Cresent Beach
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 12 closed sales in Cresent Beach in St. Augustine, FL since 2005, the most recent in June 2024. Across St. Augustine as a whole, 2,667 homes closed in the last 12 months at a median of $454,157, 53 median days on market, with 685 homes for sale today. At that median and St. Johns County's FY2025-26 rate of 13.47 mills, annual property tax runs about $6,120 ($5,600 with the full homestead exemption).
Crescent Beach sits at the southern end of St. Augustine's barrier island in St. Johns County, and price here is driven less by any single formula than by proximity to the water and the condition of the structure itself. Oceanfront and near-water parcels carry a different weight than lots set back from the beach, and older coastal homes vary widely depending on how they have been maintained against salt and storm exposure. Expect a wide spread rather than a tidy tier.
For buyers, that means underwriting each property on its own merits — elevation, flood exposure, roof and systems age, and how far you actually are from sand. For sellers, condition and location relative to the water do most of the talking; a well-kept, correctly positioned home carries the negotiation, while deferred maintenance gets priced hard in a coastal market where the environment is unforgiving.
The 60-Second Overview
Crescent Beach is a small stretch of the St. Augustine barrier island in St. Johns County — a coastal pocket where beach access and structural condition, not a uniform price band, define what you pay.
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 Cresent Beach is best for.
Best for
- Buyers prioritizing beach and Intracoastal access over a turnkey, low-maintenance house
- Purchasers prepared to budget for coastal insurance and ongoing salt-exposure upkeep
- Second-home or coastal-lifestyle buyers who value location above uniformity
Probably not for
- Buyers wanting a tidy, predictable price tier and interchangeable comps
- Anyone unwilling to carry higher insurance and maintenance costs of an oceanside property
- Buyers seeking a low-upkeep home insulated from weather and flood considerations
The market around Cresent Beach
Cresent Beach is too small for its own price trend, so here is the market around it.
In ZIP 32080, 219 homes are on the market and 17% are under contract — a slower corner of St. Augustine.
Across St. Johns County, 1,855 homes are active and 859 pending (32% under contract).
ZIP and county figures describe the wider market, not Cresent Beach specifically. Momentum Research analysis of MLS records.
The Cresent Beach buying strategy.
If we were buying in Cresent 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 Cresent Beach.
Reading a coastal market lot by lot
This is not a neighborhood you evaluate on comps alone. Two homes a few hundred feet apart can trade very differently depending on whether they front the ocean, sit on the Intracoastal side, or fall somewhere in between. Add flood-zone designation, elevation, and the age of critical systems, and you have a market that rewards careful, property-specific analysis over broad averages.
The practical takeaway is to do the homework a coastal purchase demands: pull the flood determination, budget realistically for insurance, and inspect for salt-driven wear before you fall for the location. The location is the reason to be here — the diligence is what keeps it from becoming an expensive surprise.
The location and the amenities are priced into every listing in Cresent Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
We work Northeast Florida's coastal markets deal by deal, and Crescent Beach is a place where that granular read matters. We will walk a property's water proximity, flood exposure, and condition with you honestly — and tell you plainly when a listing's location does not justify its condition, or vice versa.
Cresent Beach in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Cresent 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 Cresent Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cresent 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 Cresent Beach home worth?
Get a no-obligation home value based on real comparable sales in Cresent 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 Cresent Beach on the map →
Should you buy in Cresent Beach?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-08-30 |
| Historical depth | Closed-sale records back to 2005 (12 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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The real cost & risk here
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.