Raintree
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Raintree sits in St. Augustine within St. Johns County, and without a large active-inventory snapshot in front of us, the honest read is that price here is driven more by condition and individual home characteristics than by any single headline number. In a pocket community like this, one updated home and one deferred-maintenance home can tell very different price stories, so treat each listing on its own terms.
For buyers, that means the work is in the walk-through, not the spreadsheet: what has been updated, what has not, and how the lot and layout compare to the last thing that sold. For sellers, it means presentation and condition carry real weight, because there is no deep run of identical comps to anchor a lazy price. Pricing to the home you actually have, not to a neighbor's aspiration, is what gets you to the closing table.
The 60-Second Overview
Raintree is a St. Augustine community in St. Johns County — close enough to the region's coastal and historic draws to matter, while trading on its own home-by-home character rather than a single market profile.
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 Raintree is best for.
Best for
- Buyers set on St. Johns County who will evaluate each home on its own condition and lot
- Renovation-minded buyers comfortable pricing in roof, systems, and updates
- Buyers prioritizing a St. Augustine location over a large, uniform selection
Probably not for
- Buyers who need a wide run of near-identical comps to validate a price
- Buyers wanting a turnkey purchase with no attention to condition or systems
- Buyers who want the certainty of a large, high-turnover subdivision
The market around Raintree
Raintree is too small for its own price trend, so here is the market around it.
In ZIP 32080, 215 homes are on the market and 17% are under contract — a slower corner of St. Augustine.
Across St. Johns County, 1,876 homes are active and 834 pending (31% under contract).
ZIP and county figures describe the wider market, not Raintree specifically. Momentum Research analysis of MLS records.
Raintree by the numbers
From county property records and closed MLS sales for the Raintree subdivision: 5 homes on record; built 1988–2001; typical size about 1,581 heated sq ft; 3 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2004 | 1 | $282,000 |
| 2019 | 2 | $347,500 |
| 2020 | 1 | $497,500 |
| 2021 | 1 | $635,000 |
Newest recorded sale: $635,000 on 2021-12-17.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
Housing distress & ownership in Raintree, St. Augustine
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
The Raintree buying strategy.
If we were buying in Raintree 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 Raintree.
Reading a condition-driven pocket
The thing to understand about a smaller St. Johns County community like Raintree is that value spreads with condition. Renovated interiors, roof and system age, and lot specifics do more to separate one price from another than square footage alone. Go in expecting to underwrite each home individually rather than assuming a tidy per-foot rule holds across the street.
Location does a lot of quiet work here. St. Augustine and the broader St. Johns County setting give the area durable appeal, and a home's position relative to daily conveniences and roads is part of the calculus. We would rather point you at the specific tradeoffs of a given listing than sell you a neighborhood average that may not describe the house you actually want.
The location and the amenities are priced into every listing in Raintree. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community where condition sets price, our value is in the walk-through and the comp work behind it. We will tell you when a listing is priced to its aspiration rather than its condition, and we will tell you when Raintree simply is not the right fit for what you are trying to do in St. Johns County. That candor is the whole point.
Raintree 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 Raintree 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 Raintree sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Raintree, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Raintree home worth?
Get a no-obligation home value based on real comparable sales in Raintree, 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 Raintree on the map →
Frequently Asked Questions
How many homes are in Raintree?
What share of Raintree is owner-occupied?
When were the homes in Raintree built?
Who is the best real estate agent for Raintree?
How do I find a top St. Augustine real estate agent who knows Raintree?
Can Momentum Realty connect me with an agent for Raintree?
Should you buy in Raintree?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Raintree with Momentum Realty’s local guides.
Data sources & freshness
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32080)) |
| Under-contract shares | realMLS records, as of 2026-09-12 |
| Historical depth | Closed-sale records back to 2004 (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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See how Raintree fits the bigger picture — live prices, inventory, and Momentum Scores: