Pacetti
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of KELLER WILLIAMS ST JOHNS · via realMLS
Pacetti sits in St. Johns County, on the St. Augustine side of the market, and the honest starting point is this: our current snapshot shows no closings inside the reporting window. That means we do not have a reliable median or price trend to hand you right now, and we are not going to manufacture one.
For a buyer, that thinness cuts both ways. Fewer recorded closings can mean less noise to react to, but it also means each new listing carries more weight in setting the tone. For a seller, pricing here is a judgment call built on the specific home and the immediate St. Johns County context rather than a deep local comp set, so condition, lot, and how you position against the broader area will drive the outcome more than any headline number.
The 60-Second Overview
Pacetti is a St. Augustine community in St. Johns County with a currently thin transaction record, which makes it a place to evaluate home-by-home rather than by the numbers alone.
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.
The setting & the homes.
Aerial and on-site photos of Pacetti. Swipe to explore the community.
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PacettiPhotos from realMLS listings in Pacetti; content deemed reliable but not guaranteed.
Who Pacetti is best for.
Best for
- Buyers who want a St. Johns County / St. Augustine address and will evaluate a home on its own merits
- Patient buyers willing to underwrite a specific property rather than lean on aggregate stats
- Sellers prepared to price on condition, lot, and broader-area positioning
Probably not for
- Buyers who need a robust local median and recent closings before committing
- Sellers expecting a data-driven list price pulled straight from active comps
- Anyone wanting a fast, formula-based valuation with minimal legwork
The market around Pacetti
Pacetti is too small for its own price trend, so here is the market around it.
In ZIP 32084, 325 homes are on the market and 28% are under contract — a steady corner of St. Augustine.
Across St. Johns County, 1,849 homes are active and 860 pending (32% under contract).
ZIP and county figures describe the wider market, not Pacetti specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Pacetti
Live MLS inventory for Pacetti. 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.
Active and pending Pacetti listings as of 2026-08-22, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Recent Developments in Pacetti
Development, infrastructure, retail, and school activity affecting Pacetti, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Infrastructure
CR 210 widening westbound lanes set to reopen in St. Johns County
News4Jax reported that all westbound lanes of the County Road 210 widening project in St. Johns County were expected to reopen by the end of Friday, July 31, 2026, ahead of the August 10 school year start. The county said it is managing 44 active road projects totaling $183.1 million this year.
What it may mean for the marketExpands roadway capacity on a major county corridor, improving traffic flow and supporting continued growth along the CR 210 area. The project is about 13 miles north of Pacetti, elsewhere in St. Johns County.
Source: News4Jax - July 2026Development
Six agricultural enclave projects seek to develop 6,500-plus acres in St. Johns County
Jacksonville Today reported that St. Johns County received six proposals totaling more than 6,558 acres for development under a new Florida agricultural enclave law that took effect July 1, 2026. The largest proposal, about 4,462 acres north of Nocatee, comes from the Davis family and the PARC Group. The County Commission scheduled a public hearing on the proposals for August 19, 2026.
What it may mean for the marketSignals a large potential expansion of developable land and future housing and commercial capacity, using a new state process that can convert farmland to residential and commercial use with reduced local review. The project is about 13 miles northeast of Pacetti, elsewhere in St. Johns County.
Source: Jacksonville Today - July 2026Retail & Dining
Publix opens and more retailers coming to Marketplace at Nocatee
An official Nocatee business update reported that a Publix supermarket with a pharmacy drive-thru and adjacent Publix Liquors has opened at Marketplace at Nocatee. Additional announced tenants include SoFresh in late summer 2026, a Gate gas station, BODYBAR Pilates, a nail spa and a wine and spirits shop. The Hub at Nocatee entertainment concept is slated for 2028.
What it may mean for the marketExpands grocery, dining and everyday retail capacity at a growing town center, adding anchor and service tenants that build out the commercial base of the area. The project is about 14 miles north of Pacetti, elsewhere in St. Johns County.
Source: Nocatee - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 16 miles northwest of Pacetti.
Source: Jax Daily Record - May 2026Retail & Dining
Grocery-anchored retail center proposed in Durbin Park
A grocery-anchored retail center was proposed at Durbin Park, the large mixed-use development near Interstate 95 and County Road 210 in northern St. Johns County, adding to the district's existing stores, restaurants, and Walmart-anchored core.
What it may mean for the marketAdded grocery and retail at Durbin Park deepens everyday conveniences in northern St. Johns County, an amenity factor that can support demand for surrounding communities. The project is about 12 miles north of Pacetti, elsewhere in St. Johns County.
Source: Jax Daily Record - February 2026Retail & Dining
Durbin Park Walmart plans an expansion
The Walmart anchoring Durbin Park filed plans to expand in early 2026, reinforcing the retail core of the Interstate 95 and County Road 210 district in northern St. Johns County.
What it may mean for the marketInvestment in Durbin Park's retail anchor signals continued commercial strength in northern St. Johns County, which can reinforce the appeal of nearby residential areas. The project is about 12 miles north of Pacetti, elsewhere in St. Johns County.
Source: Jax Daily Record
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 Pacetti buying strategy.
If we were buying in Pacetti 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.
Reading a thin market
With no closings in the current window, the usual signals — days on market, median price, spread between list and sale — are not available to us here. Rather than guess, we treat Pacetti as a community where the individual property and its St. Johns County surroundings tell you more than any aggregate.
Practically, that puts the work on the ground: walk the specific home, weigh its condition and lot against what else is genuinely comparable in the surrounding St. Augustine area, and price or offer accordingly. This is a market that rewards patience and homework over reacting to a data point that does not yet exist.
The location and the amenities are priced into every listing in Pacetti. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community's transaction record is this thin, the value we add is not repeating a number — it is building a defensible read from the specific home, the lot, and the wider St. Johns County context. We will tell you plainly what the data does and does not support, and price or negotiate from that honesty rather than a comforting headline figure.
Pacetti in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA. Confirm current dues
- 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 Pacetti 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 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Pacetti, 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 home worth?
Get a no-obligation home value based on real comparable sales in Pacetti, 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 Pacetti on the map →
Should you buy in Pacetti?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Pacetti with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 21, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Historical depth | Closed-sale records back to 2008 (20 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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