Dumas Tract City
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of KELLER WILLIAMS REALTY ATLANTIC PARTNERS · via realMLS
Dumas Tract City is a small pocket within St. Augustine, and with a closings window this narrow there isn't a deep, statistically clean sales record to lean on. What that means in practice: price here is set less by a tidy comp set and more by the specific condition, lot, and location of the individual home in front of you. Two houses a block apart can trade very differently, and you should underwrite each one on its own merits rather than a neighborhood average.
For a buyer, the posture is patience and due diligence — thin recent data cuts both ways, so lean on inspection findings and property-level details instead of assuming a going rate. For a seller, that same thinness means pricing is a judgment call, not a formula; a sharp, evidence-based list price and a realistic read on condition will do more for you than hoping the last sale sets your number.
Dumas Tract City right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% 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 July 15, 2026. Confidence: Low (1 active and pending listings, 1 closed sales in 12 months).
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Updated July 15, 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 Dumas Tract City. Swipe to explore the community.
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Dumas Tract City
Dumas Tract City
Dumas Tract City
Dumas Tract City
Dumas Tract City
Dumas Tract CityPhotos from realMLS listings in Dumas Tract City; content deemed reliable but not guaranteed.
Who Dumas Tract City is best for.
Best for
- Buyers prioritizing an in-town St. Augustine location over a large, tract-style subdivision
- Buyers comfortable valuing a home on its own condition and lot rather than a neighborhood average
- Long-hold buyers who care more about proximity to St. Augustine than short-term market signals
Probably not for
- Buyers who need a deep, recent comp set to feel confident on price
- Buyers wanting a uniform, master-planned community with predictable pricing
- Buyers looking to move quickly without property-level due diligence
The market around Dumas Tract City
Dumas Tract City is a small community — 17 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32084, 319 homes are on the market and 27% are under contract — a steady corner of St. Augustine.
Across St. Johns County, 1,921 homes are active and 1,005 pending (34% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Dumas Tract City specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Dumas Tract City
Live MLS inventory for Dumas Tract City. 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 Dumas Tract City listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
The Dumas Tract City buying strategy.
If we were buying in Dumas Tract City 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 Dumas Tract City.
A property-by-property market
The value story in Dumas Tract City is condition-driven. Without a broad, recent run of comparable closings, there's no reliable range to quote, and anyone who hands you one is guessing. The honest approach is to price and value each home against its own bones — updates versus deferred maintenance, lot, and exact position within St. Augustine.
Location is the durable asset here: this is an in-town St. Johns County setting, close to the fabric of St. Augustine rather than a far-out subdivision. That proximity is what you're buying. Everything else — finishes, systems, square footage — should be verified in person and priced accordingly, because the neighborhood won't do the pricing work for you.
The location and the amenities are priced into every listing in Dumas Tract City. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small market with limited recent sales, generic pricing tools fall down and local judgment carries the weight. We underwrite these homes one at a time — condition, lot, and location within St. Augustine — and we'll tell you plainly when a listing's number isn't supported. That's more useful than a confident guess.
Dumas Tract City 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 Dumas Tract City 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 Dumas Tract City sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Dumas Tract City, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Dumas Tract City home worth?
Get a no-obligation home value based on real comparable sales in Dumas Tract City, 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 Dumas Tract City on the map →
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).
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.
Frequently Asked Questions
Is Dumas Tract City a buyer's or seller's market right now?
Do cash buyers compete in Dumas Tract City?
Who is the best real estate agent for Dumas Tract City?
How do I find a top St. Augustine real estate agent who knows Dumas Tract City?
Can Momentum Realty connect me with an agent for Dumas Tract City?
Should you buy in Dumas Tract City?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Dumas Tract City with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: July 14, 2026) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2021 (7 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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