Treaty Oaks
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Homes For Sale Right Now in Treaty Oaks
Live MLS inventory for Treaty Oaks. 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 · 42 daysTop listing
Active · 35 days
Active · 77 days
Active · 39 days
Pending · 21 daysActive and pending Treaty Oaks listings as of 2026-10-23, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Treaty Oaks, in St. Augustine (St. Johns County), closed 17 sales in the tracked window at a median price of $435,000, or about $201.60 per square foot. That's a modest volume of closings, and with zero active listings right now, there is nothing currently on the market to compare against — the numbers below reflect what recently sold, not what a buyer could walk into today.
Median days on market ran 44 — call it roughly six weeks — and the community's market-heat score sits at 38, on the cooler end of what we track. Prices are up 1.2% year over year, which reads as flat-to-slightly-firm rather than a market under pressure. Sellers here should price to the recent closed comps and expect a real marketing period rather than a quick turn; buyers should expect to wait for the right listing to surface given the current lack of inventory.
Figures in this note are as of July 14, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Treaty Oaks right now
🟢 Buyer-leaning market. 8.0 months of supply and 20% 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 October 23, 2026. Confidence: Medium (5 active and pending listings, 9 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($445K) is up 4.7% from the prior 12 months ($425K). With about 16 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 October 23. Confidence: Medium (9 and 12 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 23, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Treaty Oaks market snapshot (as of October 23, 2026): the median sale price is about $445K ($201 per sq ft over the trailing 12 months of closed sales), a median 15 days on market for closed sales, and 8.0 months of supply, a buyer-leaning market. The trailing-12-month median is up 5% from the prior 12 months, computed from record-level realMLS closed sales (9 closings in the current window).
Treaty Oaks is a community of 88 homes in St. Augustine, St. Johns County, built between 2017 and 2022 (median 2020), with a median living area of about 2,435 square feet. 74% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Treaty Oaks is an amenity community in St. Augustine, St. Johns County, with HOA-maintained grounds covering its clubhouse, pool, and fitness facilities — with zero active listings at the moment, the 17 recent closings are the clearest window into current pricing here.
The setting & the homes.
Aerial and on-site photos of Treaty Oaks. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Treaty OaksPhotos from realMLS listings in Treaty Oaks; content deemed reliable but not guaranteed.
Who Treaty Oaks is best for.
Best for
- Buyers targeting a median-priced home near $435,000 who can move quickly once a listing surfaces.
- Sellers who want to use amenity-community positioning (clubhouse, pool, fitness center) as part of their listing strategy.
- Anyone comfortable with a longer, roughly six-week marketing or search period rather than a fast close.
Probably not for
- Buyers who need to choose from active on-market inventory today — there is currently none listed.
- Anyone working against a hard, short deadline given the median 44-day time on market.
- Buyers or sellers expecting a rapidly appreciating market — the 1.2% year-over-year change is modest.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 23 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($445K) IS the median in the snapshot above, and the move from 2025 ($425K) IS the +4.7% one-year change.
Windows contain 1 to 65 sales each (9 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.
20% of homes for sale in ZIP 32086 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 (2026-10-20).
Treaty Oaks Market Scorecard
Treaty Oaks is currently a buyer-leaning market. About 8.0 months of supply, a median asking price of $527,500, and homes go under contract in about 42 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.
Treaty Oaks 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 contributors.
Life at Treaty Oaks
- Clubhouse · reported on 11 of 11 listings
- Pool · reported on 10 of 11 listings
- Playground · reported on 8 of 11 listings
- Fitness Center · reported on 7 of 11 listings
- Park · reported on 6 of 11 listings
- Maintenance Grounds · reported on 1 of 11 listings
- Jogging Path · reported on 1 of 11 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
How far is everything?
Everyday stops around Treaty Oaks are close: the nearest coffee is about 2 minutes away.
- Starbucks · Coffee2 min
- ZENSHI Handcrafted Sushi · Dining3 min
- Publix · Groceries4 min
- Treaty Oaks Marketplace · Shopping4 min
- Treaty Park · Parks6 min
- Encompass Health Rehabilitation Hospital · Health6 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- St. Johns County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Otis A. Mason Elementary SchoolFLDOE grade A · Public K-5
- R.J. Murray Middle SchoolFLDOE grade A · Public 6-8
- Pedro Menendez High SchoolFLDOE grade B · Public 9-12
- Treaty Oaks Preparatory AcademyFLDOE grade B · Public charter K-7
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year 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 Treaty Oaks address.
The Treaty Oaks buying strategy.
If we were buying in Treaty Oaks 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 Treaty Oaks.
What the closings tell us
Over the tracked window, Treaty Oaks recorded 17 closed sales at a median price of $435,000 and a median $201.60 per square foot. Year over year, pricing is up 1.2% — a modest gain, not a spike, and consistent with a community that is trading steadily rather than heating up.
The median 44 days on market and a market-heat score of 38 both point to a slower-moving process right now, and with active listings at zero, there is currently no on-market supply to gauge against those closed numbers. That combination — firm-but-flat pricing, longer time on market, and no current inventory — is worth factoring into any offer or listing-price strategy until new listings surface.
The location and the amenities are priced into every listing in Treaty Oaks. 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 Treaty Oaks 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 (6.0). Basis: Recent Direction +4.7% year-over-year; Liquidity & Demand 8.0 months of supply; Owner Commitment 74% owner-occupied; Pricing Power 96.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With zero active listings in Treaty Oaks at the moment, timing is everything — we track this community's closed sales and incoming listings closely so buyers can move the moment something surfaces, and sellers can price against the most current comps rather than stale data. We can also help verify which amenities (clubhouse, pool, fitness center, playground, park, jogging path, and maintenance grounds) apply to a specific address, since access and HOA terms should be confirmed directly with the HOA.
Treaty Oaks in 15 seconds.
HOA, CDD & Fees
- Has a CDD assessment
- HOA reported ~$770/year
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 Treaty Oaks 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 Treaty Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Treaty Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Treaty Oaks home worth?
Get a no-obligation home value based on real comparable sales in Treaty Oaks, 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 Treaty Oaks on the map →
Frequently Asked Questions
What is the median home price in Treaty Oaks?
How long do homes in Treaty Oaks take to sell?
Is Treaty Oaks a buyer's or seller's market right now?
How many homes are in Treaty Oaks?
What share of Treaty Oaks is owner-occupied?
When were the homes in Treaty Oaks built?
What schools serve Treaty Oaks?
Who is the best real estate agent for Treaty Oaks?
How do I find a top St. Augustine real estate agent who knows Treaty Oaks?
Can Momentum Realty connect me with an agent for Treaty Oaks?
Should you buy in Treaty Oaks?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Treaty Oaks with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 23, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending October 23, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32086)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2016 (165 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?
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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 local comps.
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See how Treaty Oaks fits the bigger picture — live prices, inventory, and Momentum Scores: