San Salito

Executive Summary

San Salito is a D.R. Horton master community off US-1 North built out roughly 2014 to 2021, with 23 floor plans historically offered from about 1,557 to 4,200 square feet and a distinctive Mediterranean architectural theme that sets it apart from the beige-stucco norm.

Active resales were running about 395,000 to 414,000 dollars with an average sold price near 441,000 dollars over the trailing year per neighborhoods.com as of August 2025, which buys a serious amenity campus at a mid-market price.

Fees vary by section, 205 to 870 dollars per quarter, with the 870 dollar figure belonging to the Freedom at San Salito 55+ section where lawn care is included; CDD status was not confirmed by third-party sources at publish time, so verify it on the tax bill.

Quick Facts

Community Overview & History

The Mediterranean master plan on US-1 North

US-1 North between St. Augustine and the airport corridor filled in during the 2010s, and San Salito was one of the anchor communities: a D.R. Horton master plan that leaned into a Mediterranean theme, tile roofs and arched details, when most of the county was building the same gray box. The location splits the difference between downtown St. Augustine and the Jacksonville commute without paying beach-corridor pricing.

How it feels on the ground today

With build-out complete around 2021, San Salito is a settled resale community: the amenity campus is mature, the landscaping has filled in, and the listing rotation is steady. The one thing that surprises buyers is Freedom at San Salito, the 55+ D.R. Horton section inside the community; it is not a separate neighborhood, and its listings, fees, and rules differ from the all-ages sections, so you have to know which part of the map you are shopping.

The Sections of San Salito

San Salito is one master plan with distinct sections, and the section determines your fees, your rules, and in one case your minimum age.

The all-ages single-family sections

The core of the community, with the bulk of the 23 historical plans from about 1,557 to 4,200 square feet; HOA dues at the lower end of the 205 to 870 dollar quarterly range.

Freedom at San Salito

The D.R. Horton 55+ age-restricted section inside the community, with its own product line and an HOA around 870 dollars per quarter that includes lawn care; it shares the master amenities but lives under age-restriction rules.

Lot position

Pond and buffer lots carry resale premiums here like everywhere; the Mediterranean elevations photograph well, so curb-facing condition matters more than usual at listing time.

Real Estate Market

Per neighborhoods.com as of August 2025, active listings ran about 395,000 to 414,000 dollars and the average sold price over the trailing year was about 441,000 dollars, so the sold data runs above the active band, a sign the larger plans transact even when the small ones dominate inventory.

The buyer pool splits three ways: families chasing St. Johns schools at a mid-market price, commuters using US-1 and the nearby interstate access, and 55+ buyers specifically targeting the Freedom section.

Because fees differ sharply by section, comps only work section-to-section; an 870 dollar quarterly fee with lawn care is not the same product as a 205 dollar fee, even at the same square footage.

Who Lives Here

San Salito draws families who want the school district with more architectural character than the typical tract community, commuters splitting the St. Augustine to Jacksonville run, and 55+ downsizers targeting the Freedom section with its lawn care included.

Schools

San Salito is served by the top-rated St. Johns County School District, with attendance zones by home address. Confirm the exact zoning for a San Salito address before you buy. Zoned schools for this community were not verified by third-party sources at publish time, so run the address through the district locator before you write an offer. For Freedom section buyers, schools matter mainly as a resale factor.

Amenities & Lifestyle

The amenity campus is the strongest argument for San Salito over the smaller US-1 corridor communities, and every section shares it.

Mediterranean clubhouse

The themed gathering anchor with the fitness center inside.

Beach-entry pool and splash pad

A resort-style pool with a zero-entry edge plus a splash pad for the younger kids.

Tennis and pickleball

Dedicated courts, which most mid-market communities in this county never built.

Volleyball and playground

The open-recreation layer rounding out the campus.

HOA, CDD & Costs

HOA dues vary by section from 205 to 870 dollars per quarter; the 870 dollar figure belongs to the Freedom at San Salito 55+ section, where lawn care is included in the dues. Confirm the exact figure for the specific section and address in writing.

CDD status was not confirmed by third-party sources at publish time; have the title company pull the tax bill for any address you are serious about, because an assessment line changes the monthly math.

Get the full fee stack for your specific section, HOA plus any CDD plus any capital contribution at closing, in writing before you compare San Salito to the no-CDD options on the SR-16 corridor.

Commute Analysis

San Salito sits on US-1 North, so downtown St. Augustine is a straight run south, Vilano Beach is a short cut east, and Jacksonville commuters pick up I-95 within minutes.

Shopping & Dining

The US-1 North corridor handles groceries and daily errands, downtown St. Augustine dining and the historic district sit about 12 minutes south, and the St. Augustine Outlets cover the bigger retail runs near the interstate.

Pros and Cons

San Salito vs. Comparable Communities

Hidden Things Buyers Should Know

The community inside the community

Freedom at San Salito is a 55+ section inside San Salito, not a separate neighborhood; listings, fees, and deed restrictions differ from the all-ages sections, and aggregators blend them all into one price feed.

The fee-spread trap

Quarterly dues run 205 to 870 dollars depending on section, so two listings at the same price can differ by thousands per year in carrying cost; always match the fee to the section before you compare.

The sold-versus-active gap

Average sold prices near 441,000 dollars ran above the 395,000 to 414,000 dollar active band per neighborhoods.com as of August 2025, which tells you the bigger plans move quietly; do not assume the active list defines the ceiling.

Momentum Expert Insight

Selling a Home in San Salito

San Salito listings compete inside their own section first, so we price against section-matched comps and lead with the Mediterranean curb appeal that photographs better than most of the county.

For Freedom section sellers, the lawn-care-included story and the shared amenity campus are the differentiators against the standalone 55+ communities, and we make sure buyers hear them.

Flood Zones & Insurance

St. Johns County flooding concentrates near the Intracoastal, the coast, and the creeks and marshes, while many inland master-planned communities sit in lower-risk zones.

The reliable move is to pull the FEMA flood designation for the exact San Salito address before you write an offer, since two homes in the same area can fall in different zones. A home in Zone X can cost far less to insure than one near water in Zone AE. Get a bindable flood and homeowners quote during your inspection period, so the cost is in your monthly math before you commit, not after.

Internet & Connectivity

St. Johns County is well served by AT&T (fiber in most newer communities) and Xfinity (Comcast), though fiber availability still varies by street. If working from home matters, confirm the options, and fiber in particular, at the specific San Salito address rather than assuming.

The Tax Reality

St. Johns County total millage varies by district, and CDD assessments are common in the master-planned communities, which adds to the all-in cost on top of the millage. The Florida homestead exemption for 2026 is 51,411 dollars for those who qualify, and the deadline to file a new homestead exemption is March 1.

The trap to plan for is the post-sale reset: when you buy, the Save Our Homes cap from the previous owner ends and the assessed value resets to the new just value, so your second-year tax bill is often higher than the seller current one. Budget the true number, and confirm whether the specific home carries a CDD or other assessment that is billed separately from the millage and is not reduced by the homestead exemption.

What Your Budget Buys Here

The same budget buys very different homes across San Salito and the surrounding area, depending on age, size, lot, and condition. Rather than anchor on the asking price or the neighborhood average, price any specific home off the most recent comparable sales, and weigh what your money would buy in the nearby alternatives before you commit.

The Future of the Area

St. Johns County continues to grow, with new rooftops, retail, and road work reshaping parts of the area. That growth supports long-run demand, but it can also add competing inventory and construction traffic in the near term, so factor both the upside and the disruption into your timing and your pricing.

Resale Liquidity

How quickly a San Salito home resells comes down to presentation, condition, and pricing against the latest comparable sales rather than the neighborhood average. Homes that are priced correctly and shown well tend to move, while overpriced or dated homes sit. We track the active and sold comparable set so a San Salito home is priced to the real market.

The San Salito Playbook

If you are buying in San Salito, here is how we would approach it: pull the flood zone and a real insurance quote for the specific address, confirm the HOA dues and whether a CDD applies, compare what your budget would buy nearby, and price the home off the closest comparable sales rather than the asking price. If you are buying any new-construction home, bring your own agent before you register, since the on-site representative works for the builder, not for you.

Questions We Would Ask Before Buying Here

Mistakes to Avoid

The common ones around San Salito: trusting the seller current tax bill instead of the post-sale reset; skipping the address-specific flood check; assuming fiber is at every home; and pricing off the neighborhood average rather than the closest comparable sales. Each is avoidable with the right diligence, which is exactly where having your own agent pays off.

Price History: What Homes Here Have Actually Sold For

Median sale prices in San Salito St Augustine year by year since 2015, from closed MLS sales. Long-run history beats any single estimate: it shows what this community has actually done through rate cycles, not what a model guesses.

Frequently Asked Questions

Where is San Salito?

Off US-1 North in St. Augustine, ZIP 32084, about 12 minutes from downtown St. Augustine and a short run to I-95.

Who built San Salito?

D.R. Horton, as a Mediterranean-style master community built out roughly 2014 to 2021 with 23 floor plans offered historically.

What is Freedom at San Salito?

A 55+ age-restricted D.R. Horton section inside the San Salito community, with its own HOA around 870 dollars per quarter that includes lawn care; it is part of San Salito, not a separate neighborhood.

What do homes cost?

About 395,000 to 414,000 dollars on active listings, with an average sold price near 441,000 dollars over the trailing year, per neighborhoods.com as of August 2025. Confirm current pricing.

How big are the homes?

Roughly 1,557 to 4,200 square feet across the plans offered during build-out.

What amenities are included?

A Mediterranean clubhouse, fitness center, beach-entry pool with splash pad, tennis, pickleball, volleyball, and a playground.

What is the HOA?

It varies by section, 205 to 870 dollars per quarter; the 870 dollar figure is the Freedom 55+ section with lawn care included. Confirm your section in writing.

Is there a CDD?

CDD status was not confirmed by third-party sources at publish time; have title pull the tax bill for any address you are serious about.

What schools serve San Salito?

The top-rated St. Johns County School District; zoned schools were not verified at publish time, so confirm by address with the district.

Is San Salito gated?

No gate is advertised for the community; confirm current access details with the HOA.

How far is downtown St. Augustine?

About 12 minutes south on US-1.

How far is the beach?

Vilano Beach is roughly 15 minutes away.

Is new construction still available?

No, build-out wrapped around 2021, so San Salito is a resale market now.

Can buyers under 55 purchase in the Freedom section?

The Freedom section is age-restricted, and 55+ communities typically follow the federal 80 percent occupancy framework; confirm the specific rules with the association before you offer.

Who should I call about San Salito?

Call Momentum Realty at (904) 351-6461 or use the form on this page, and we will connect you with the right agent.

Do I need my own agent to buy here?

Yes. In a resale community the listing agent works for the seller. Your own agent represents only you, and in most cases the seller side funds the commission anyway.

Related Reading

If you are weighing San Salito against the rest of the St. Augustine market, these guides are a good next step.