Cortez on the Water
Condos for Sale in St. Augustine, FL

This is a small, water-focused enclave in St. Augustine where marina and slip access define the appeal. With only a handful of homes on the market at once, selection is limited and each listing's condition and water access matter more than any headline average.

realMLS (Northeast Florida) sales records identify 6 homes in Cortez on the Water that have changed hands since 2025, built between 2024 and 2025 (median 2024), with a median living area of about 2,872 sq ft and a typical 4-bedroom, 3.5-bath layout; 100% 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.

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).

In ZIP 32080 (St. Augustine), 295 homes closed in the last 12 months at a median of $425K ($300/sq ft), down 4.4% year over year, with a median 45 days on market. Right now 138 active and 25 pending listings put supply at about 5.9 months — a balanced market. See the live ZIP 32080 housing market and the St. Johns County market.

ZIP and county figures describe the wider market, not Cortez on the Water specifically. Momentum Research analysis of MLS records.

• 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 reported amenities — boat dock, marina, boat slip, pool, spa, and barbecue — point to a community organized around water access rather than scale. For buyers who want a boat close to home, that infrastructure is the whole reason to be here, and it is worth confirming exactly what access conveys with a given property. Slip rights and dock arrangements vary, so verify current amenities and access with the HOA before you write an offer.

The supply picture is the other defining fact. At 84 months of supply with 7 active listings, this is one of the slowest-turning setups you will find in St. Johns County. That cuts two ways: a buyer can take time, inspect carefully, and negotiate from a position of patience, while a seller has to accept that the pool of buyers for a specialized waterfront product is small and that overpricing simply means sitting.

A thin, specialized market rewards knowing what each listing actually offers. We dig into dock and slip access, HOA terms, and how a given home's condition stacks against the few comparables that exist — then we price and negotiate to the reality on the ground rather than a wishful number. In a buyer-leaning stretch like this, that groundwork is where the leverage comes from.