Cortez on the Water
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Cortez on the Water right now
🟢 Buyer-leaning market. 84.0 months of supply and 22% of the inventory already under contract give buyers above-average negotiating leverage.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 August 10, 2026. Confidence: Medium (9 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 10, 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 Cortez on the Water. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Cortez on the Water
Cortez on the Water
Cortez on the Water
Cortez on the Water
Cortez on the Water
Cortez on the WaterThe market around Cortez on the Water
Cortez on the Water is too small for its own price trend, so here is the market around it.
In ZIP 32080, 211 homes are on the market and 18% are under contract — a steady corner of St. Augustine.
Across St. Johns County, 1,851 homes are active and 871 pending (32% under contract).
ZIP and county figures describe the wider market, not Cortez on the Water specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Cortez On The Water 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. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Cortez on the Water
Live MLS inventory for Cortez on the Water. 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 · 115 daysTop listing
Active · 409 days
Active · 409 days
Active · 405 days
Active · 52 days
Active · 409 days
Active · 409 days
Pending · 409 days
Pending · 409 daysActive and pending Cortez on the Water listings as of 2026-08-10, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Cortez on the Water 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 Cortez on the Water
- Boat Dock · reported on 9 of 9 listings
- Spa/Hot Tub · reported on 9 of 9 listings
- Pool · reported on 9 of 9 listings
- Marina · reported on 8 of 9 listings
- Barbecue · reported on 1 of 9 listings
- Boat Slip · reported on 1 of 9 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- St. Johns County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- R. B. Hunt · Elementary
- Sebastian · Middle
- St. Augustine · High
Zoned schools reflect the assignments reported on recent Cortez on the Water listings 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 Cortez on the Water address.
The Cortez on the Water buying strategy.
If we were buying in Cortez on the Water 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Cortez on the Water.
A closer look at the Cortez on the Water market
Inventory runs at 84.0 months of supply, a buyer-leaning market.
The location and the amenities are priced into every listing in Cortez on the Water. The deal is won or lost on condition, the comps, and the renovation math.
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 Cortez on the Water 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 Cortez on the Water sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cortez on the Water, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cortez on the Water home worth?
Get a no-obligation home value based on real comparable sales in Cortez on the Water, 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 Cortez on the Water on the map →
Cortez on the Water Market Scorecard
Cortez on the Water is currently a strong buyer's market. About 96.0 months of supply, a median asking price of $1,399,000, and homes go under contract in about 372 days.
Typical home value in the 32080 ZIP is $544,271, about 19.4% above 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 Cortez on the Water a buyer's or seller's market right now?
Who is the best real estate agent for Cortez on the Water?
How do I find a top St. Augustine real estate agent who knows Cortez on the Water?
Can Momentum Realty connect me with an agent for Cortez on the Water?
Nearby Communities
Explore more neighborhoods near Cortez on the Water with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 10, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-10 |
| Historical depth | Closed-sale records back to 2025 (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.
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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