Belle Haven
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-07, 3 recorded sales closed at a median of $255,000, $200 per square foot, a median 9 days on market, sellers accepting 95% of original asking. At the median price and St. Johns County's FY2025-26 rate of 13.47 mills, annual property tax runs about $3,430 ($2,920 with the full homestead exemption).
Belle Haven sits in St. Augustine at a median of $244,000, with a median around $192 per square foot. In St. Johns County, that combination is worth pausing on: the price per foot suggests the number isn't being carried by size, so condition, age, and layout are doing most of the work in what a given home fetches here.
At a median of 31 days on market, this is a measured pace — not a bidding-war sprint, not a stalled listing pile. Sellers who price to the condition of the home are moving in a normal window; buyers have enough room to inspect and negotiate without the pressure of same-day decisions. Note the read rests on a thin recent-closing sample, so treat these figures as a directional snapshot rather than a hard rule.
The 60-Second Overview
Belle Haven market snapshot (as of September 7, 2026): the median sale price is about $255K ($200 per sq ft over the trailing 12 months of closed sales), and a median 9 days on market for closed sales.
Belle Haven is a modestly priced pocket of St. Augustine where the per-foot figure does more to explain value than square footage does — meaning what you're buying, and its condition, matters more here than the headline price alone.
Who Belle Haven is best for.
Best for
- First-time buyers targeting the lower end of St. Johns County pricing near a $244,000 median
- Value-focused buyers comfortable evaluating condition and updates rather than chasing size
- Buyers who want a normal-paced transaction with time to inspect and negotiate
Probably not for
- Buyers needing significant square footage, where the per-foot math works against the budget
- Buyers who want a wide, predictable price ladder rather than a condition-driven spread
- Buyers wanting the certainty of a deep, heavily-traded comp set
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 7 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($255K) IS the median in the snapshot above.
Windows contain 1 to 13 sales each (3 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.
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.
19% of homes for sale in ZIP 32086 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 (2026-09-05).
The Belle Haven buying strategy.
If we were buying in Belle Haven 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 Belle Haven.
Reading the per-foot signal
A $244,000 median paired with roughly $192 per square foot tells you these are not sprawling homes; the price is being set by smaller footprints where each foot counts. In practice that pushes the spread wide on either side of the median — a well-updated home and a dated one at the same square footage will not trade for the same money. Expect condition to drive the negotiation more than any comparable-sales shortcut.
The 31-day median suggests a market that clears but doesn't rush. That's a healthier posture for a buyer than a hot one: you can see it, inspect it, and make a considered offer. For a seller, it means the home needs to be presented honestly and priced to its actual condition, because buyers here have the time to notice the difference.
The location and the amenities are priced into every listing in Belle Haven. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a market is driven by per-foot value and home condition rather than a tidy price range, comp interpretation is everything. We work Belle Haven listing by listing, judging each home on its updates and layout rather than the median alone — and we'll tell you plainly when a given asking price isn't supported by what's actually behind the door.
Belle Haven 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 Belle Haven 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 Belle Haven sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Belle Haven, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Belle Haven home worth?
Get a no-obligation home value based on real comparable sales in Belle Haven, 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 Belle Haven on the map →
Frequently Asked Questions
What is the median home price in Belle Haven?
How long do homes in Belle Haven take to sell?
Who is the best real estate agent for Belle Haven?
How do I find a top St. Augustine real estate agent who knows Belle Haven?
Can Momentum Realty connect me with an agent for Belle Haven?
Should you buy in Belle Haven?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | realMLS closed sales, 12-month windows ending September 7, 2026 |
| Under-contract shares | realMLS records, as of 2026-09-05 |
| Historical depth | Closed-sale records back to 2006 (78 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 local comps.
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