Butlers Beach
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of THE NEWCOMER GROUP · via realMLS
Butlers Beach prices on location and condition more than on square footage alone. With a median just over $1.08M and a median near $492 per square foot, the number that clears here reflects proximity to the water and the state of the house — this is a coastal St. Augustine pocket where a renovated home and a dated one at the same size can sit far apart on price. Treat the median as a midpoint of a wide, condition-driven spread, not a sticker price.
The current posture is brisk. A median of roughly 20 days on market means well-prepared listings are moving quickly, and that cuts both ways: sellers who price to the recent comps and show clean tend to get answered fast, while buyers should come pre-approved and ready to decide. The sample is thin — six closings in the window — so read any single comp carefully rather than assuming a broad, stable trend.
The 60-Second Overview
Butlers Beach market snapshot (as of August 23, 2026): the median sale price is about $1.08M ($492 per sq ft over the trailing 12 months of closed sales), and a median 21 days on market for closed sales.
Butlers Beach is a small coastal enclave south of St. Augustine where the price you see reflects how close a home sits to the water and how recently it was updated. It trades as a low-volume, higher-price segment of the St. Johns County market.
The setting & the homes.
Aerial and on-site photos of Butlers Beach. Swipe to explore the community.
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Butlers BeachPhotos from realMLS listings in Butlers Beach; content deemed reliable but not guaranteed.
Who Butlers Beach is best for.
Best for
- Buyers targeting a coastal St. Augustine property with a budget comfortable around a $1.08M median
- Purchasers who want a smaller, water-adjacent enclave over a large planned subdivision
- Ready, pre-approved buyers who can move decisively in a market clearing in about 20 days
Probably not for
- Budget-first buyers looking for entry-level pricing in St. Johns County
- Anyone who needs a wide selection of active listings to compare
- Buyers who want a large, statistically stable comp set before committing
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 23 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.08M) IS the median in the snapshot above.
Windows contain 0 to 6 sales each (6 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.
18% of homes for sale in ZIP 32080 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 (2026-08-18).
Butlers Beach Market Scorecard
Butlers Beach 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.
Butlers Beach 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 Butlers Beach
- Security Gate · reported on 1 of 2 listings
- Fishing · reported on 1 of 2 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
The Butlers Beach buying strategy.
If we were buying in Butlers Beach 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 Butlers Beach.
Reading a thin, coastal market
With only six closings in the window, Butlers Beach doesn't give you the deep comp set of a large subdivision. That makes pricing more art than formula: each sale carries more weight, and an outlier — a fully rebuilt home or one needing work — can pull the median in a direction that misleads if you read it flat. The roughly $492 per square foot figure is your better anchor for gauging a specific house, adjusted for condition and how close it is to the beach.
Days on market around 20 tell you the segment is active despite its size. Homes that are priced honestly and presented well are transacting without long waits. That said, in a small market a mispriced listing has nowhere to hide, and it can linger. The discipline here is comp-by-comp analysis, not trend-line assumptions.
The location and the amenities are priced into every listing in Butlers Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume coastal segment like Butlers Beach, the value we add is judgment on the individual comp. We'll tell you when a recent sale doesn't apply to your house, walk the condition and location adjustments that actually move price per square foot, and keep you from over- or under-reading a median built on a handful of closings. On a market that moves in about 20 days, that preparation is the difference between reacting and deciding.
Butlers Beach in 15 seconds.
HOA, CDD & Fees
- 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.
Tools for a Butlers Beach 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 Butlers Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Butlers Beach, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Butlers Beach home worth?
Get a no-obligation home value based on real comparable sales in Butlers Beach, 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 Butlers Beach on the map →
Frequently Asked Questions
What is the median home price in Butlers Beach?
How long do homes in Butlers Beach take to sell?
Who is the best real estate agent for Butlers Beach?
How do I find a top St. Augustine real estate agent who knows Butlers Beach?
Can Momentum Realty connect me with an agent for Butlers Beach?
Should you buy in Butlers Beach?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Butlers Beach with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 23, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 23, 2026 |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Historical depth | Closed-sale records back to 2002 (32 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 your area comps.
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See how Butlers Beach fits the bigger picture — live prices, inventory, and Momentum Scores: