Pacetti Oaks
Homes for Sale in St. Augustine, FL
All 1,280 homes for sale in St. Augustine, FL · median $488,000 · St. Johns County homes for sale
True comps, carrying-cost math, and listings before the portals.
Pacetti Oaks is a community in St. Augustine, St. Johns County, FL. Across St. Augustine as a whole, 2,207 homes closed in the last 12 months at a median of $426,000, 47 median days on market, with 1,244 homes for sale today. At that median and St. Johns County's FY2025-26 rate of 13.47 mills, annual property tax runs about $5,740 ($5,220 with the full homestead exemption).
The defining feature is that entitlement risk has been partly cleared while product risk remains. The commission approval at a reduced density of 2 units per acre sets a ceiling on how dense the site can be, but without a builder, home count or price, there is no value case to evaluate yet.
There is no contract to review yet. When a builder is named, verify in writing: the final lot count and lot sizes, base prices and options, deposit and refund terms, HOA or CDD structure, and delivery dates. Also confirm whether the approval carries conditions that affect scheduling, and what remaining permits are required before construction can begin.
Figures in this note are as of October 30, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Pacetti Oaks is a single-family residential site of 40.5 acres near Six Mile Creek in St. Augustine, St. Johns County. It is at the land-use stage. The St. Johns County Commission approved it by a 3-2 vote, reported on October 21, 2026, after its density was reduced from 5 to 2 units per acre. No builder has been named, no home count has been published, and there is no pricing, amenity list or timeline. Approval is a meaningful step, but it is not a sales launch: no homes are for sale, and the next stages could include engineering, permitting and builder selection. Buyers should treat Pacetti Oaks as an early watch-list item.
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 Pacetti Oaks is best for.
Best for
- Buyers who can wait for a builder to be named before deciding
- Buyers who prefer lower-density single-family sites and accept a long timeline
- Buyers who are gathering options and have another home path in the meantime
Probably not for
- Buyers who need a home available to buy now
- Buyers who need pricing to set a budget
- Buyers who are not comfortable with a pre-construction timeline of unknown length
Pacetti Oaks: what we know so far
Pacetti Oaks is not selling yet. There are no active listings and no recorded resales, so every number on this page comes from public records, county approvals and builder announcements, and is dated. We re-verify status on every rebuild.
| Community type | Single-family |
|---|---|
| County | St. Johns County, Florida |
| Last verified | October 21, 2026 |
| Source | discovery-2026-10-30 coming-soon-seed-2026-10-30 |
Status note: The St. Johns County Commission approved Pacetti Oaks, a 40.5-acre residential site near Six Mile Creek, after its density was reduced from 5 to 2 units per acre. No builder or home count has been published.
Get the Pacetti Oaks early list
Lot releases, first pricing and builder incentives, the day we hear. One email when something changes, nothing else.
Not ready to wait? See what is selling in St. Augustine right now →
The Pacetti Oaks buying strategy.
If we were buying in Pacetti Oaks 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 Pacetti Oaks.
After the vote at Pacetti Oaks
Pacetti Oaks is a 40.5-acre residential site near Six Mile Creek in St. Augustine, St. Johns County. The St. Johns County Commission approved it 3-2, reported on October 21, 2026.
The density was reduced from 5 to 2 units per acre before approval. No builder, home count, price range, amenities or timeline have been published, so the product and the schedule are both open.
The open items are the builder, final lot count, pricing, fees and construction start. Confirm them through St. Johns County records for the approval conditions, and watch for a builder announcement. We can monitor those updates and bring you real numbers when they exist.
The location and the amenities are priced into every listing in Pacetti Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
We track approvals, builder announcements and price releases for new-construction communities across Northeast Florida. For an approved site with no builder yet, that means watching for the first release and keeping comparable open communities lined up for you.
Once a builder is named and contracts open, we read the purchase agreement with you: deposit terms, fee stack, contingencies and delivery timeline. Our help costs the buyer nothing, because the builder pays.
Pacetti Oaks in 15 seconds.
Tools for a Pacetti Oaks 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 Pacetti Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Pacetti Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Pacetti Oaks home worth?
Get a no-obligation home value based on real comparable sales in Pacetti Oaks, 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 Pacetti Oaks?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community record | public records & builder filings listing records: the community is present in the MLS feed; no closed sale is on record in our archive yet, so no price statistics are shown |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of public records & builder filings 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.
Recent Developments in Pacetti Oaks
Development, infrastructure, retail, and school activity affecting Pacetti Oaks, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Planning
Pacetti Oaks: Pre-construction
The St. Johns County Commission approved Pacetti Oaks, a 40.5-acre residential site near Six Mile Creek, after its density was reduced from 5 to 2 units per acre. No builder or home count has been published.
What it may mean for the marketLand-use approvals come before any sales; confirm builder, pricing and timeline once the project is marketed.
Source: jaxtoday.org
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.
More St. Augustine home searches
- All homes for sale in St. Augustine, FL
- Homes for sale in St. Johns County, FL
- St. Augustine waterfront homes for sale
- Gated communities in St. Augustine
- St. Augustine golf course homes
- Homes under $300K in St. Augustine
- St. Augustine home values: what is my house worth?
St. Augustine guides & data
- Market data
- Cost of living
- Best neighborhoods (ranked by data)
- Best neighborhoods
- Flood zones
- Property taxes (St. Johns County)
- Homestead exemption (St. Johns County)
- New construction
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
Real estate agent in St. Augustine? Join Momentum in St. Augustine: 100% commission, one $12K cap.
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 public records & builder filings member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Pacetti Oaks fits the bigger picture — live prices, inventory, and Momentum Scores:
Email me new listings in Pacetti Oaks
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Pacetti Oaks
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Pacetti Oaks will answer, and the answer is published on this page for the next buyer.