Matanzas Shores
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 9 closed sales in Matanzas Shores in St. Augustine, FL since 2014, the most recent in October 2024. 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 Shores sits at the south end of St. Johns County's coastal stretch, near St. Augustine, and price here is driven far more by condition, position, and proximity to the water than by any single going rate. Without a broad set of active comps to lean on, treat any list price as a starting hypothesis, not a settled number — the spread between an updated unit and a dated one in the same community can be wide.
For sellers, the message is to price to condition and let the coastal location carry the pitch rather than assuming the market pays a premium automatically. For buyers, patience and a hard look at what has actually sold recently matter more than reacting to a headline. This is a place where knowing the specific building, the specific lot, and the specific upgrades beats any generalization.
The 60-Second Overview
Matanzas Shores is a coastal community in St. Johns County near St. Augustine, where the appeal is location and lifestyle more than volume — inventory tends to be thin, so each listing has to be read on its own terms.
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.
Who Matanzas Shores is best for.
Best for
- Buyers prioritizing a coastal location near St. Augustine and willing to hold rather than flip
- Second-home or lifestyle buyers who value position over a bargain price
- Buyers ready to underwrite salt-air maintenance and insurance costs as part of the total budget
Probably not for
- Buyers needing a deep menu of comparable listings to negotiate against
- Buyers who want low-maintenance ownership and are averse to coastal upkeep
- Buyers counting on quick, high-liquidity resale in a small, low-turnover market
The market around Matanzas Shores
Matanzas Shores 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 Shores specifically. Momentum Research analysis of MLS records.
Matanzas Shores by the numbers
From county property records and closed MLS sales for the Matanzas Shores subdivision: 7 homes on record; built 1967–2002; typical size about 3,126 heated sq ft; 4 bedrooms is the median. Housing mix: single-family 85%, townhome 14%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2014 | 1 | $860,000 |
| 2016 | 1 | $1,400,000 |
| 2018 | 1 | $1,699,000 |
| 2019 | 1 | $883,000 |
| 2020 | 2 | $1,062,500 |
| 2024 | 1 | $5,750,000 |
Newest recorded sale: $5,750,000 on 2024-10-21.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
The Matanzas Shores buying strategy.
If we were buying in Matanzas Shores 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 Matanzas Shores.
What actually moves value here
The variables that matter most in Matanzas Shores are the ones you can see and touch: how close a home sits to the ocean, its exposure and orientation, the level of interior updating, and the state of the exterior and systems in a salt-air environment. Coastal homes carry maintenance realities — corrosion, wear, insurance considerations — and those show up in price faster than any broad market trend.
Because this is a smaller coastal pocket rather than a high-turnover subdivision, comparable sales can be sparse and dated. That puts a premium on interpreting the few relevant transactions correctly instead of averaging noise. A well-maintained, updated unit in the right position can command real attention; a deferred-maintenance property will sit until the price reflects the work it needs.
The location and the amenities are priced into every listing in Matanzas Shores. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a thin-inventory coastal community, the work is in the details — reading the true condition behind a listing, understanding the salt-air maintenance and insurance picture, and pricing to what actually sold rather than what someone hopes. We tell you when a Matanzas Shores property is worth chasing and when the number does not match the home, and we will say so plainly.
Matanzas Shores 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 Shores 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 Shores sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Matanzas Shores, 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 Shores home worth?
Get a no-obligation home value based on real comparable sales in Matanzas Shores, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Should you buy in Matanzas Shores?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-09-12 |
| Historical depth | Closed-sale records back to 2014 (9 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 local comps.
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