Belle Haven
Homes for Sale in St. Augustine, FL
All 1,183 homes for sale in St. Augustine, FL · median $486,990 · 139 homes for sale in 32086 · St. Johns County homes for sale
True comps, carrying-cost math, and listings before the portals.
Homes listed or recently sold were built 2006–2007; 5 of 5 report an HOA (median $520/mo); none of the 5 geocoded homes sit in a FEMA special flood hazard zone (median elevation 33 ft). As of November 2026, the MLS records 68 closed sales in Belle Haven in St. Augustine, FL since 2011, the most recent in May 2026. Recorded prices since 2024 ran from $238,000 to $255,000 (median $244,000), on homes of 1,272 to 1,376 sq ft. Across St. Augustine as a whole, 3,770 homes closed in the last 12 months at a median of $439,900, 50 median days on market, with 1,251 homes for sale today. At that median and St. Johns County's FY2025-26 rate of 13.47 mills, annual property tax runs about $3,290 ($2,770 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.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Belle Haven right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
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.
realMLS (Northeast Florida) sales records identify 38 homes in Belle Haven that have changed hands since 2006, built between 2006 and 2007 (median 2006), with a median living area of about 1,272 sq ft and a typical 2-bedroom, 2-bath layout; 97% are condominiums. Source: realMLS (Northeast Florida) closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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 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
The market around Belle Haven
Belle Haven is too small for its own price trend, so here is the market around it.
In ZIP 32086, 188 homes are on the market and 24% are under contract — a steady corner of St. Augustine.
Across St. Johns County, 1,892 homes are active and 827 pending (30% under contract).
In ZIP 32086 (St. Augustine), 381 homes closed in the last 12 months at a median of $330K ($212/sq ft), down 1.3% year over year, with a median 69 days on market. Right now 117 active and 36 pending listings put supply at about 3.7 months — a balanced market. See the live ZIP 32086 housing market and the St. Johns County market.
ZIP and county figures describe the wider market, not Belle Haven specifically. Momentum Research analysis of MLS records.
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.
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.
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Should you buy in Belle Haven?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-11-10 |
| Historical depth | Closed-sale records back to 2011 (68 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.
Recent Developments in Belle Haven
Development, infrastructure, retail, and school activity affecting Belle Haven, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Civic
Judge sends Palm Coast impact fee dispute with home builders toward trial and orders mediation
A circuit judge denied the Flagler Home Builders Association's bid for summary judgment on two counts of its suit over Palm Coast's 2025 impact fee increases, which averaged more than 100 percent. The city keeps collecting the higher fees while a refund order is stayed on appeal, mediation is ordered, and a November hearing will address the stay and escrow.
What it may mean for the marketThe outcome will affect permitting costs for new construction in Palm Coast and could shape the pace and pricing of future builds. The site is about 8 miles south of Belle Haven.
Source: FlaglerLive - June 2026Development
Palm Coast approves a 62,000-square-foot medical office building on Palm Harbor Parkway
Palm Coast also approved a two-story, 62,000-square-foot medical office building with 43 suites at 1195 Palm Harbor Parkway in June 2026. The developers project about 120 jobs when the building is fully leased.
What it may mean for the marketA new medical office complex adds healthcare capacity and professional jobs in Palm Coast, an amenity and employment factor that can support nearby housing demand. The site is about 8 miles south of Belle Haven.
Source: FlaglerLive
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.
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