Ocean Gallery Homes for Sale in St. Augustine Beach / Butler Beach, FL
Gated beach condominium community · St. Augustine Beach, Anastasia Island · ZIP 32080
A 24-hour-gated beach condo community on A1A South: pools, perks, and an on-site vacation-rental program.
24-hour staffed gateBeach access and perksEstablished rental program
Live Market Pulse
48/100 Momentum
Buyer-Leaning Market
An amenity-and-rental-driven beach condo market where the building's reserves, the floor, and the all-in monthly set value; the association's health is the diligence.
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Unlock Off-Market Ocean Gallery
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
Built fromLive realMLS data14 years of closingsLocal renovation analysisUpdated twice daily
LiveMarket PulserealMLS
$561K
Median Price
15mo
Supply
92days
Avg DOM
Soft
Seller Leverage
$455/sf
Median $/Sqft
+17%
1-Yr Price Change
0now
Distress
Jon's Current Read
"Ocean Gallery is an amenity-and-rental play on Anastasia Island: a large, 24-hour-gated beach condo community with multiple pools, tennis, signature beach perks, and an established on-site vacation-rental program. The read on any unit is the building's reserves and budget, the floor, and the all-in monthly with the master and building fees, not just the list price, because the association's financial health is the central question. The value is a gated beach address with deep amenities and rental flexibility; the watch items are the lender condo-project review, the owner-occupancy mix, and beach and insurance exposure."
Jon Brooks, founder, Momentum Realty · Updated June 2026
The 60-Second Overview
Ocean Gallery market snapshot (as of June 14, 2026): the median sale price is about $561K ($455 per sq ft), with homes averaging 92 days on market and 15.0 months of supply, a buyer-leaning market. Values are up 17% over the past year and up 46% since 2017, based on 4 recent closings in live realMLS data.
Ocean Gallery is a large, amenity-rich condominium community on A1A South on Anastasia Island in St. Augustine Beach, ZIP 32080, St. Johns County, with a 24-hour staffed gate funded through the master association and roving community-service personnel.
The community is known for its perks: complimentary beach chairs and umbrellas, cruiser bikes to borrow, multiple pools, and tennis, a deep amenity set for a beach condo. The gate off A1A South is manned around the clock, a real differentiator on the island.
Vacation rentals are an established part of the community, with an on-site program booking stays from two nights through monthly and roughly 200 units participating. That rental mix shapes the owner-occupancy picture, the lender condo-project review, and daily life, so confirm the current rules against your goal.
The read on any unit is the building's reserves and budget, the floor, and the all-in monthly with the master and building fees, not just the list price. The value is a gated beach address with deep amenities and rental flexibility; the diligence is the association's financial health.
Quick Match
Who Ocean Gallery is best for.
Best for
Second-home and income buyers who want a gated beach condo
Buyers who want deep amenities and a 24-hour gate
Investors who want an established on-site rental program
Buyers who want beach access with perks at the door
Probably not for
Buyers who want a single-family home or a yard
Buyers who want a quiet, owner-occupant-only building
Buyers who want new construction
Buyers uncomfortable with beach-condo reserve and insurance risk
Market Pulse
How Ocean Gallery is performing right now
48/100 momentum
Buyer-Leaning Market
Seller's marketBalancedBuyer's market
15Months of supplytight
71Median days on marketdays
2 : 5Under contract vs for salestrong demand
4Sold in last 12 monthsliquidity
+46%Median price since 2017appreciation
-3%Asking vs recent sold $/sqftroom to negotiate
Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.
Live from realMLS, as of June 14, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Ocean Gallery listings and the trailing twelve months of closed sales.
8.6A- score
Momentum intelligence
Momentum buy score
Our proprietary read on how a home in Ocean Gallery buys, holds, and resells. See the five factors.
Homes For Sale Right Now in Ocean Gallery
Live MLS inventory for Ocean Gallery. 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.
No CDD bond means thousands less per year than newer master plans.
Typical CDD community~$2,500/yr
Ocean Gallery (no CDD)$0/yr
Roughly $25,000 saved over 10 years in carrying cost, before resale.
Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.
Schools
15-Second Take
St. Johns County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby
Ocean Gallery is served by St. Johns County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.
What is actually shaping value at Ocean Gallery: major beach restoration investment along the St. Johns County coast and continued growth around St. Augustine. The development items are sourced and linked.
Recent Developments in Ocean Gallery
Development Intelligence
Our read on what is being built around Ocean Gallery, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Net OutlookBullishBeach investment and St. Augustine demand point up; the watch items are the association's reserves and beach insurance.
St. Johns County coastal restoration funded
2025-26
BullishMajor impact
SignificanceRadius: Coastline
More than $70 million in dual beach-restoration projects along the county coast supports storm protection for beach property.
24-hour gated beach amenities
Ongoing
BullishMajor impact
SignificanceRadius: Community
A staffed gate, pools, tennis, and signature beach perks are a deep amenity set that supports demand.
Established on-site rental program
Ongoing
BullishNotable impact
SignificanceRadius: Community
An on-site vacation-rental program with roughly 200 units supports investor and second-home demand.
St. Augustine growth and tourism
2025
BullishNotable impact
SignificanceRadius: Area
Continued development and steady tourism around St. Augustine support beach-condo demand.
Beach reserves and insurance
Ongoing
NeutralMajor impact
SignificanceRadius: Community
Under current Florida rules, the reserve study and master insurance are central diligence on a beach community.
Owner-occupancy and rental mix
Ongoing
NeutralNotable impact
SignificanceRadius: Community
The rental mix shapes the lender condo-project review and daily life; confirm the rules.
Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.
Development, infrastructure, retail, and school activity affecting Ocean Gallery, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
Showing the latest, scroll for all updates ↓
June 2025
Coastal
More than $70M in dual St. Johns beach projects advance
Reporting detailed more than $70 million in beach-restoration projects launching along the St. Johns County coast, including the St. Augustine area. Why it matters: Sustained public investment in the beaches reinforces demand for beach-condo communities like Ocean Gallery. Source
December 2025
Growth
Regional development update around St. Augustine
Year-end reporting outlined new retail, grocery, and hospitality projects across St. Johns County around St. Augustine. Why it matters: Sustained county growth supports the demand base for St. Augustine Beach property. Source
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 Strategy
The Ocean Gallery buying strategy.
If we were buying in Ocean Gallery, this is the order of operations we would run, and the one we run for our clients.
1
Get the condo and master-association documents first. The budgets, reserves, and any pending assessment are the real diligence.
2
Read the master insurance policy and the beach wind-and-flood placement, then size your HO-6.
3
Have the lender condo-project conversation early, given the rental mix.
4
Confirm the rental rules and the on-site program terms against your goal.
5
Underwrite the unit's floor and proximity to the beach and pools.
The Quick Decision
Best Buy
An updated unit near the beach and pools in a building with funded reserves
Biggest Risk
An underfunded association or unfavorable beach insurance placement
Best Lot
A higher floor and a position near the beach and pools over an interior unit
Smart Timing
Move when a well-documented unit lists; gated beach condos stay in demand
Deep-Dive Intelligence
The full read, only if you want it.
The takeaway
On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.
Community Details at a Glance
The Homes
Product
Condominium units in a large gated beach community on A1A South
Setting
Anastasia Island, St. Augustine Beach
Amenities
24-hour gate, multiple pools, tennis, and signature beach perks
Status
Resale; an established on-site vacation-rental program
Costs & Fees
Fees
Master association plus building fees; confirm the budgets and reserves
CDD
None
Insurance
Association master policy plus your HO-6; review beach placement
Amenities
24-hour gate
Manned around the clock off A1A South
Pools and tennis
Multiple pools and tennis courts
Beach perks
Complimentary chairs, umbrellas, and cruiser bikes
Beach access
Steps to the Anastasia Island shoreline
Location
Setting
A1A South, St. Augustine Beach, Anastasia Island, ZIP 32080
Historic St. Augustine
A short drive over the bridge
Beach
Direct island beach access
I-95
About 20 to 25 minutes west
The Homes & Style
Ocean Gallery is condominium living in a large, gated beach community rather than detached homes. Units range across the community's buildings, and the floor, the proximity to the beach and pools, and the renovation level drive the spread more than the plan.
Because it is a condominium, the building and the position matter as much as the unit. A higher floor and a spot near the beach and the pools hold value, and updated units outprice original ones. Treat the master and building budgets and the reserves as part of the home, not a footnote, because on a beach community they drive the carrying cost and the assessments.
Living Here
Daily life at Ocean Gallery leans on the amenities: a 24-hour staffed gate, multiple pools, tennis, and signature perks like complimentary beach chairs and umbrellas and cruiser bikes to borrow. The community runs as a mix of owner-occupants, second-home owners, and short-stay guests through the on-site rental program.
The location is the island: steps to the St. Augustine Beach shoreline, a short drive over the bridge to historic downtown St. Augustine, and about twenty to twenty-five minutes to I-95. The beach setting also means wind and flood insurance and the master policy are part of every conversation here.
Before You Offer
On a large gated beach condominium, the diligence is the associations and the documents:
Get the master and building budgets, reserve studies, and any pending assessment.
Read the master insurance policy and the beach wind-and-flood placement; size your HO-6.
Have the lender condo-project conversation early, given the rental mix.
Confirm the rental rules and the on-site program terms against your goal.
Verify the fee structure, master plus building, and what each covers.
Underwrite the unit's floor and proximity to the beach and pools.
Read the all-in monthly, mortgage plus all fees, before you offer.
How Ocean Gallery Compares
The realistic cross-shop is other St. Augustine-area coastal communities:
A suburban master plan for buyers who want a yard and amenities off the beach.
Ocean Gallery wins on a gated beach address with deep amenities, a 24-hour gate, and an established rental program. It concedes a detached home and asks buyers to underwrite a large beach association. If you want a single-family home, shop the comparisons.
Who It Fits
Ocean Gallery fits if you want
A gated beach condo with deep amenities
A 24-hour gate and signature beach perks
An established on-site rental program
Beach access with perks at the door
A second home or an income unit
Consider elsewhere if you want
A single-family home or a yard
A quiet, owner-occupant-only building
New construction
To avoid beach-condo reserve and insurance risk
The lowest carrying cost
Ocean Gallery Homes For Sale
What your money buys in Ocean Gallery.
The takeaway
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Ocean Gallery today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
The Entry
$450K to $520K
Original-finish interior units, the most attainable way into the gated beach community, where reserves and renovation upside drive the spread.
Lowest entry
The Core
$520K to $615K
Updated units near the pools or the beach, the heart of this amenity-rich market.
Most inventory
The Top
$615K to $615K
Renovated, higher-floor units closest to the beach, which command the top of the community.
Strongest resale
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
$450K to $520K
The Entry
Original-finish interior units, the most attainable way into the gated beach community, where reserves and renovation upside drive the spread.
$520K to $615K
The Core
Updated units near the pools or the beach, the heart of this amenity-rich market.
$615K to $615K
The Top
Renovated, higher-floor units closest to the beach, which command the top of the community.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Operator Intelligence
Renovation & Resale Intelligence
The factors that actually move value in Ocean Gallery, condition, lot, and the renovation math, read from current listings and recent sales.
15-Second Take
Renovation math decides the deal
Better lots and views resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay
Proprietary Data
The renovation premium.
Renovated-listing inventory in Ocean Gallery is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
Unit Value
The unit premium.
In a condo the value the market gives back at resale is set by the unit, not a lot: the floor, the view line (direct versus partial), and the exposure. The interior can be renovated, but the floor and view cannot, so higher floors and better views hold their value better. How much more they command varies by building, line, and condition, which is why we read it unit by unit against real comparable sales rather than a single headline figure.
Operator Note
Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.
Resale Strength Scorecard
How well Ocean Gallery holds value.
Our read on the factors that protect resale here, and the one to manage.
Gated beach address with deep amenitiesStrong
24-hour staffed gate and signature perksStrong
Established on-site rental programPositive
Renovation upside on original unitsPositive
Beach reserves and insuranceManage it
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
Operator Note
The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.
5 Mistakes Buyers Make in Ocean Gallery
15-Second Take
Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Underbudgeting the carrying costs
Skipping the roof, HVAC, and systems check
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1
Calling the listing agent
The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.
2
Misjudging the renovation math
A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.
3
Overpaying for an interior lot
A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.
4
Underbudgeting the carrying costs
Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.
5
Skipping the systems check
An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.
“
The gate, the perks, and the beach come with the address. The deal is won on the building's reserves, the floor, and the all-in monthly.
Jon Brooks · Founder, Momentum Realty
Momentum Intelligence
Momentum Buy Score.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
7.8B+ · Buy Score
Resale Strength7.8/10
Renovation Risk6.8/10
Location Efficiency8.8/10
Long-Term Defensibility7.8/10
Carrying Cost Advantage6.4/10
Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.
Momentum Housing Intelligence
Why our read on Ocean Gallery is different.
Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live realMLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.
Live realMLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates
Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.
Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.
Value ($/sqft)
$261 value$401 premium
Fill = price per square foot; ring = by realized $/sqft per unit. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from realMLS; for orientation, not an appraisal.
15-Second Take
Floor and beach proximity drive value most
The building's reserves matter as much as the unit
Updated units outprice original ones
Position cannot be changed, finishes can
Read the budgets and reserves before the finishes
In a beach condominium community, the durable part of your money is position and the building, not finishes. A higher floor and proximity to the beach and pools command and hold a premium over an interior unit. Because this is a large beach community, the reserve study, the budgets, and the master insurance matter as much as the unit. Read the building's financial picture and the position first, then price the renovation level against it.
The 15-Second Verdict
Ocean Gallery in 15 seconds.
Best forBuyers who want a gated beach condo with deep amenities and rental flexibility.
Biggest advantageA 24-hour gate and signature beach perks with an established rental program.
Biggest riskThe association's reserves and beach insurance on a large community.
Sweet spotAn updated unit near the beach and pools in a well-funded building.
Avoid ifYou want a single-family home, an owner-only building, or new construction.
Fees, the Gate & the Beach Community
15-Second Take
Master plus building fees fund the gate and perks
24-hour staffed gate, multiple pools, tennis
Beach community: reserves and insurance are the diligence
On-site vacation-rental program, ~200 units
Read the all-in monthly and the budgets
Fees run through a master association and the individual condo budgets; the master funds the 24-hour gate, the pools, the perks, and the grounds. Confirm the current master and building amounts, the budgets, and the reserves. The reserve study and master insurance are essential on a beach community.
The 24-hour staffed gate, multiple pools, tennis, the beach perks, grounds, and building exterior maintenance, funded through the master and building fees. The master policy covers the buildings; your HO-6 covers the interior and contents.
Amenities are funded through the associations and included for residents; there is no separate country club. The pools, tennis, gate, and beach perks are the package.
Gate24-hour staffedManned around the clock off A1A South, funded through the master association.
PerksChairs, umbrellas, bikesComplimentary beach chairs and umbrellas and cruiser bikes to borrow, plus pools and tennis.
RentalsOn-site program, ~200 unitsStays from two nights through monthly; confirm the current rules and terms.
InsuranceMaster + HO-6Beach wind and flood placement makes the master policy a first-order question.
CDDNoneNo Community Development District assessment on this property.
Run Your Numbers
Tools for a Ocean Gallery buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.
Selling in Ocean Gallery
Sell the gate, the perks, the beach, and a funded reserve study, not the Zestimate.
If you are selling in Ocean Gallery, the right list price comes from the comps in this specific community, matched to the floor and beach proximity, against the association's reserves, not an automated estimate.
Momentum listings (YTD)
97.98%
Sold-to-list ratio across the Jacksonville metro for our agents, sellers keeping more of their price.
Market average (YTD)
96.73%
The broader metro average sold-to-list ratio over the same period.
Momentum days on market
64 days
Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.
Market days on market
72 days
The broader metro median over the same period.
Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.
In Ocean Gallery, condition and view decide your number
Because buyers here are weighing your home against renovated comps and cross-shopping Sea Colony, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.
What is your Ocean Gallery home worth?
Get a no-obligation home value based on real comparable sales in Ocean Gallery matched to your condition, lot, and view, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
Price History: What Homes Here Have Actually Sold For
Median sale prices in Ocean Gallery year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.
How much local inventory is already under contract
19% 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 (2026-06-23).
Ocean Gallery Market Scorecard
Strong buyer's market
Ocean Gallery is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $590,000, and homes go under contract in about 80 days.
12.0
Months supply
$590,000
Median list
$561,000
Median sold
$481
Per sqft
80
Days on mkt
4/2/4
Active/Pend/Sold
Typical home value in the 32080 ZIP is $537,142, about 18.6% above the Florida norm (Zillow Home Value Index).
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 the gate really staffed 24 hours, and what does that change?
Yes, the entrance off A1A South is manned around the clock, funded through the master association, and backed by roving community-service personnel on the grounds. Practically, it changes three things: arrivals are checked in (including rental guests, who sign a conduct agreement), vehicles carry passes, and the property stays orderly even in peak season. It is the single biggest differentiator between Ocean Gallery and the unmanned-gate or open complexes up and down A1A, and it is priced into both the fees and the resale values, deservedly.
Are the beach chairs, umbrellas, and cruiser bikes real, and current?
They have been a signature Ocean Gallery perk for years, complimentary chairs and umbrellas at the beach and cruiser bikes to borrow, and they are referenced in current listing and community materials. Amenity programs are association decisions that can change, so we confirm the current perks, hours, and any Vista-only restrictions as part of the document review rather than promising them forever. The two beach walkovers, the five pools, and the courts are the durable, deeded core.
Can I rent my unit short-term, and do I have to use the on-site office?
Vacation rentals are an established part of the community: the on-site program books stays from two nights through monthly, and roughly 200 units participate, while other owners use outside managers or self-manage. You are not obligated to use the on-site office, but its desk, housekeeping, and repeat-guest base are genuine advantages worth pricing against third-party commission schedules. Rental rules live in the specific association's documents and the master rules and can be amended, so we confirm minimum stays, registration, and program terms in writing before you buy.
What is the difference between buying in the Vistas and the Villages?
The Vistas are the four three-story oceanfront/ocean-view elevator buildings on the dune: bigger plans, the views, Vista-only amenities, the top price tier, and the heavier milestone/SIRS diligence load of taller coastal construction. The Villages are the three garden sections of one- and two-bedroom condos around their own pools and lagoons: lower buy-in, the same gate and perks, and a short walk to the walkovers instead of a front-row seat. Each cluster has its own condo association, budget, and reserve story, so the right comparison is association-by-association, not just view-by-view.
Where is Ocean Gallery located?
Ocean Gallery is at 4600 A1A South on the Butler Beach stretch of Anastasia Island, in unincorporated St. Johns County, Florida (ZIP 32080), just south of the City of St. Augustine Beach. The Publix at Anastasia Plaza is about 1.5 miles away, the St. Johns County Pier and A1A Beach Boulevard restaurants are roughly a 5-10 minute drive north, and downtown St. Augustine is about 8 miles, roughly 16 minutes.
How big is Ocean Gallery?
It is Anastasia Island's largest condominium community: 418 condominiums plus 21 single-family homes on roughly 42 landscaped acres, built in phases from 1983 with the final phase completed in 1988. The property splits into four oceanfront/ocean-view Vista buildings and three garden Village sections, each Village with its own pool and lagoon.
Is Ocean Gallery really gated 24 hours a day?
Yes. The entrance off A1A South is staffed around the clock, funded through the master property owners association, and backed by uniformed community-service personnel who rove the grounds. It is the only large-scale 24-hour manned-gate beach community on Anastasia Island and the property's single biggest differentiator.
What are the Vistas and the Villages?
The Vistas are the four oceanfront and ocean-view buildings on the dune: Pacifica, Aegean, Caribe, and Premiere Vista, three-story elevator buildings of two- and three-bedroom single- and two-level plans, with certain Vista-only pool and amenity access. The Villages are three garden sections, Del Prado (north), Del Lago (center), and Las Palmas (south), of one- and two-bedroom plans wrapped around their own pools and lagoons, a short walk from the two beach walkovers.
What do Ocean Gallery condos cost in 2025-2026?
In spring 2026 the active Village inventory ran roughly $430,000 to $629,000, nearly all two-bedroom plans of about 1,098-1,156 square feet, with pool/lagoon positions and renovation level driving the spread. Oceanfront and ocean-view Vista units trade higher and so rarely that each should be comped individually; the largest plans on the property run to roughly 2,580 square feet. We pull true closed comps by tier and position before any client offers.
What are the condo fees and what do they include?
There are two layers: your individual condo association's dues (recent listing data has referenced figures in the rough $600+/month range, varying by association) plus a master property-owners-association charge billed semi-annually (around $1,800 per half-year has appeared in listing remarks). Together they fund the manned gate, the shared campus, building insurance, exterior maintenance, and the amenities, with specifics varying by association. Confirm both current budgets in writing for the exact unit; fees move with every insurance renewal.
Is there a CDD at Ocean Gallery?
No. There is no community development district assessment; the entire cost story lives in the master and condo association budgets, which is why reading those documents, including the reserve studies and insurance renewals, is the core diligence here.
What about milestone inspections and SIRS on these 1980s buildings?
The Vista buildings are three-story coastal construction, which puts them inside Florida's milestone-inspection regime (starting at 25 years for buildings within three miles of the coast in this jurisdiction) and the structural-integrity-reserve-study requirement that owner-controlled associations were to complete by the end of 2025. The right questions are what the reports found, how reserves are being funded in response, and what that means for fees and assessments over the next five years. We pull each relevant association's reports, reserve schedule, and minutes on every purchase we represent.
Has Ocean Gallery had special assessments?
Owners have referenced smaller targeted capital assessments in recent years, including a garage-related assessment of roughly $500 that appeared in 2024 owner discussions, and forty-year-old coastal buildings will keep generating capital projects. Verify the assessment history and current status on the specific unit and association, and read the reserve study for what comes next, before you offer.
Are the free beach chairs, umbrellas, and cruiser bikes real?
Yes, complimentary beach chairs, umbrellas, and cruiser bikes for owners and guests have been a signature Ocean Gallery perk for years and are referenced in current community and listing materials. Amenity programs are association decisions that can change, so we confirm the current perks and any Vista-only restrictions during the document review.
Can I do short-term vacation rentals at Ocean Gallery?
Vacation rentals are an established part of the community: roughly 200 of the 418 condos participate in the on-site rental program, which books stays from two nights through weekly and monthly, and owners can also use outside managers or self-manage. Rental rules live in the specific association's documents and the master rules and can be amended, and the property sits in unincorporated St. Johns County, so the county's vacation-rental framework applies. We confirm the current minimum-stay, registration, and program rules in writing for the exact unit before you buy.
What rental income can a unit produce?
It depends on tier, condition, calendar management, and reviews, and we treat every claim as unverified until we see actual trailing-12-month statements rather than projections. After management and booking commissions, cleaning, both fee layers, taxes, insurance, utilities, furnishings, and lodging taxes, a respectable gross commonly nets less than half before debt service. The realistic pitch is a beach condo that substantially helps carry itself, not a high-yield abstraction.
What schools serve Ocean Gallery?
St. Johns County Schools, Florida's top-rated district: typically W. Douglas Hartley Elementary (strong GreatSchools rating), Gamble Rogers Middle, and Pedro Menendez High (both mid-tier on GreatSchools). Most buyers here are second-home owners and retirees, but assignment is by address and the county rezones periodically, so confirm zoning for the specific unit with the district.
What about beach erosion and insurance?
Honestly: Butler Beach's dune line took real damage in the Hurricane Ian and Nicole years, St. Johns County completed a FEMA dune-enhancement project on this reach in early 2024, and longer-term renourishment planning for the island continues. The associations' master policies live in the fees and move with every renewal, and your own HO-6 with wind treatment sits on top. Pull the FEMA zone for the parcel, get a real insurance quote on the specific unit, and read the associations' storm-repair history before you write.
How does Ocean Gallery compare to Summerhouse?
Summerhouse is the other big gated campus on the island: 256 units on about 25 true oceanfront acres at Crescent Beach, two-story no-elevator buildings with a lighter structural regime and an association-built rental program. Ocean Gallery answers with the 24-hour manned gate, nearly twice the units across a wider price ladder, the indoor pool and clubhouse, the famous perks, and a location ten minutes closer to the St. Augustine Beach core. The spreadsheet, the documents, and your intended use decide it; we run that comparison for clients regularly.
Do I need my own agent to buy at Ocean Gallery?
Yes. The listing agent works for the seller. Your own agent verifies both fee layers, pulls the milestone/SIRS and assessment file for the specific association, demands trailing-12 rental statements, comps the exact tier and position, reads the insurance and erosion picture, and negotiates the soft-market leverage for you. Momentum Realty will connect you with an Anastasia Island condo specialist; call (904) 351-6461 or use the form on this page.
The Verdict
Should you buy in Ocean Gallery?
An honest fit check. We will tell you when it is not your community.
You want a gated beach condo with deep amenitiesExcellent fit
You want a 24-hour gate and beach perksExcellent fit
You want an established on-site rental programExcellent fit
You will underwrite the association's reserves and insuranceExcellent fit
You want a single-family home or a yardProbably not
You want a quiet, owner-occupant-only buildingProbably not
You want new constructionProbably not
You are uncomfortable with beach-condo reserve and insurance riskProbably not
Get the inside read on Ocean Gallery
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Ocean Gallery home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.
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Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Source: Data provided by realMLS.
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