Arbors At Lightsey Crossing
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
What sets pricing at Arbors At Lightsey Crossing right now is scarcity, not size or finish level. The median sale sits at $415,586, or about $202 per square foot, and with only one active listing and 0.4 months of supply on the ground, the market_band here reads seller-leaning almost by default — there simply isn't enough on the market to give buyers leverage. That said, the year-over-year read is down 1.1%, a reminder that "seller-leaning" on paper doesn't mean prices are climbing; it means whoever is selling right now controls the conversation because there's next to nothing to compare against.
For a buyer, that combination — one listing, sub-half-month supply, but a median 184 days on market and prices down slightly year-over-year — means you need to move decisively when something does list, but you don't need to overpay to do it. For a seller, it means you have almost no competition today, but the 184-day median suggests recent closings here have taken real time to get to the finish line, so pricing sharply at listing still matters more than testing the market high.
Arbors At Lightsey Crossing right now
🔴 Seller-leaning market. 1.5 months of supply and 0% of the inventory already under contract give sellers the pressure advantage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of August 5, 2026. Confidence: High (3 active and pending listings, 26 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($414K) is down 1.6% from the prior 12 months ($421K).Momentum Research, record-level realMLS closed sales, 12-month windows ending August 5. Confidence: High (26 and 62 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 5, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Arbors At Lightsey Crossing market snapshot (as of August 5, 2026): the median sale price is about $414K ($203 per sq ft over the trailing 12 months of closed sales), a median 198 days on market for closed sales, and 1.5 months of supply, a seller-leaning market. The trailing-12-month median is down 2% from the prior 12 months, computed from record-level realMLS closed sales (26 closings in the current window).
Arbors At Lightsey Crossing is a St. Johns County community in St. Augustine built around a pool and playground, and resale activity here is currently concentrated in a very small pool of listings rather than a broad, steady flow.
The setting & the homes.
Aerial and on-site photos of Arbors At Lightsey Crossing. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Arbors At Lightsey Crossing
Arbors At Lightsey Crossing
Arbors At Lightsey Crossing
Arbors At Lightsey Crossing
Arbors At Lightsey Crossing
Arbors At Lightsey Crossing
Arbors At Lightsey Crossing
Arbors At Lightsey CrossingPhotos from realMLS listings in Arbors At Lightsey Crossing; content deemed reliable but not guaranteed.
Who Arbors At Lightsey Crossing is best for.
Best for
- Buyers ready to move quickly once a home lists, given the single-digit active inventory
- Sellers comfortable pricing precisely rather than testing the market, given the 184-day median time to close
- Buyers or sellers who want pool and playground access as core amenities rather than a long amenity list
Probably not for
- Buyers who want several homes to compare before deciding — there is currently one active listing
- Sellers expecting a fast, high-competition sale — the 184-day median DOM suggests otherwise
- Buyers relying on year-over-year price momentum — the trailing read here is down 1.1%
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 5 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($414K) IS the median in the snapshot above, and the move from 2025 ($421K) IS the -1.6% one-year change.
Windows contain 2 to 62 sales each (26 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.
Seasons at Morada Market Scorecard
Seasons at Morada is currently a strong seller's market. About 0.4 months of supply, a median asking price of $489,000, and homes go under contract in about 33 days.
Typical home value in the 32084 ZIP is $351,572, about 3.6% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Arbors At Lightsey Crossing, 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.
Homes For Sale Right Now in Arbors At Lightsey Crossing
Live MLS inventory for Arbors At Lightsey Crossing. 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 · 70 daysTop listing
Active · 6 days
Active · 18 daysActive and pending Arbors At Lightsey Crossing listings as of 2026-08-05, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Arbors At Lightsey Crossing on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Arbors At Lightsey Crossing
- Pool · reported on 13 of 13 listings
- Playground · reported on 12 of 13 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
How far is everything?
Everyday stops around Arbors At Lightsey Crossing are close: the nearest health is about 3 minutes away.
- Encompass Health Rehabilitation Hospital · Health3 min
- Sushi 99 · Dining5 min
- Starbucks · Coffee6 min
- Publix · Groceries7 min
- Treaty Oaks Marketplace · Shopping7 min
- Treaty Park · Parks9 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- St. Johns County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- James A. Webster ElementaryFLDOE grade C · Public PreK-5
- R. J. Murray Middle SchoolFLDOE grade A · Public 6-8
- St. Augustine High SchoolFLDOE grade A · Public 9-12
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year and can change; always confirm with St. Johns County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Arbors At Lightsey Crossing address.
The Arbors At Lightsey Crossing buying strategy.
If we were buying in Arbors At Lightsey Crossing 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Arbors At Lightsey Crossing.
A Market With One Listing
The headline number is inventory: a single active listing against 0.4 months of supply. That's an extremely thin resale market — thin enough that a single new listing or a single closing can swing the community's stats noticeably. The trailing data window behind these figures reflects 28 closings, which is the base the median price, median price per square foot, and median days on market are drawn from.
Two figures worth sitting with together: median days on market is 184, and price is down 1.1% year-over-year. In a market this tight on active supply, a long median DOM points to homes that needed pricing adjustments or extended negotiation to close, not a lack of buyer interest. Combined with the modest year-over-year decline, the read is a community where sellers hold structural leverage from low inventory, but not pricing leverage from rising demand — the two aren't the same thing, and conflating them is where sellers get pricing wrong here.
The location and the amenities are priced into every listing in Arbors At Lightsey Crossing. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Arbors At Lightsey Crossing buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (7.1). Basis: Recent Direction -1.6% year-over-year; Liquidity & Demand 1.5 months of supply; Pricing Power 95.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A community running on one active listing and 0.4 months of supply isn't a place to price or offer by feel — the comp set is too small for guesswork. Momentum tracks Arbors At Lightsey Crossing's closings as they happen, not on a quarterly lag, so pricing a listing or structuring an offer here starts from the actual 28-closing trailing record, not a stale automated estimate.
Arbors At Lightsey Crossing in 15 seconds.
HOA, CDD & Fees
- No CDD
- 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.
Page states no CDD.
Tools for a Arbors At Lightsey Crossing 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 Arbors At Lightsey Crossing sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Arbors At Lightsey Crossing, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Arbors At Lightsey Crossing home worth?
Get a no-obligation home value based on real comparable sales in Arbors At Lightsey Crossing, 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 Arbors At Lightsey Crossing on the map →
Frequently Asked Questions
What is the median home price in Arbors At Lightsey Crossing?
How long do homes in Arbors At Lightsey Crossing take to sell?
Is Arbors At Lightsey Crossing a buyer's or seller's market right now?
Do cash buyers compete in Arbors At Lightsey Crossing?
What schools serve Arbors At Lightsey Crossing?
Who is the best real estate agent for Arbors At Lightsey Crossing?
How do I find a top St. Augustine real estate agent who knows Arbors At Lightsey Crossing?
Can Momentum Realty connect me with an agent for Arbors At Lightsey Crossing?
Should you buy in Arbors At Lightsey Crossing?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Arbors At Lightsey Crossing with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 5, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 5, 2026 |
| Under-contract shares | realMLS records, as of 2026-08-01 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2023 (138 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 your area comps.
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