the data is thin. We read each home on its own terms, pull the closest usable St. Johns County comparables, and tell you plainly when a price is defensible and when it is a reach — on either side of the table.
Atwood Tract 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 Atwood Tract 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 Atwood Tract sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Atwood Tract, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Atwood Tract home worth?
Get a no-obligation home value based on real comparable sales in Atwood Tract, 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 Atwood Tract on the map →
28% of homes for sale in ZIP 32084 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.
Recent Developments in Atwood Tract
Development, infrastructure, retail, and school activity affecting Atwood Tract, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated July 2026.
- 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 14 miles west of Atwood Tract.
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 site is about 2 miles northwest of Atwood Tract.
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 site is about 2 miles northwest of Atwood Tract.
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 Atwood Tract a buyer's or seller's market right now?
Do cash buyers compete in Atwood Tract?
Who is the best real estate agent for Atwood Tract?
How do I find a top St. Augustine real estate agent who knows Atwood Tract?
Can Momentum Realty connect me with an agent for Atwood Tract?
Should you buy in Atwood Tract?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Atwood Tract 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 2008 (51 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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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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