Beacon Lake
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Beacon Lake is pricing off scarcity right now. With only 13 active listings and 2.9 months of supply, the market sits in seller-leaning territory, and the median of $540,000 (about $236.83 per square foot) reflects a pool of buyers competing for a small, uneven set of homes rather than a single clear price tier.
A median 29 days on market says offers are coming together inside a month, not overnight, and the year-over-year figure is essentially flat-to-soft at -1.8%, so this reads as a market that has cooled slightly from its peak pricing but has not loosened up on inventory. Sellers still hold the leverage on well-priced, well-presented homes; buyers need to be pre-qualified and ready to move within that 29-day window.
Beacon Lake right now
🔴 Seller-leaning market. 2.9 months of supply and 32% of the inventory already under contract give sellers the pressure advantage.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: High (19 active and pending listings, 0 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 Beacon Lake. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Beacon LakePhotos from realMLS listings in Beacon Lake; content deemed reliable but not guaranteed.
Who Beacon Lake is best for.
Best for
- Buyers targeting a purchase near the $540,000 median who are ready to act inside a roughly 29-day decision window.
- Sellers who want to price to the current $236.83-per-square-foot norm and take advantage of the seller-leaning supply position.
- Buyers or sellers who want a smaller, closely tracked market with 52 recent closings rather than a high-volume, high-inventory community.
Probably not for
- Buyers who want dozens of active listings to compare side by side before committing.
- Sellers expecting fast year-over-year price gains — the current read is -1.8% year-over-year.
- Anyone hoping for a quick online price number rather than a hand-prepared, agent-reviewed price.
The market around Beacon Lake
Beacon Lake is a small community — 1 recorded sale on file, most recently in 2024 — too few for its own price trend. Here is the market around it.
In ZIP 32095, 327 homes are on the market and 32% 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).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Beacon Lake specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Beacon Lake
Live MLS inventory for Beacon Lake. 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 · 19 daysTop listing
Active · 139 days
Active · 5 days
Active · 72 days
Active · 53 days
Active · 21 days
Active · 19 days
Active · 94 days
Active · 12 days
Active · 19 days
Active · 27 days
Active · 109 days
Active · 55 days
Pending · 61 daysActive and pending Beacon Lake listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Beacon Lake 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 Beacon Lake
- 43-acre community lake · Central 43-acre lake with a sand beach area; non-motorized watercraft only (kayak, canoe, paddleboard) and catch-and-release fishing.
- Lake House amenity center · 8,200-square-foot amenity center with a social room, demonstration kitchen, card room, and meeting room for resident events.
- Pools and splash park · Junior Olympic-size swimming pool, a separate family/fun pool, and a splash park with water features for children.
- Fitness center · Fitness center with cardio, yoga, spin, and weight-training equipment.
- Tennis and pickleball courts · On-site tennis and pickleball courts.
- Multi-purpose athletic field · Multipurpose playing field used for soccer and other field sports.
- Dog park · Off-leash dog park referred to as the Bark Park.
- Walking trails and boardwalk · Multi-purpose paths and a boardwalk through the community's nature-preserve acreage.
Sources: Beacon Lake official site - Amenities; StartPackingUp - Beacon Lake Community Guide; Visit St. Augustine - Beacon Lake. Amenity access and membership terms vary and can change; verify current details with the community.
How far is everything?
Everyday stops around Beacon Lake are close: the nearest coffee is about 2 minutes away.
- Kutie Café · Coffee2 min
- St Marys Seafood and More · Dining3 min
- IGP Place · Shopping3 min
- Baptist Heart Specialists · Health3 min
- Above Basketball WGV · Parks4 min
- Costco Liquor Sales · Groceries5 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- St. Johns County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Lakeside AcademyFLDOE grade A · Public K-8, in community
- Pine Island AcademyFLDOE grade A · Public K-8, nearby
- Beachside High SchoolFLDOE grade A · Public 9-12
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year 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 Beacon Lake address.
Recent Developments in Beacon Lake
Development, infrastructure, retail, and school activity affecting Beacon Lake, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
- April 2026Infrastructure
St. Johns County finishes CR 210 widening from I-95 to U.S. 1
St. Johns County completed roadway improvements on County Road 210 between Interstate 95 and U.S. 1, widening roughly seven-tenths of a mile from two lanes to six lanes between Trinity Way and Beachwalk Boulevard. The work added sidewalks, curbing, drainage upgrades, and a new traffic signal at Badger Park Drive, and a ribbon cutting was held April 24, 2026. The county reported the project cost about $18.7 million.
What it may mean for the marketAdded capacity along this stretch of CR 210 could ease peak-hour congestion for traffic moving between I-95 and communities along the corridor near Beacon Lake.
Source: News4Jax - October 2025Infrastructure
New County Road 2209 segment opens in St. Johns County
A 3.9-mile, four-lane segment of County Road 2209 opened between Silverleaf Parkway and International Golf Parkway, east of Tocoi Creek High School. It is part of the larger 2209 Central Project, planned to span 7.7 miles from County Road 210 to Florida 16 at a cost of about $32.5 million, with construction that began in December 2023.
What it may mean for the marketA new north-south corridor in northern St. Johns County could redistribute regional traffic and improve connectivity for areas served off the CR 210 corridor over time.
Source: Jacksonville Daily Record - August 2025Infrastructure
Traffic pattern shifts as CR 210 widening continues toward Greenbriar Road
St. Johns County moved westbound and eastbound CR 210 lanes onto newly built roadway just east of Stone Creek Circle, with traffic returning to the existing road at Cimarrone Boulevard. The county noted the widening segment runs from Cimarrone Boulevard west a little over two miles to Greenbriar Road, with about $30.5 million allocated in the 2025 fiscal year budget and completion targeted for spring 2026.
What it may mean for the marketStaged construction shifts along CR 210 could affect travel times for area drivers until the wider configuration is finished.
Source: News4Jax - July 2025Development
Tidal 210 townhome plans advance to county and water district review
The proposed Tidal 210 project, a gated community of 297 town homes off County Road 210 about a half-mile east of I-95, moved into civil plan review and an environmental resource permit application with the St. Johns River Water Management District. The market-rate, non-age-restricted project from Mattamy Homes was scheduled to go before the county Development Review Committee on August 20, 2025, a step ahead of building permits.
What it may mean for the marketIf it clears review, this townhome project could add for-sale attached housing inventory near the CR 210 and I-95 interchange close to Beacon Lake.
Source: Jacksonville Daily Record - July 2025Market
Mattamy Homes buys CR 210 land for Tidal 210 townhomes for $13 million
Gate Petroleum sold about 65 acres off County Road 210 for $13 million to Mattamy Homes for the Tidal 210 development of 297 town homes, about a half-mile east of I-95. The county had rezoned the land from Commercial Highway Tourist to Planned Unit Development in May 2025 on a 3-2 commission vote.
What it may mean for the marketA confirmed land sale and rezoning could signal continued builder appetite for attached-home product along the CR 210 corridor near Beacon Lake.
Source: Jacksonville Daily Record - May 2025Development
County commission approves 297-townhome project near CR 210
The St. Johns County Commission approved rezoning for the 297-unit Tidal 210 townhome community near County Road 210 and the Sandy Creek neighborhood on a 3-2 vote. Supporting commissioners said the townhome plan would generate less impact than apartments permissible under state law and noted developer impact fees earmarked for CR 210 improvements.
What it may mean for the marketApproval of additional attached housing near CR 210 could increase nearby supply while adding pressure on the corridor that ongoing road widening aims to address.
Source: Jacksonville Today
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.
The Beacon Lake buying strategy.
If we were buying in Beacon Lake 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Beacon Lake.
A tight inventory market
The core number to watch here is supply: 13 active listings against 2.9 months of supply. That is a seller-leaning band, and it is corroborated by a market heat score of 23 alongside 52 recent closings — enough transaction volume to trust the median, but not enough active stock to give buyers much room to negotiate on the better homes.
Price per square foot at $236.83 and a median of $540,000 should be read together with that scarcity, not in isolation. A 29-day median days-on-market and a modest -1.8% year-over-year change suggest pricing has settled rather than spiked, but with this little active inventory, a handful of new listings or a run of closings can move the numbers quickly in either direction.
The location and the amenities are priced into every listing in Beacon Lake. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With just 13 active listings and 2.9 months of supply, Beacon Lake is not a market where you can watch from the sidelines and expect the right home to still be there next week. Momentum tracks this community's closings and inventory shifts as they happen, so buyers know when a listing is priced to the market's $236.83-per-square-foot norm and sellers know how to position against a median that has moved -1.8% year-over-year.
Beacon Lake in 15 seconds.
HOA, CDD & Fees
- Has a CDD assessment
- 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.
HOA dues reported at $62 per year for single-family homes and $450 per quarter for townhomes, plus a separate Community Development District (CDD) assessment reported in the range of roughly $2,400-$4,100 per year depending on lot/section.
~1,600 to 4,000 sf amenities lake house hoa hoa dues plus a cdd assessment county st. johns county florida schools st. johns county: pine islan
Tools for a Beacon Lake 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 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, 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 home worth?
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See homes for sale in Beacon Lake on the map →
Beacon Lake Market Scorecard
Beacon Lake is currently a seller's market. About 3.3 months of supply, a median asking price of $569,000, and homes go under contract in about 32 days.
Typical home value in the 32095 ZIP is $503,189, about 19.1% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is Beacon Lake a buyer's or seller's market right now?
What schools serve Beacon Lake?
Who is the best real estate agent for Beacon Lake?
How do I find a top St. Augustine real estate agent who knows Beacon Lake?
Can Momentum Realty connect me with an agent for Beacon Lake?
Should you buy in Beacon Lake?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Beacon Lake 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 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2019 (1 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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