South Tuscany Village
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of ATLANTIC SHORES REALTY OF JACKSONVILLE LLC · via realMLS
Price in South Tuscany Village is running around a median of $238,700, with per-square-foot values near $168. That combination points to a market where condition and square footage do most of the work in setting a number, not location premiums or view lots. Two homes with similar footprints can sit far apart on price depending on updates, so the spread here is driven by what's been done to the house.
The posture right now is balanced-to-brisk. A median of 19.5 days on market tells you well-priced, presentable homes move quickly, but year-over-year values are essentially flat at 0.3%, so there's no cushion for overpricing. Sellers should lean into pricing discipline and staging; buyers have room to act decisively without expecting a bidding-war environment.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
South Tuscany Village right now
🟡 Balanced market. 3.4 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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 November 12, 2026. Confidence: Medium (2 active and pending listings, 7 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 12, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
South Tuscany Village market snapshot (as of November 12, 2026): the median sale price is about $245K ($166 per sq ft over the trailing 12 months of closed sales), a median 35 days on market for closed sales, and 3.4 months of supply, a balanced market.
South Tuscany Village is a community of 191 homes in St. Augustine, St. Johns County, built between 2006 and 2010 (median 2008), with a median living area of about 1,751 square feet. 39% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
South Tuscany Village sits in St. Augustine within St. Johns County, and reads as an accessibly priced, quick-moving segment of the local market where the number on a home tracks closely to its condition rather than to lot or location extras.
The setting & the homes.
Aerial and on-site photos of South Tuscany Village. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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South Tuscany Village
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South Tuscany VillagePhotos from realMLS listings in South Tuscany Village; content deemed reliable but not guaranteed.
Who South Tuscany Village is best for.
Best for
- Budget-conscious buyers wanting to stay under the local median while keeping a St. Johns County address
- Buyers comfortable doing cosmetic updates to capture the better price-per-square-foot math
- Sellers ready to price to condition and transact quickly rather than test a high number
Probably not for
- Buyers counting on short-term appreciation to build equity fast
- Sellers who want to list above the comps and wait out the market
- Buyers seeking a fully turnkey home at the bottom of the price range with no work involved
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending November 12 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($245K) IS the median in the snapshot above.
Windows contain 0 to 7 sales each (7 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.
19% of homes for sale in ZIP 32084 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-11-12).
South Tuscany Village Market Scorecard
South Tuscany Village is currently a balanced market. About 3.4 months of supply, a median asking price of $224,450, and homes go under contract in about 17 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in South Tuscany Village, 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 South Tuscany Village
Live MLS inventory for South Tuscany Village. 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 South Tuscany Village listings as of 2026-11-12, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
South Tuscany Village 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 contributors.
Life at South Tuscany Village
- Pool · reported on 6 of 7 listings
- Management - Off Site · reported on 2 of 7 listings
- Management - Full Time · reported on 1 of 7 listings
- Gated · reported on 1 of 7 listings
- Tennis Court(s) · reported on 1 of 7 listings
- Pickleball · reported on 1 of 7 listings
- Playground · reported on 1 of 7 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- St. Johns County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Crookshank · Elementary
- Murray · Middle
- St. Augustine · High
Zoned schools reflect the assignments reported on recent South Tuscany Village listings 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 South Tuscany Village address.
The South Tuscany Village buying strategy.
If we were buying in South Tuscany Village 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 South Tuscany Village.
A condition-driven price story
The tell here is the pairing of a modest median price with a roughly $168 per-square-foot figure. In a market like this, updates and finish level are the main levers on value. Buyers willing to take on cosmetic work can often find the better math, while turnkey listings command the top of the range and tend to sell fastest.
Flat year-over-year movement of 0.3% reframes the strategy for both sides. This is not a market you buy purely to ride appreciation, and it's not one where a seller can price ahead of the comps and wait. The 19.5-day median tells you the demand is there for realistic pricing — the reward is speed, not a premium.
The location and the amenities are priced into every listing in South Tuscany Village. 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 South Tuscany Village 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 (6.1). Basis: Liquidity & Demand 3.4 months of supply; Owner Commitment 39% owner-occupied; Pricing Power 96.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Because the value here hinges on condition, our job is to read finishes against comps honestly — telling a seller what an updated kitchen is actually worth in this market, and showing a buyer where the deferred-maintenance discount is real versus where it's a money pit. In a market moving at a 19.5-day median with flat year-over-year values, correct pricing on day one is the whole game, and that's where we earn our keep.
South Tuscany Village in 15 seconds.
Tools for a South Tuscany Village 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 South Tuscany Village sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in South Tuscany Village, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your South Tuscany Village home worth?
Get a no-obligation home value based on real comparable sales in South Tuscany Village, 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 South Tuscany Village on the map →
Recent Developments in South Tuscany Village
Development, infrastructure, retail, and school activity affecting South Tuscany Village, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Development
Habitat for Humanity seeks buyers for last homes in 36-home Volusia Woods
Habitat for Humanity of St. Johns County has four unoccupied homes remaining in Volusia Woods, a 36-home neighborhood in St. Augustine. Its income-restricted homes cost under $300,000 against a county median above $500,000, supported by roughly $1 million in ARPA money and $264,000 in county grants. Habitat hopes to place owners by the holidays.
What it may mean for the marketIncome-restricted ownership options priced well below the county median add a small amount of lower-priced for-sale supply in St. Augustine. The site is about 2 miles north of South Tuscany Village.
Source: Jacksonville Today - August 2026Schools
St. Johns County school board moves ahead with design of SilverLeaf-area high school costing about $100 million
The board approved moving forward with design and architecture for a high school on Parcel 38, with cost estimated at roughly $100 million and possibly up to $120 million as design progresses. Construction is expected to take about three years. A board workshop on full project scope is being prepared.
What it may mean for the marketA new high school in the SilverLeaf area would add school capacity for the fast-growing northwest part of the county. The project is about 19 miles northwest of South Tuscany Village, elsewhere in St. Johns County.
Source: News4JAX - 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 17 miles northwest of South Tuscany Village, 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 16 miles north of South Tuscany Village, 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 17 miles north of South Tuscany Village, elsewhere in St. Johns County.
Source: Nocatee - 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 19 miles northwest of South Tuscany Village, 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.
Frequently Asked Questions
What is the median home price in South Tuscany Village?
How long do homes in South Tuscany Village take to sell?
Is South Tuscany Village a buyer's or seller's market right now?
How many homes are in South Tuscany Village?
What share of South Tuscany Village is owner-occupied?
When were the homes in South Tuscany Village built?
Who is the best real estate agent for South Tuscany Village?
How do I find a top St. Augustine real estate agent who knows South Tuscany Village?
Can Momentum Realty connect me with an agent for South Tuscany Village?
Should you buy in South Tuscany Village?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near South Tuscany Village with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: November 12, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending November 12, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32084)) |
| Under-contract shares | realMLS records, as of 2026-11-12 |
| Historical depth | Closed-sale records back to 2020 (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.
Own a home here?
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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 listings in Northeast Florida sold at 99.1% of final list price vs. 98.6% for the market, in a median 31 days vs. 41 (realMLS, 12 months to Nov 2026). A Momentum agent can price yours against live local comps.
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