North Beach
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
North Beach sits on the coastal side of St. Augustine, and location is doing most of the pricing work here. The median sits at $917,000, with a median around $515 per square foot, which tells you the premium is tied to proximity to the water and lot position more than to any single home's finishes. Condition and exact placement drive a wide spread on either side of that median, so two homes of similar size can price very differently.
The market posture is measured, not frantic. A median of 39 days on market and a heat score of 60 point to steady, deliberate demand rather than a bidding-war environment, and year-over-year prices are off 1.7%, essentially flat. Buyers have room to underwrite carefully; sellers who price to the median and present a home well should transact, but they should not expect the market to reward an aspirational list price.
North Beach right now
🟡 Off the recent peak. The trailing-12-month median ($917K) is down 1.7% from the prior 12 months ($932K). With about 7 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 July 11. Confidence: Medium (18 and 6 sales in the two windows).
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Updated July 11, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
North Beach market snapshot (as of July 11, 2026): the median sale price is about $917K ($516 per sq ft over the trailing 12 months of closed sales), and a median 39 days on market for closed sales. The trailing-12-month median is down 2% from the prior 12 months, computed from record-level realMLS closed sales (18 closings in the current window).
North Beach is a coastal St. Augustine market in St. Johns County where price is dictated by water proximity and lot rather than volume — the closing count is thin, so each sale carries real weight in reading the trend.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 11 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($917K) IS the median in the snapshot above, and the move from 2025 ($932K) IS the -1.7% one-year change.
Windows contain 0 to 18 sales each (18 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.
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.
27% of homes for sale in ZIP 32084 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 (2026-07-10).
A thin, condition-driven coastal market
With only 18 closings in the window, North Beach is a low-volume market, and that matters more than any single statistic. In a market this thin, one atypical sale can swing the apparent median, so the 1.7% year-over-year dip is best read as flat rather than as a genuine downward trend. Trust the pattern across several comparable homes, not one headline number.
The 39-day median on market is honest for this price tier. Well-presented, correctly priced homes move; homes that lean on location alone while ignoring condition tend to sit. Because the dollar-per-square-foot figure is elevated, buyers scrutinize finishes and systems closely, and that scrutiny is where negotiation happens.
Why work with Momentum here
A low-volume coastal market rewards local judgment over broad averages. We read each comparable sale on its own terms — lot, water proximity, and condition — so you are not pricing off a median that a single unusual sale distorted. Whether you are buying or selling, that means a defensible number and a clear-eyed view of how long it should take.
North Beach in 15 seconds.
Tools for a North Beach buy.
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Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed North Beach sales matched to your home.
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Frequently Asked Questions
What is the median home price in North Beach?
How long do homes in North Beach take to sell?
Do cash buyers compete in North Beach?
Who is the best real estate agent for North Beach?
How do I find a top St. Augustine real estate agent who knows North Beach?
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Should you buy in North Beach?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | realMLS closed sales, 12-month windows ending July 11, 2026 |
| Under-contract shares | realMLS records, as of 2026-07-10 |
| Historical depth | Closed-sale records back to 2001 (102 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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