Ocean Villas
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-09-07, 4 recorded sales closed at a median of $536,250, $447 per square foot, a median 37 days on market, sellers accepting 97% of original asking (-8% versus the prior year). At the median price and St. Johns County's FY2025-26 rate of 13.47 mills, annual property tax runs about $7,220 ($6,700 with the full homestead exemption).
At Ocean Villas, price is driven by per-square-foot value more than by size, with a median around $448 per square foot pushing the typical home to the mid-$500s. That kind of premium tends to reflect location and condition rather than sprawl, so expect the spread here to be condition-driven — updated, turnkey units command the top of the range while anything needing work gets discounted hard.
The current posture favors buyers. Prices are down 8.8% year over year, the typical home takes 42 days to sell, and the heat score sits at 43 — a cooler, more negotiable market. Sellers should price to the current reality and expect to wait out the full six weeks; buyers have room to be selective and to push on condition.
Ocean Villas right now
🔴 Off the recent peak. The trailing-12-month median ($536K) is down 8.3% from the prior 12 months ($585K). With about 5 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 September 7. Confidence: Low (4 and 5 sales in the two windows).
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Updated September 7, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Ocean Villas market snapshot (as of September 7, 2026): the median sale price is about $536K ($447 per sq ft over the trailing 12 months of closed sales), and a median 37 days on market for closed sales. The trailing-12-month median is down 8% from the prior 12 months, computed from record-level realMLS closed sales (4 closings in the current window).
Ocean Villas is a small, coastal-priced pocket of St. Augustine where per-square-foot value carries the market. With a thin recent closing count, individual sales move the numbers, so treat the median as a guidepost rather than a guarantee.
Who Ocean Villas is best for.
Best for
- Patient buyers with a mid-$500s budget who can wait out a 42-day-plus market and negotiate
- Value-focused buyers willing to scrutinize condition and per-square-foot pricing before committing
- Owners seeking a coastal St. Augustine base who plan to hold rather than flip
Probably not for
- Sellers who need a fast exit or a near-term return in a market down 8.8% year over year
- Buyers who need firm comps and a deep sales history before making a decision
- Anyone expecting a bargain far below the roughly $448-per-square-foot median without accepting condition tradeoffs
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 7 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($536K) IS the median in the snapshot above, and the move from 2025 ($585K) IS the -8.3% one-year change.
Windows contain 1 to 7 sales each (4 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.
18% 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 (2026-09-05).
The Ocean Villas buying strategy.
If we were buying in Ocean Villas 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 Ocean Villas.
A thin, cooling coastal market
The headline number to watch here is the year-over-year decline of 8.8% against a median just above $537,500. Combined with a 42-day median time on market and a heat score of 43, this is a market that has softened from its peak and is rewarding patience over urgency.
The other thing to keep front of mind is depth: only five closings inform this snapshot. That's a small sample, which means one unusual sale can swing the median in either direction. Use the per-square-foot figure of roughly $448 as a sanity check on any individual listing, and don't over-read a single data point.
The location and the amenities are priced into every listing in Ocean Villas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a thin, softening market like Ocean Villas, comps are scarce and the median can mislead. We underwrite each listing on its own per-square-foot merits and condition, negotiate from the current down-trend rather than last year's numbers, and tell you plainly when a specific unit is priced ahead of the market.
Ocean Villas 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 Ocean Villas 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 Ocean Villas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Ocean Villas, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Ocean Villas home worth?
Get a no-obligation home value based on real comparable sales in Ocean Villas, 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 homes for sale in Ocean Villas on the map →
Frequently Asked Questions
What is the median home price in Ocean Villas?
How long do homes in Ocean Villas take to sell?
Who is the best real estate agent for Ocean Villas?
How do I find a top St. Augustine real estate agent who knows Ocean Villas?
Can Momentum Realty connect me with an agent for Ocean Villas?
Should you buy in Ocean Villas?
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 September 7, 2026 |
| Under-contract shares | realMLS records, as of 2026-09-05 |
| Historical depth | Closed-sale records back to 2005 (57 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 Ocean Villas fits the bigger picture — live prices, inventory, and Momentum Scores: