Summer Island
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Summer Island's price is set by scarcity and water access, not square footage. With a median sale price of $1,100,000 and a median of $373 per square foot, this gated, boat-access community carries one of the higher price floors in the St. Augustine market, and there is very little on the market right now to test that floor — just three active listings. The boat launch, boat dock, and beach access do a lot of the pricing work here; buyers are paying for the amenity package as much as the house itself.
The numbers look contradictory at first: homes here move in a median of 14 days, but the community is carrying about 18 months of supply and lands in buyer-leaning territory overall. Read together, that says individual well-priced listings still sell fast, but there simply aren't enough of them closing to work off the standing inventory — so a seller with a compelling, correctly priced property still has leverage, while a seller pricing off last year's number does not. Since 2012, prices here are up 127%, which is the backdrop any current pricing conversation needs to start from.
Summer Island right now
🟢 Buyer-leaning market. 18.0 months of supply and 25% of the inventory already under contract give buyers above-average negotiating leverage.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 July 14, 2026. Confidence: Medium (4 active and pending listings, 3 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 14, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Summer Island market snapshot (as of July 14, 2026): the median sale price is about $1.10M ($373 per sq ft over the trailing 12 months of closed sales), a median 14 days on market for closed sales, and 18.0 months of supply, a buyer-leaning market.
Summer Island is a gated boating community in St. Augustine built around water access — a boat launch, boat dock, and beach access anchor a resort-style amenity set that also includes tennis, pickleball, and a clubhouse, positioning it as one of the higher-priced, lower-inventory pockets of the St. Johns County market.
The setting & the homes.
Aerial and on-site photos of Summer Island. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Summer IslandPhotos from realMLS listings in Summer Island; content deemed reliable but not guaranteed.
Who Summer Island is best for.
Best for
- Buyers prioritizing gated boat access and resort-style amenities over having many homes to choose from.
- Move-up buyers with a budget built around the community's $1,100,000 median price who want water access.
- Buyers comfortable moving quickly and decisively when the right listing appears, given only three homes are active at a time.
Probably not for
- Buyers who need to compare a wide range of active listings before committing — there are only three here right now.
- Buyers working with a budget well under the community's $1,100,000 median.
- Buyers looking for a fast-appreciating, undiscovered opportunity — the 127% run-up since 2012 is already priced in.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 14 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.10M) IS the median in the snapshot above.
Windows contain 0 to 15 sales each (3 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.
Summer Island Market Scorecard
Summer Island is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $1,250,000, and homes go under contract in about 106 days.
Typical home value in the 32080 ZIP is $544,272, about 19.5% above 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.
Homes For Sale Right Now in Summer Island
Live MLS inventory for Summer Island. 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 · 75 daysTop listing
Active · 116 daysActive · 122 days
Pending · 397 daysActive and pending Summer Island listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Summer Island 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 Summer Island
- Clubhouse · reported on 5 of 5 listings
- Gated · reported on 4 of 5 listings
- Boat Launch · reported on 4 of 5 listings
- Tennis Court(s) · reported on 4 of 5 listings
- Pickleball · reported on 3 of 5 listings
- Pool · reported on 3 of 5 listings
- Security Gate · reported on 3 of 5 listings
- Shuffleboard Court · reported on 2 of 5 listings
- Playground · reported on 1 of 5 listings
- Beach Access · reported on 1 of 5 listings
- Basketball Court · reported on 1 of 5 listings
- Boat Dock · reported on 1 of 5 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 Summer Island are close: the nearest parks is about 3 minutes away.
- Helen Mellon Schmidt Park · Parks3 min
- Ragga Surf Cafe · Coffee4 min
- The Commander's Shellfish Camp · Dining8 min
- Moses Creek Shopping Center · Shopping13 min
- North Florida Pecan · Groceries22 min
- Observably Smoll, Barely Alive · Health25 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
- W. D. Hartley Elementary School · Public PreK-5
- Gamble Rogers Middle SchoolFLDOE grade A · Public Middle 6-8
- Pedro Menendez High SchoolFLDOE grade B · Public High 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 Summer Island address.
The Summer Island buying strategy.
If we were buying in Summer Island 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Summer Island.
A gated boating address with thin inventory
Summer Island's amenity list reads like a private resort: clubhouse, pool, tennis courts, pickleball, shuffleboard, a playground, a basketball court, a boat launch, a boat dock, and beach access, all behind a security gate. That combination of water access and gated privacy is unusual to find together in one St. Johns County community, and it shows up directly in the numbers — a median price of $1,100,000 and $373 per square foot.
Only three homes are active right now, which is a thin enough pool that a single listing can swing the community's median in either direction. Pair the 18-month supply figure with a 14-day median days-on-market and the read is not an inventory glut — it's a market where correctly priced, amenity-backed homes sell quickly while overpriced or dated listings sit and inflate the supply count. The 127% price appreciation since 2012 confirms the longer-term trend: this has been a steadily appreciating address, not a speculative spike.
The location and the amenities are priced into every listing in Summer Island. 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 Summer Island 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 (4.2). Basis: Long-Term Appreciation +127% since 2012; Liquidity & Demand 18.0 months of supply; Pricing Power 91.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With only three active listings, off-market relationships and same-day showing access matter more in Summer Island than in a community with dozens of comparable homes. Momentum tracks pricing and days-on-market inside this gate closely enough to tell a buyer or seller, before they commit, whether a specific listing is priced to the community's $373-per-square-foot median or asking a premium the current 18-month supply may not support.
Summer Island in 15 seconds.
HOA, CDD & Fees
- Has a CDD assessment
- 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.
summer island homes, specs and resales, with the real hoa + cdd math attached. don't fill: get summer island listings & market intel we represe
Tools for a Summer Island 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 Summer Island sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Summer Island, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Summer Island home worth?
Get a no-obligation home value based on real comparable sales in Summer Island, 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 Summer Island on the map →
Frequently Asked Questions
What is the median home price in Summer Island?
How long do homes in Summer Island take to sell?
Is Summer Island a buyer's or seller's market right now?
Do cash buyers compete in Summer Island?
Have Summer Island home prices gone up?
What schools serve Summer Island?
Who is the best real estate agent for Summer Island?
How do I find a top St. Augustine real estate agent who knows Summer Island?
Can Momentum Realty connect me with an agent for Summer Island?
Should you buy in Summer Island?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Summer Island with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: July 14, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending July 14, 2026 |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2011 (54 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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