Matanzas Cut
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of ONE SOTHEBY'S INTERNATIONAL REALTY · via realMLS
As of October 2026, Matanzas Cut in St. Augustine, FL has 1 home for sale. As of October 2026, the MLS records 26 closed sales in Matanzas Cut in St. Augustine, FL since 2002, the most recent in January 2026. Across St. Augustine as a whole, 2,438 homes closed in the last 12 months at a median of $445,000, 48 median days on market, with 692 homes for sale today. At that median and St. Johns County's FY2025-26 rate of 13.47 mills, annual property tax runs about $5,990 ($5,480 with the full homestead exemption).
Matanzas Cut is a small St. Augustine community in St. Johns County, and the closing record here is thin — the kind of market where a single transaction moves the whole picture. When sales are this sparse, price is set less by a broad comparable set and more by the specific condition, lot, and finish of whichever home happens to be on the market. Treat any headline number as a data point, not a trend.
For a buyer, that means underwriting the individual home rather than leaning on neighborhood averages. For a seller, it means your pricing case has to be built deliberately — from the property itself and from comparable stock in the surrounding St. Augustine area — because there isn't enough local volume to lean on. In a low-count market, presentation and a defensible price do more work than momentum does.
Matanzas Cut 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 October 1, 2026. Confidence: Low (1 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 1, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Matanzas Cut is a small enclave within St. Augustine's St. Johns County market, with limited recent closing activity — a place where each individual home, and each sale, carries outsized weight in how value gets read.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Matanzas Cut. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Matanzas CutPhotos from realMLS listings in Matanzas Cut; content deemed reliable but not guaranteed.
Who Matanzas Cut is best for.
Best for
- Buyers targeting a particular St. Augustine home who will underwrite the property itself rather than lean on neighborhood averages
- Patient buyers comfortable waiting for the right listing in a low-inventory setting
- Buyers who value negotiating leverage over a deep, fast-moving market
Probably not for
- Buyers who need a wide set of recent comparables to feel confident on price
- Those wanting many active listings to tour and compare at once
- Buyers on a fixed timeline who can't wait for the right home to come available
The market around Matanzas Cut
Matanzas Cut is too small for its own price trend, so here is the market around it.
In ZIP 32080, 233 homes are on the market and 14% are under contract — a slower corner of St. Augustine.
Across St. Johns County, 1,952 homes are active and 794 pending (29% under contract).
ZIP and county figures describe the wider market, not Matanzas Cut specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Matanzas Cut
Live MLS inventory for Matanzas Cut. 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 Matanzas Cut listings as of 2026-10-01, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Life at Matanzas Cut
- Gated · reported on 2 of 2 listings
- Management - Off Site · reported on 1 of 2 listings
- Management - Full Time · reported on 1 of 2 listings
- Security Gate · reported on 1 of 2 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
- W. D. Hartley · Elementary
- Gamble Rogers · Middle
- Pedro Menendez · High
Zoned schools reflect the assignments reported on recent Matanzas Cut 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 Matanzas Cut address.
The Matanzas Cut buying strategy.
If we were buying in Matanzas Cut 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 Matanzas Cut.
A low-volume market reads differently
The defining feature here isn't a price tier or an amenity list — it's scarcity of data. With so few closings to work from, there's no reliable spread to point to and no clean trend line. That cuts both ways: it can mean genuine opportunity for a buyer who finds the right home, and it can mean patience for a seller waiting on the right match rather than a steady stream of showings.
Location does the heavy lifting in a market like this. St. Augustine and the broader St. Johns County area anchor demand, and a home's specifics — condition, lot, proximity to daily conveniences — matter more than any community-wide average. We'd rather describe this market honestly as one you evaluate house by house than pretend a handful of sales tells a full story.
The location and the amenities are priced into every listing in Matanzas Cut. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Thin markets are exactly where local judgment earns its keep. With few local closings to anchor a price, we build the case from the property itself and from comparable stock across the surrounding St. Augustine market — and we'll tell you plainly when the data isn't there to support a number. That candor protects buyers from overpaying and sellers from mispricing.
Matanzas Cut in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Matanzas Cut 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 Matanzas Cut sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Matanzas Cut, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Matanzas Cut home worth?
Get a no-obligation home value based on real comparable sales in Matanzas Cut, 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 Matanzas Cut on the map →
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.
14% 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 (2026-10-01).
Frequently Asked Questions
Is Matanzas Cut a buyer's or seller's market right now?
How many homes are in Matanzas Cut?
What share of Matanzas Cut is owner-occupied?
When were the homes in Matanzas Cut built?
Who is the best real estate agent for Matanzas Cut?
How do I find a top St. Augustine real estate agent who knows Matanzas Cut?
Can Momentum Realty connect me with an agent for Matanzas Cut?
Should you buy in Matanzas Cut?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 1, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32080)) |
| Under-contract shares | realMLS records, as of 2026-10-01 |
| Historical depth | Closed-sale records back to 2002 (26 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 local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Matanzas Cut fits the bigger picture — live prices, inventory, and Momentum Scores:
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