Dancy Tract
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Dancy Tract prices are driven more by condition and individual lot than by any uniform product type. The median sits at $257,500, or about $253 per square foot, and the spread around that figure tends to be wide because what sells here varies from parcel to parcel. Treat the median as a reference point, not a ceiling or a floor.
Market posture right now is slow and deliberate. With a median of roughly 90 days on market and a heat score of 35, this is not a place where listings move on the first weekend. Sellers should price to the condition of the actual home and plan for a longer marketing window; buyers generally have room to inspect, negotiate, and walk away without pressure.
Dancy Tract right now
🟡 Balanced market. 3.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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 July 14, 2026. Confidence: Low (1 active and pending listings, 4 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($258K) is up 5.1% from the prior 12 months ($245K) and up 210% since 2012. With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level realMLS closed sales, 12-month windows ending July 14. Confidence: Low (4 and 6 sales in the two windows).
What's unique here: the median sale price is about 48% below the typical St. Johns County sale ($258K vs $499K, trailing 12 months, realMLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 14, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Dancy Tract market snapshot (as of July 14, 2026): the median sale price is about $258K ($253 per sq ft over the trailing 12 months of closed sales), a median 90 days on market for closed sales, and 3.0 months of supply, a balanced market. The trailing-12-month median is up 5% from the prior 12 months and up 210% since 2012, computed from record-level realMLS closed sales (4 closings in the current window).
Dancy Tract is a St. Augustine pocket in St. Johns County where value is condition-driven rather than cookie-cutter, and the pace favors patient decisions on both sides of the table.
The setting & the homes.
Aerial and on-site photos of Dancy Tract. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Dancy TractPhotos from realMLS listings in Dancy Tract; content deemed reliable but not guaranteed.
Who Dancy Tract is best for.
Best for
- Buyers targeting a St. Johns County address around the mid-$250s who value negotiating leverage
- Patient buyers comfortable with a longer search and a slower close
- Renovation-minded buyers who can read condition and price accordingly
Probably not for
- Buyers who need to close quickly on a tight relocation timeline
- Buyers who want uniform, move-in-ready product with predictable pricing
- Buyers relying on rapid resale rather than a longer hold
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 14 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($258K) IS the median in the snapshot above, and the move from 2025 ($245K) IS the +5.1% one-year change.
Windows contain 3 to 16 sales each (4 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.
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.
28% of homes for sale in ZIP 32084 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 (2026-07-18).
Dancy Tract Market Scorecard
Dancy Tract is currently a balanced market. About 3.0 months of supply, a median asking price of $405,000, and homes go under contract in about 64 days.
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.
Homes For Sale Right Now in Dancy Tract
Live MLS inventory for Dancy Tract. 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 and pending Dancy Tract listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Dancy Tract 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.
The Dancy Tract buying strategy.
If we were buying in Dancy Tract 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 Dancy Tract.
A slow-moving market that rewards patience
The numbers tell a consistent story. Prices are up 5.1% year over year and about 210% since 2012, so this area has participated in the broader St. Johns County run-up over the long haul. The recent gain is modest, and past movement is history, not a forecast.
At the same time, the median days on market near 90 and a low heat score of 35 point to a market with real breathing room. Closings in the current window are thin, which means individual sales carry a lot of weight and comps deserve close scrutiny. This is a market where careful pricing and honest condition assessment matter more than momentum.
The location and the amenities are priced into every listing in Dancy Tract. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Dancy Tract buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 4 factors (7.5). Basis: Long-Term Appreciation +210% since 2012; Recent Direction +5.1% year-over-year; Liquidity & Demand 3.0 months of supply; Pricing Power 93.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this thin and this slow, a handful of sales set the tone, so we read each comp on its own condition and lot rather than leaning on a headline median. We will tell you when a listing is priced to its home and when it is priced to a wish, and we will build a marketing timeline that matches a roughly 90-day reality instead of pretending it away.
Dancy Tract 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 Dancy Tract 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 Dancy Tract sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Dancy Tract, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Dancy Tract home worth?
Get a no-obligation home value based on real comparable sales in Dancy Tract, 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 Dancy Tract on the map →
Frequently Asked Questions
What is the median home price in Dancy Tract?
How long do homes in Dancy Tract take to sell?
Is Dancy Tract a buyer's or seller's market right now?
Do cash buyers compete in Dancy Tract?
Have Dancy Tract home prices gone up?
Who is the best real estate agent for Dancy Tract?
How do I find a top St. Augustine real estate agent who knows Dancy Tract?
Can Momentum Realty connect me with an agent for Dancy Tract?
Should you buy in Dancy Tract?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Dancy Tract with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: July 14, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending July 14, 2026 |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2005 (155 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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