Beacher's Lodge
Condos for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 16 closed sales in Beacher's Lodge Condo in St. Augustine, FL since 2008, the most recent in December 2023. Across St. Augustine as a whole, 2,667 homes closed in the last 12 months at a median of $454,157, 53 median days on market, with 685 homes for sale today. At that median and St. Johns County's FY2025-26 rate of 13.47 mills, annual property tax runs about $6,120 ($5,600 with the full homestead exemption).
Beacher's Lodge Condo is an oceanside condominium in St. Augustine, and in a building like this, price is driven by the specific unit far more than the address: floor, direct-versus-side ocean exposure, square footage, and the condition of the interior. Two units in the same building can trade far apart, so a headline number tells you very little until you're standing in the room.
As of July 2026, we have no recorded closings in the current window here, which means there is no fresh comparable to anchor a listing or an offer. That is not a red flag on its own for a small oceanfront condo — turnover is naturally thin — but it does mean both sides are pricing off older sales, active competition, and unit-specific merits rather than a clean recent trade. Expect to do more homework per transaction.
The 60-Second Overview
This is a small oceanfront condominium in St. Augustine, St. Johns County — the kind of building where the coastal location and the individual unit's exposure and condition matter more than any community-wide average.
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.
Who Beacher's Lodge Condo is best for.
Best for
- A buyer seeking a coastal lock-and-leave second home who values the oceanfront setting over amenity depth
- An investor or owner comfortable underwriting a specific unit's exposure, condition, and association health rather than a market average
- A cash or flexible buyer prepared to move on the right unit when it surfaces in a thin-turnover building
Probably not for
- A buyer who needs recent closed comparables before committing to a price
- A budget-sensitive buyer who cannot absorb variable dues, insurance costs, or a possible assessment
- Someone wanting a large-community feel with extensive shared amenities and steady inventory to choose from
The market around Beacher's Lodge Condo
Beacher's Lodge Condo is too small for its own price trend, so here is the market around it.
In ZIP 32080, 219 homes are on the market and 17% are under contract — a slower corner of St. Augustine.
Across St. Johns County, 1,855 homes are active and 859 pending (32% under contract).
ZIP and county figures describe the wider market, not Beacher's Lodge Condo specifically. Momentum Research analysis of MLS records.
The Beacher's Lodge Condo buying strategy.
If we were buying in Beacher's Lodge Condo 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 Beacher's Lodge Condo.
Pricing an oceanfront condo with thin data
With no closings in the current window, valuation here leans on active listings, historical sales, and a careful read of the unit itself. In an oceanfront building, the variables that move price are physical and specific: how directly the unit faces the water, which floor it sits on, its footprint, and whether the interior is dated or renovated. A buyer should underwrite each of those line by line rather than assume a building-wide value.
Just as important in any coastal condo: the association. Reserves, monthly dues, insurance posture, and the status of any assessments can change the real cost of ownership more than the sticker price does. We push clients to read the association documents closely before they fall for the view.
The location and the amenities are priced into every listing in Beacher's Lodge Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When there's no recent closing to point to, the analysis is the value. We help sellers position a unit against live competition and its own merits, and we help buyers separate the view from the fundamentals — exposure, condition, dues, insurance, and reserves — so the number you commit to is grounded in the building's realities, not optimism.
Beacher's Lodge Condo in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Beacher's Lodge Condo 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 Beacher's Lodge Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Beacher's Lodge Condo, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Beacher's Lodge Condo home worth?
Get a no-obligation home value based on real comparable sales in Beacher's Lodge Condo, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Should you buy in Beacher's Lodge Condo?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-08-30 |
| Historical depth | Closed-sale records back to 2008 (16 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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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.