A small waterfront condominium collection on Salt Run on Anastasia Island in St Augustine, with boat slips and Intracoastal access.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"Cortez on the Water is a small collection of waterfront condominium residences on Salt Run on Anastasia Island in St Augustine, designed with boat slips and Intracoastal access. The read is boating-and-location: a low-density, water-focused address on Anastasia Island a short trip from historic downtown St Augustine, where the boat slip and the water position drive value. As a waterfront condominium, the rental rules and, for any building of three stories or more, the structural-reserve picture under Florida's condo law are the diligence items to confirm."
Jon Brooks, founder, Momentum Realty · Updated June 2026
Cortez on the Water market snapshot (as of June 25, 2026): the median sale price is about $1.1M ($383 per sq ft), with homes averaging 281 days on market and 96.0 months of supply, a buyer's market. Based on 1 recent closings in live realMLS data.
Cortez on the Water is a small collection of waterfront condominium residences on Salt Run, along the Intracoastal Waterway, on Anastasia Island in St Augustine, St Johns County, in the 32080 area (cortezstaugustine.com, 2026; bradofficer.com, 2026). It is an exclusive, low-density collection rather than a large complex.
The residences are designed around the water, with boat slips and direct access to Salt Run and the Intracoastal (cortezstaugustine.com, 2026). The boat slip and the water orientation are central to the product, so confirm slip assignment, size, and any dockage rules for the specific residence.
The Anastasia Island location places Cortez a short trip from historic downtown St Augustine, with St George Street and the Castillo de San Marcos across the bridge, and the Atlantic beaches close on the island (cortezstaugustine.com, 2026). It is a water-focused, boating-oriented address rather than a golf or amenity-campus one.
As a waterfront condominium, confirm the minimum-lease rule and any rental program before you count on renting, and, for a building of three stories or more, review the milestone-inspection and structural-reserve status under Florida's condo law. Price a residence on its water position, slip, and condition, comparing within St Augustine's waterfront condo set.
Real aerial and on-site photos of Cortez on the Water. Swipe to explore the community and its amenities.
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Cortez on the Water
Cortez on the Water
Cortez on the WaterTight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.
Live from realMLS, as of June 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Cortez on the Water listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in Cortez on the Water buys, holds, and resells. See the five factors.
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 · 69 daysTop listing
Active · 363 days
Active · 363 days
Active · 363 days
Active · 6 days
Active · 359 days
Active · 363 days
Active · 363 days
Pending · 363 daysActive and pending Cortez on the Water listings as of 2026-06-25, priced high to low. Source: Data provided by realMLS.. Tap any home to ask about it.
Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.
Listing locations from realMLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.
The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.
Drive times from Cortez on the Water. They are approximate and vary with traffic and your exact start point.
Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.
Explore more neighborhoods near Cortez on the Water Homes for Sale in St Augustine, FL with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
Roughly $25,000 saved over 10 years in carrying cost, before resale.
Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.
Cortez on the Water is served by St Johns County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.
Buying with schools in mind? We can confirm the exact zoned schools for any Cortez on the Water address.
What actually bears on this purchase, sourced and dated. We do not publish a figure we have not verified.
Our read on what is being built around Cortez on the Water, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Waterfront condo rental rules and reserves
St Johns County millage and coastal insurance
Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.
Development, infrastructure, retail, and school activity affecting Cortez on the Water, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
Showing the latest, scroll for all updates ↓
The 2024 millage set by St Johns County determines the county portion of the property-tax bill for St Augustine parcels (St Johns County Property Appraiser, 2024). Why it matters: Pull the actual tax line and homestead status for the specific home from the St Johns County Property Appraiser, plus the FEMA flood zone and a bindable insurance quote, rather than the seller's estimate. Source
Florida's SB 4-D (2022) and SB 154 (2023) require milestone structural inspections and structural integrity reserve studies for condominium buildings three stories or more. Why it matters: If the building is three stories or more, ask for the milestone inspection and reserve study; if it is lower-rise, confirm the association's reserves regardless. Source
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.
If we were buying in Cortez on the Water, this is the order of operations we would run, and the one we run for our clients.
Confirm the boat slip. Verify slip assignment, size, draft, and any dockage rules and fees for the specific residence.
Confirm the rental rules. Verify the minimum-lease period and any rental program before counting on rental income.
Review the reserves. Ask for the association budget and reserves, and for a building three stories or more, the milestone inspection and reserve study.
Pull the flood zone and a coastal insurance quote. A Salt Run waterfront residence sits in a coastal zone; get the FEMA zone and a bindable quote during diligence.
Comp within St Augustine waterfront. Compare against the closest St Augustine waterfront condo with a slip, not an inland or single-family listing.
On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.
Cortez on the Water is a small collection of waterfront condominium residences on Salt Run, along the Intracoastal, on Anastasia Island in St Augustine, St Johns County (32080), designed with boat slips and direct water access (cortezstaugustine.com, 2026; bradofficer.com, 2026). It is a low-density, boating-focused address a short trip from historic downtown St Augustine and the Anastasia Island beaches.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Cortez on the Water today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
A residence with a less direct water view or a smaller slip. Confirm the rental rules, reserves, and coastal insurance before you write.
A residence with a direct Salt Run position and a good slip, which is what most buyers here want. The boating access and Anastasia Island location are the story; verify the carrying costs.
The best direct-water residences with the prime slips, fully finished. The premium reflects the water and the slip; confirm it against the closest St Augustine waterfront comp.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
The factors that actually move value in Cortez on the Water, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in Cortez on the Water is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
In a condo the value the market gives back at resale is set by the unit, not a lot: the floor, the view line (direct versus partial), and the exposure. The interior can be renovated, but the floor and view cannot, so higher floors and better views hold their value better. How much more they command varies by building, line, and condition, which is why we read it unit by unit against real comparable sales rather than a single headline figure.
Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.
Our read on the factors that protect resale here, and the one to manage.
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.
2A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.
3A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.
4Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.
5An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.
Cortez on the Water sells a boating-focused Salt Run address on Anastasia Island near historic St Augustine. The deal is not in the view; it is in the slip, the rental and reserve rules, and the coastal insurance line, read before you write.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.
Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live realMLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.
Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.
Fill = price per square foot; ring = by realized $/sqft per unit. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from realMLS; for orientation, not an appraisal.
Cortez on the Water is a waterfront condominium, so there is no detached lot; value is driven by the water position, the boat slip, the residence's condition, and the association's reserve and insurance health. A direct Salt Run position with a strong slip carries the premium, while a less direct position is the value play. Because it is a waterfront condo, the honest approach is to price a residence on its water position, slip, and condition, confirm the rental and reserve rules, and compare it against the closest recent St Augustine waterfront condo sale with a slip rather than an inland or single-family home.
Cortez on the Water is a waterfront condominium with association dues that fund the building, the docks and slips, common areas, and reserves; confirm the current figure, the reserve balance, and what the dues cover directly with the association.
Dues generally fund the master insurance, building and common-area maintenance, and the docks and reserves; confirm what the master policy covers versus the owner and how the slips are funded and assigned.
Cortez on the Water is a residential waterfront condominium with boat slips rather than a golf or resort-club community; confirm current amenities, dockage, and policies with the association.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.
Your buyer is cross-shopping St Augustine's waterfront condos, so sell what is specific: your water position and boat slip, your finishes, the dues, and the association's reserve and rental rules.
Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.
Because buyers here are weighing your home against renovated comps and cross-shopping Camachee Island, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.
Get a no-obligation home value based on real comparable sales in Cortez on the Water matched to your condition, lot, and view, 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 →
Median sale prices in Cortez on the Water year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.
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.
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 364 days.
Typical home value in the 32080 ZIP is $537,142, about 18.6% 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.
An honest fit check. We will tell you when it is not your community.
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Cortez on the Water home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.
A Momentum Realty Cortez on the Water specialist will reach out personally, usually the same day.
Zoom out before you decide: see the Duval County market guide or every community in the Neighborhood Finder.
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