Dumas Tract
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
In Dumas Tract, price is driven more by the individual home than by any published tier. At a median of $574,000 and roughly $493 per square foot, the numbers point to condition and quality of the individual property doing the heavy lifting rather than sheer size. This is a small St. Augustine pocket, and with only three closings in the window, each sale carries real weight in the snapshot.
The posture right now is patient. A median of 69 days on market says homes are not clearing overnight, and the year-over-year figure of 23.4% reflects meaningful movement, but on a thin sample you should read it as directional, not precise. For buyers, that means room to do diligence without panic. For sellers, it means condition and pricing discipline matter more than momentum.
Dumas Tract right now
🟢 Buyer-leaning market. 8.0 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 14, 2026. Confidence: Low (2 active and pending listings, 3 closed sales in 12 months).
🟢 Still climbing. The trailing-12-month median ($574K) is up 23.4% from the prior 12 months ($465K). With about 4 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 (3 and 3 sales in the two windows).
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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
Dumas Tract market snapshot (as of July 14, 2026): the median sale price is about $574K ($493 per sq ft over the trailing 12 months of closed sales), a median 69 days on market for closed sales, and 8.0 months of supply, a buyer-leaning market. The trailing-12-month median is up 23% from the prior 12 months, computed from record-level realMLS closed sales (3 closings in the current window).
Dumas Tract is a small St. Augustine enclave in St. Johns County where value tracks the specific home, not a neighborhood template. With a thin recent sales record, the market here rewards careful reading over headline stats.
The setting & the homes.
Aerial and on-site photos of Dumas Tract. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Dumas TractPhotos from realMLS listings in Dumas Tract; content deemed reliable but not guaranteed.
Who Dumas Tract is best for.
Best for
- Buyers comfortable around the mid-$500s who value a small St. Augustine location over selection
- Long-hold buyers who want quality finish and will pay the per-foot premium for it
- Buyers who can move deliberately in a balanced market without pressure to close fast
Probably not for
- Bargain hunters expecting to buy well below the median in a condition-driven market
- Buyers who need a broad set of active listings to compare
- Short-term flippers counting on fast resale and abundant comps
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 ($574K) IS the median in the snapshot above, and the move from 2025 ($465K) IS the +23.4% one-year change.
Windows contain 1 to 7 sales each (3 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.
27% 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 (2026-07-12).
Dumas Tract Market Scorecard
Dumas Tract is currently a buyer-leaning market. About 8.0 months of supply, a median asking price of $417,500, and homes go under contract in about 159 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 Dumas Tract
Live MLS inventory for Dumas 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 Dumas Tract listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Dumas 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 Dumas Tract buying strategy.
If we were buying in Dumas 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.
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.
Reading a thin market
The strongest signal in Dumas Tract is the price per square foot: near $493, it puts this pocket among the higher-priced-per-foot St. Augustine areas, which usually reflects location and finish rather than raw footage. Pair that with a $574,000 median and you get a market where the delta between a well-kept home and a dated one can be substantial. Expect a wide spread in condition, and price accordingly.
The other thing to respect is sample size. Three closings in the window and a median of 69 days on market mean comps are scarce and each data point moves the average. The 23.4% year-over-year change is real but should be treated as a trend indicator, not a guarantee. A market heat score of 54 lands this squarely in balanced territory — neither a runaway seller's market nor a fire sale.
The location and the amenities are priced into every listing in Dumas 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 Dumas 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 3 factors (5.7). Basis: Recent Direction +23.4% year-over-year; Liquidity & Demand 8.0 months of supply; Pricing Power 92.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Thin, condition-driven markets are where local judgment earns its keep. With so few recent closings, we build a value case from the specific home in front of you rather than leaning on a shallow comp set, and we set expectations around a market that is moving but not fast. That discipline protects buyers from overpaying and helps sellers price to actually transact.
Dumas 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 Dumas 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 Dumas Tract 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, 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 home worth?
Get a no-obligation home value based on real comparable sales in Dumas 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 Dumas Tract on the map →
Frequently Asked Questions
What is the median home price in Dumas Tract?
How long do homes in Dumas Tract take to sell?
Is Dumas Tract a buyer's or seller's market right now?
Do cash buyers compete in Dumas Tract?
Who is the best real estate agent for Dumas Tract?
How do I find a top St. Augustine real estate agent who knows Dumas Tract?
Can Momentum Realty connect me with an agent for Dumas Tract?
Should you buy in Dumas Tract?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Dumas 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 2009 (53 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.
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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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