Beacon Lake Townhomes
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of WATSON REALTY CORP · via realMLS
Beacon Lake Townhomes prices around a median of $353,250, or $175.39 per square foot, and that psf number tracks with the resort-style amenity package tied to the HOA here — clubhouse, fitness center, tennis, pickleball, a dog park, and on-site management. Buyers here are paying for shared infrastructure as much as for square footage inside any single unit.
The current read is soft. Prices are down 9.8% year over year, homes are sitting a median of 47.5 days before going under contract, and with 6.7 months of supply against just 8 closings in this window, this is a buyer-leaning market. With only 5 active listings, it's a thin market in either direction — sellers don't have much competition to price against, but they also don't have a deep pool of urgency pulling offers in.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Beacon Lake Townhomes right now
🟡 Off the recent peak. The trailing-12-month median ($355K) is down 6.1% from the prior 12 months ($378K). With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level realMLS closed sales, 12-month windows ending October 23. Confidence: Medium (9 and 7 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 23, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Beacon Lake Townhomes market snapshot (as of October 23, 2026): the median sale price is about $355K ($175 per sq ft over the trailing 12 months of closed sales), and a median 44 days on market for closed sales. The trailing-12-month median is down 6% from the prior 12 months, computed from record-level realMLS closed sales (9 closings in the current window).
Beacon Lake Townhomes is a community of 196 homes in St. Augustine, St. Johns County, built between 2020 and 2022 (median 2021), with a median living area of about 2,294 square feet. 50% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Beacon Lake Townhomes sits inside the broader Beacon Lake community in St. Augustine, St. Johns County, and its HOA-backed amenity list — from pickleball and a fitness center to a dog park and on-site management — is unusually deep for a townhome product.
The setting & the homes.
Aerial and on-site photos of Beacon Lake Townhomes. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Beacon Lake Townhomes
Beacon Lake Townhomes
Beacon Lake Townhomes
Beacon Lake Townhomes
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Beacon Lake TownhomesPhotos from realMLS listings in Beacon Lake Townhomes; content deemed reliable but not guaranteed.
Who Beacon Lake Townhomes is best for.
Best for
- Buyers who want clubhouse, fitness, tennis, pickleball, and pool access bundled into a townhome-scale purchase.
- Buyers comfortable negotiating in a market that's down 9.8% year over year and carrying 6.7 months of supply.
- Buyers with flexible timelines who can work with a median 47.5-day market rather than needing an immediate close.
Probably not for
- Buyers who need a wide selection to shop — only 5 active listings are on the market right now.
- Sellers expecting last year's pricing — the year-over-year trend here is down 9.8%.
- Buyers unwilling to factor HOA dues into their budget for this amenity-heavy package.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 23 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($355K) IS the median in the snapshot above, and the move from 2025 ($378K) IS the -6.1% one-year change.
Windows contain 5 to 28 sales each (9 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
32% 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 (2026-10-20).
Beacon Lake Townhomes Market Scorecard
Beacon Lake Townhomes is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Beacon Lake Townhomes, St. Augustine
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Beacon Lake Townhomes
Live MLS inventory for Beacon Lake Townhomes. 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 Beacon Lake Townhomes listings as of 2026-10-21, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Beacon Lake Townhomes 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 contributors.
Life at Beacon Lake Townhomes
- Clubhouse · reported on 12 of 13 listings
- Fitness Center · reported on 12 of 13 listings
- Playground · reported on 11 of 13 listings
- Tennis Court(s) · reported on 11 of 13 listings
- Pool · reported on 11 of 13 listings
- Pickleball · reported on 10 of 13 listings
- Children's Pool · reported on 10 of 13 listings
- Park · reported on 8 of 13 listings
- Basketball Court · reported on 7 of 13 listings
- Jogging Path · reported on 6 of 13 listings
- Dog Park · reported on 4 of 13 listings
- Maintenance Grounds · reported on 3 of 13 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
How far is everything?
Everyday stops around Beacon Lake Townhomes are close: the nearest groceries is about 2 minutes away.
- Beachwalk Market · Groceries2 min
- Panda Express · Dining2 min
- Shoppes at Beachwalk · Shopping2 min
- Starbucks · Coffee2 min
- Steven A. Khalil, MD · Health6 min
- Gourd Island Conservation Area · Parks9 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 (opened Aug 2024)
- 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 Townhomes address.
Recent Developments in Beacon Lake Townhomes
Development, infrastructure, retail, and school activity affecting Beacon Lake Townhomes, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Market
St. Johns County denies 4,462-acre Palm Valley farmland housing application under new state enclave law
Commissioners denied 3-2 on Sept. 15 the 4,462-acre Palm Valley application near Nocatee under the state agricultural enclave law, and the county plans to fight it in court. Another proposal of nearly 1,200 acres and about 15,000 homes south of St. Augustine was approved in August, then denied 3-2 on Sept. 28. St. Johns County has received 16 applications under the law.
What it may mean for the marketThe outcome of these applications will shape how much new housing supply can be added on rural land in the county. The site is about 8 miles northeast of Beacon Lake Townhomes.
Source: Jacksonville Today - September 2026Development
UF Health Durbin Park 99-bed hospital opens in northern St. Johns County; Baptist Silverleaf adds emergency department
UF Health Durbin Park, a 99-bed hospital with a 24-hour emergency department on 42.5 acres, held its ribbon-cutting and opens the following week. Baptist Health's Silverleaf campus, about 10 miles south, is adding an emergency department, and AdventHealth and Acadia Health have also opened facilities near I-95. The county's population has grown more than 25% since 2020.
What it may mean for the marketNew hospital and emergency capacity shortens drive times to emergency care and adds healthcare jobs in northern St. Johns County. The site is about 4 miles northwest of Beacon Lake Townhomes.
Source: Jacksonville Today - July 2026Infrastructure
CR 210 widening westbound lanes set to reopen in St. Johns County
News4Jax reported that all westbound lanes of the County Road 210 widening project in St. Johns County were expected to reopen by the end of Friday, July 31, 2026, ahead of the August 10 school year start. The county said it is managing 44 active road projects totaling $183.1 million this year.
What it may mean for the marketExpands roadway capacity on a major county corridor, improving traffic flow and supporting continued growth along the CR 210 area. The site is about 2 miles northeast of Beacon Lake Townhomes.
Source: News4Jax - July 2026Development
Six agricultural enclave projects seek to develop 6,500-plus acres in St. Johns County
Jacksonville Today reported that St. Johns County received six proposals totaling more than 6,558 acres for development under a new Florida agricultural enclave law that took effect July 1, 2026. The largest proposal, about 4,462 acres north of Nocatee, comes from the Davis family and the PARC Group. The County Commission scheduled a public hearing on the proposals for August 19, 2026.
What it may mean for the marketSignals a large potential expansion of developable land and future housing and commercial capacity, using a new state process that can convert farmland to residential and commercial use with reduced local review. The site is about 4 miles east of Beacon Lake Townhomes.
Source: Jacksonville Today - 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 3 miles northwest of Beacon Lake Townhomes.
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 3 miles northwest of Beacon Lake Townhomes.
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.
The Beacon Lake Townhomes buying strategy.
If we were buying in Beacon Lake Townhomes 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 Beacon Lake Townhomes.
What's actually driving the number here
The amenity list at Beacon Lake Townhomes is longer than what you'll find at most townhome communities: clubhouse, fitness center, pool, children's pool, tennis courts, pickleball, basketball court, playground, park, jogging path, dog park, fishing access, and on-site management. That's a master-planned-community roster attached to a townhome product, and it shows up in the $175.39 per-square-foot median — you're buying into shared infrastructure, not just a unit.
On the market side, the numbers point to a buyer-leaning environment: 6.7 months of supply, a median 47.5 days on market, and only 8 closings in this window against 5 active listings. Prices are down 9.8% year over year. That combination — thin inventory, slower days-on-market, and negative year-over-year movement — is a market where a well-prepared buyer has room to negotiate, and a seller needs a pricing strategy grounded in current comps, not last year's numbers.
The location and the amenities are priced into every listing in Beacon Lake Townhomes. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Beacon Lake Townhomes buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (5.5). Basis: Recent Direction -6.1% year-over-year; Owner Commitment 50% owner-occupied; Pricing Power 95.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With only 5 active listings and 8 closings in this window, Beacon Lake Townhomes doesn't generate the volume of data a buyer or seller can casually track on their own. Momentum's agents watch this window closely, so pricing a listing or structuring an offer here starts from the current 47.5-day median and the 9.8% year-over-year shift, not a stale average.
Beacon Lake Townhomes in 15 seconds.
HOA, CDD & Fees
- No CDD
- HOA reported ~$450/quarter
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Page states no CDD.
Flood & Insurance Context
Of 8 sampled listing addresses in this community: 100% outside the FEMA Special Flood Hazard Area (Zone X/B/C).
Address-sampled; individual parcels vary - verify any specific address at msc.fema.gov. Check any address at FEMA's Flood Map Service Center, and see average home-insurance costs by Florida county.
Source: FEMA National Flood Hazard Layer, address-level lookups (n=8) · as of 2026-10
Tools for a Beacon Lake Townhomes 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 Townhomes 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 Townhomes, 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 Townhomes home worth?
Get a no-obligation home value based on real comparable sales in Beacon Lake Townhomes, 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 Beacon Lake Townhomes on the map →
Frequently Asked Questions
What is the median home price in Beacon Lake Townhomes?
How long do homes in Beacon Lake Townhomes take to sell?
How many homes are in Beacon Lake Townhomes?
What share of Beacon Lake Townhomes is owner-occupied?
When were the homes in Beacon Lake Townhomes built?
What schools serve Beacon Lake Townhomes?
Who is the best real estate agent for Beacon Lake Townhomes?
How do I find a top St. Augustine real estate agent who knows Beacon Lake Townhomes?
Can Momentum Realty connect me with an agent for Beacon Lake Townhomes?
Should you buy in Beacon Lake Townhomes?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Beacon Lake Townhomes with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 21, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending October 23, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32095)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2020 (97 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?
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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 local comps.
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