Matanzas Inlet Beach
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of ENGEL & VOLKERS ST AUGUSTINE · via realMLS
As of September 2026, Matanzas Inlet Beach in St. Augustine, FL has 1 home for sale. As of September 2026, the MLS records 28 closed sales in Matanzas Inlet Beach in St. Augustine, FL since 2005, the most recent in November 2025. Across St. Augustine as a whole, 2,663 homes closed in the last 12 months at a median of $453,314, 52 median days on market, with 688 homes for sale today. At that median and St. Johns County's FY2025-26 rate of 13.47 mills, annual property tax runs about $6,110 ($5,590 with the full homestead exemption).
Matanzas Inlet Beach sits at the southern edge of St. Johns County, where the Matanzas River meets the Atlantic near St. Augustine. Price here is set less by any list of comps and more by the specific site: proximity to the inlet and the water, elevation, condition, and whether a property carries direct beach or river access. That means valuations turn on the individual home rather than a tidy neighborhood average.
Our data window is narrow — a single closing period as of mid-2026 — so treat any read as directional, not statistical. For buyers, that argues for patience and a willingness to underwrite each property on its own merits. For sellers, it means pricing off the honest condition and access story of your specific parcel, not a headline figure that may not exist in enough volume to be reliable.
Matanzas Inlet Beach 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 September 12, 2026. Confidence: Low (1 active and pending listings, 1 closed sales in 12 months).
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Updated September 12, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
This is a small coastal pocket at the Matanzas Inlet in southern St. Johns County, closer in character to a river-and-ocean enclave than to St. Augustine's historic core. Inventory is thin and irregular, so what trades in any given stretch says more about the individual property than about a broad market trend.
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 Inlet Beach. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Matanzas Inlet Beach
Matanzas Inlet Beach
Matanzas Inlet Beach
Matanzas Inlet Beach
Matanzas Inlet Beach
Matanzas Inlet BeachPhotos from realMLS listings in Matanzas Inlet Beach; content deemed reliable but not guaranteed.
Who Matanzas Inlet Beach is best for.
Best for
- Coastal-focused buyers with the budget and patience to wait for the right inlet or river property
- Buyers seeking a second home or retreat near St. Augustine and willing to underwrite each site individually
- Investors comfortable with a niche, low-volume market where value hinges on location and condition
Probably not for
- Buyers who need a deep, comparable-rich market to price with confidence
- Anyone on a tight timeline expecting steady inventory and fast options
- Value-first buyers unwilling to absorb the insurance and elevation realities of a coastal site
The market around Matanzas Inlet Beach
Matanzas Inlet Beach is too small for its own price trend, so here is the market around it.
In ZIP 32080, 215 homes are on the market and 17% are under contract — a slower corner of St. Augustine.
Across St. Johns County, 1,876 homes are active and 834 pending (31% under contract).
ZIP and county figures describe the wider market, not Matanzas Inlet Beach specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Matanzas Inlet Beach
Live MLS inventory for Matanzas Inlet Beach. 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 Inlet Beach listings as of 2026-09-12, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
The Matanzas Inlet Beach buying strategy.
If we were buying in Matanzas Inlet Beach 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 Inlet Beach.
A site-driven coastal market
The defining feature is location: the inlet where the Matanzas River opens to the Atlantic. Value clusters around water access, views, elevation, and build quality, and those variables can swing widely from one property to the next. Because listings surface infrequently, a single sale is not a trend — it is a data point, and it should be weighed against the specific attributes of the home involved.
For anyone considering this area, the homework is on the property itself: flood zone and elevation, insurance implications of a coastal site, dune and shoreline exposure, and how access to the beach or river is deeded or shared. Those factors, more than any market average, will determine both what you pay and what the property does for you over time.
The location and the amenities are priced into every listing in Matanzas Inlet Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A thin, site-driven coastal market rewards local underwriting over blanket assumptions. We track St. Johns County closings as they happen, and in a place like Matanzas Inlet Beach we will tell you plainly when a single sale is guiding your expectations versus a real pattern — and when a property's coastal exposure changes the math on price, insurance, and resale.
Matanzas Inlet Beach 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 Inlet Beach 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 Inlet Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Matanzas Inlet Beach, 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 Inlet Beach home worth?
Get a no-obligation home value based on real comparable sales in Matanzas Inlet Beach, 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 all homes for sale in St. Augustine →
Recently off market in Matanzas Inlet Beach
Homes in Matanzas Inlet Beach that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 9108 A1A · off market
Matanzas Inlet Beach Market Scorecard
Matanzas Inlet Beach is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $995,000, and homes go under contract in about 154 days.
Typical home value in the 32080 ZIP is $540,647, about 18.8% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is Matanzas Inlet Beach a buyer's or seller's market right now?
Who is the best real estate agent for Matanzas Inlet Beach?
How do I find a top St. Augustine real estate agent who knows Matanzas Inlet Beach?
Can Momentum Realty connect me with an agent for Matanzas Inlet Beach?
Should you buy in Matanzas Inlet Beach?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Matanzas Inlet Beach with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: September 12, 2026) |
| Under-contract shares | realMLS records, as of 2026-09-12 |
| Historical depth | Closed-sale records back to 2005 (28 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.
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See how Matanzas Inlet Beach fits the bigger picture — live prices, inventory, and Momentum Scores: