Lions Gate
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of PONTE VEDRA CLUB REALTY, INC. · via realMLS
Lions Gate sits in St. Augustine, St. Johns County, and with only a two-closing window to read as of mid-2026, the price signal here is thin. When sales are this sparse, no single closing defines the market — condition, lot, and updates on the individual home drive the number far more than any neighborhood-wide trend. Treat any one comp as a data point, not a rule.
For a seller, that means pricing off the specific merits of your home rather than a broad community average, and expecting buyers to scrutinize condition closely. For a buyer, it means patience and a willingness to underwrite each property on its own — the shallow recent-sales record rewards those who look hard at what they are actually getting.
Lions Gate right now
🟡 Balanced market. 6.0 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 15, 2026. Confidence: Low (1 active and pending listings, 2 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
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 Lions Gate. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Lions GatePhotos from realMLS listings in Lions Gate; content deemed reliable but not guaranteed.
Who Lions Gate is best for.
Best for
- Buyers comfortable underwriting a specific home on its own merits rather than leaning on neighborhood averages
- Patient buyers who can wait for the right property in a low-inventory setting
- Sellers with a well-maintained or updated home willing to price on condition
Probably not for
- Buyers who need a large recent-sales record to feel confident about value
- Anyone wanting fast, high-volume market activity and quick turnover
- Sellers hoping to lean on a broad community price trend rather than their home's specifics
The market around Lions Gate
Lions Gate is a small community — 29 recorded sales on file, most recently in 2025 — too few for its own price trend. Here is the market around it.
In ZIP 32080, 220 homes are on the market and 20% 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 Lions Gate specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Lions Gate
Live MLS inventory for Lions Gate. 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 Lions Gate listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Lions Gate 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.
Life at Lions Gate
- Gated · reported on 2 of 3 listings
- Pool · reported on 2 of 3 listings
- Security Gate · reported on 1 of 3 listings
- Clubhouse · reported on 1 of 3 listings
- Management - Off Site · reported on 1 of 3 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- St. Johns County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- R. B. Hunt · Elementary
- Sebastian · Middle
- St. Augustine · High
Zoned schools reflect the assignments reported on recent Lions Gate listings 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 Lions Gate address.
The Lions Gate buying strategy.
If we were buying in Lions Gate 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 Lions Gate.
Reading a thin market
With a narrow closings window, Lions Gate does not give you the deep comp set that larger communities do. That is not a knock on the neighborhood — it is a reminder that value here is condition-driven, and that a single recent sale can skew how the market looks without telling you much about your specific house.
The practical takeaway is to weight the physical property over the headline. Updates, layout, lot position, and overall condition will carry more of the price conversation than any assumed baseline. Both sides benefit from doing the granular work rather than leaning on averages that the sample size cannot really support.
The location and the amenities are priced into every listing in Lions Gate. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume community like Lions Gate, the difference between a good and a bad decision is the analysis, not the listing count. We read each closing in context, price and underwrite on the merits of the actual home, and tell you plainly when the data is too thin to support a confident number. That candor is the point.
Lions Gate 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 Lions Gate 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 Lions Gate sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lions Gate, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lions Gate home worth?
Get a no-obligation home value based on real comparable sales in Lions Gate, 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 Lions Gate on the map →
19% of homes for sale in ZIP 32080 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 Lions Gate a buyer's or seller's market right now?
Do cash buyers compete in Lions Gate?
Who is the best real estate agent for Lions Gate?
How do I find a top St. Augustine real estate agent who knows Lions Gate?
Can Momentum Realty connect me with an agent for Lions Gate?
Should you buy in Lions Gate?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Lions Gate 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 2008 (23 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.
Looking to buy here? Search homes for sale →
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