Oak Bluff
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 6 closed sales in Oak Bluff in St. Augustine, FL since 2005, the most recent in December 2023. Across St. Augustine as a whole, 2,670 homes closed in the last 12 months at a median of $453,314, 52 median days on market, with 685 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).
Oak Bluff sits in St. Johns County, in the St. Augustine market — an area where price tends to be driven less by a single headline number and more by condition, lot, and how a given home shows against its neighbors. Without a current pricing snapshot in hand, the honest read is that this is a location-first decision: you are buying into St. Johns County and the St. Augustine area before you are buying any one floor plan.
For buyers, that means the smart move is to anchor on what the community and its position actually offer rather than chasing a number. For sellers, it means presentation and condition carry real weight here — the homes that show clean and price to the current comps are the ones that move. We would rather walk you through live figures than repeat a stale one.
The 60-Second Overview
Oak Bluff is a St. Augustine community in St. Johns County. It trades on location and home condition, so the meaningful comparison is always against the specific homes on the market at the time you shop.
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 Oak Bluff is best for.
Best for
- Buyers prioritizing a St. Johns County location within the St. Augustine market
- Buyers willing to judge each home on its own condition rather than a headline price
- Buyers who want a broker to pull current, live listings before committing
Probably not for
- Buyers who need a fixed price range published before they will engage
- Buyers unwilling to weigh individual home condition into value
- Buyers set on a different county or a market outside St. Augustine
The market around Oak Bluff
Oak Bluff is too small for its own price trend, so here is the market around it.
In ZIP 32086, 173 homes are on the market and 20% are under contract — a steady corner of St. Augustine.
Across St. Johns County, 1,840 homes are active and 837 pending (31% under contract).
ZIP and county figures describe the wider market, not Oak Bluff specifically. Momentum Research analysis of MLS records.
Recent Developments in Oak Bluff
Development, infrastructure, retail, and school activity affecting Oak Bluff, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Planning board recommends denial of 21,920 home western expansion
The Palm Coast Planning Board voted 5 to 0 on July 15, 2026 to recommend denial of future land use and zoning map amendments for the Radiant Palm Coast westward expansion, which proposes up to about 21,920 homes across roughly 20,144 acres. Board members said they wanted more detail and coordination with the county and school district, and the City Council will make the final decision.
What it may mean for the marketA planning board recommendation to deny land use and zoning changes keeps a very large western residential expansion on hold, leaving the affected land west of the city in its current designation pending further review and a City Council decision. The site is about 3 miles southwest of Oak Bluff.
Source: Flagler County Buzz - June 2026Development
Palm Coast approves a 62,000-square-foot medical office building on Palm Harbor Parkway
Palm Coast also approved a two-story, 62,000-square-foot medical office building with 43 suites at 1195 Palm Harbor Parkway in June 2026. The developers project about 120 jobs when the building is fully leased.
What it may mean for the marketA new medical office complex adds healthcare capacity and professional jobs in Palm Coast, an amenity and employment factor that can support nearby housing demand. The site is about 6 miles east of Oak Bluff.
Source: FlaglerLive - June 2026Development
Palm Coast approves an 82,000-square-foot warehouse complex where Alleima will expand
Palm Coast approved a two-building, 82,000-square-foot warehouse complex on 7.5 acres at 5 Commerce Boulevard in June 2026. Manufacturer Alleima will occupy one building and add 30 to 50 employees, with the second building marketed to other industrial tenants.
What it may mean for the marketNew industrial space and manufacturing jobs in Palm Coast strengthen the local employment base, a factor that can support housing demand nearby. The site is about 7 miles southeast of Oak Bluff.
Source: FlaglerLive
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Oak Bluff buying strategy.
If we were buying in Oak Bluff 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 Oak Bluff.
The location and the amenities are priced into every listing in Oak Bluff. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
We work this corner of St. Johns County directly, so we can tell you what is actually listed in Oak Bluff, how it compares to the surrounding St. Augustine options, and whether a given home is priced to its condition. We would rather bring you the current numbers than lean on a snapshot — and we will tell you plainly when this is not the right fit.
Oak Bluff 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 Oak Bluff 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 Oak Bluff sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Oak Bluff, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Oak Bluff home worth?
Get a no-obligation home value based on real comparable sales in Oak Bluff, 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 →
Should you buy in Oak Bluff?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2005 (6 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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