Beacon Lake Phase 2a
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Beacon Lake Phase 2a is a newer section within a larger amenity-driven community in St. Augustine, and in a section this defined, price is set less by location variance and more by the home itself: floor plan, lot position, upgrades, and condition. With no closings in the current window, there is no fresh sold data to anchor to, so treat any asking price as a starting point that needs to be checked against comparable resales in the broader Beacon Lake community and against builder inventory.
For a buyer, the posture right now is to underwrite carefully rather than assume the market is telling you the value — thin recent activity means you lean on adjacent comps and on the specifics of the house. For a seller, it means condition and presentation carry the negotiation, and pricing should be built up from real comparables rather than aspiration.
Beacon Lake Phase 2a right now
🟡 Off the recent peak. The trailing-12-month median ($546K) is down 0.7% from the prior 12 months ($550K).Momentum Research, record-level realMLS closed sales, 12-month windows ending August 4. Confidence: Very High (54 and 179 sales in the two windows).
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Updated August 4, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
A defined section within a bigger community
Because Phase 2a is a specific phase rather than a sprawling resale neighborhood, the housing stock tends to be consistent in age and style, which narrows the variables that move price. That consistency is useful — it makes comparables cleaner — but it also means the differences that do exist (lot, orientation, upgrade package, whether a home is builder-new or a resale) do most of the work in setting value.
With zero closings in the current window, the honest read is that we are working from a light data set. That is normal for a newer phase and not a red flag on its own, but it does change the analysis: we cross-reference the broader Beacon Lake community, active builder pricing, and days-on-market behavior rather than pretending a robust sold history exists here yet.
Why work with Momentum here
In a phase with no recent closings, the value is in judgment, not in a database lookup. We build pricing up from adjacent comps and current builder inventory, tell you plainly where the data runs thin, and negotiate on the specifics of the house in front of you rather than a headline number.
Beacon Lake Phase 2a in 15 seconds.
Tools for a Beacon Lake Phase 2a 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 Beacon Lake Phase 2a sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Beacon Lake Phase 2a, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Beacon Lake Phase 2a home worth?
Get a no-obligation home value based on real comparable sales in Beacon Lake Phase 2a, 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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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
Do cash buyers compete in Beacon Lake Phase 2a?
Who is the best real estate agent for Beacon Lake Phase 2a?
How do I find a top St. Augustine real estate agent who knows Beacon Lake Phase 2a?
Can Momentum Realty connect me with an agent for Beacon Lake Phase 2a?
Should you buy in Beacon Lake Phase 2a?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-07-10 |
| Historical depth | Closed-sale records back to 2020 (14 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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 4 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($546K) IS the median in the snapshot above, and the move from 2025 ($550K) IS the -0.7% one-year change.
Windows contain 7 to 188 sales each (54 in the current window); every figure carries its sample size. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
35% of homes for sale in ZIP 32095 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 (2026-08-01).
Data sources & freshness
| Community market stats | realMLS closed sales, 12-month windows ending August 4, 2026 |
| Under-contract shares | realMLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2018 (822 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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