The Lakes
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
The Lakes sits in St. Augustine, inside St. Johns County. With the data we have as of mid-2026, this is a community where individual home condition and setting drive price more than any single published number — so treat any list price as a starting point for scrutiny, not a verdict.
For buyers, that means the work is in the walk-through: what has been updated, how the lot sits, what a home backs to. For sellers, it means presentation and condition do the heavy lifting; a well-prepared home and a realistic ask tend to move on their own merits rather than riding a market tide.
The 60-Second Overview
The Lakes is a St. Augustine community in St. Johns County where the meaningful differences between homes are found in condition, layout, and lot rather than in a headline figure.
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 The Lakes is best for.
Best for
- Buyers who want a St. Johns County location and will do the diligence on a specific home
- Buyers willing to reward or discount a home based on its updates and systems
- Sellers ready to invest in condition and presentation to realize their price
Probably not for
- Buyers who want a fixed price band handed to them with no comp work
- Buyers unwilling to weigh inspection findings before committing
- Sellers expecting the community name to carry an underprepared home
The market around The Lakes
The Lakes is too small for its own price trend, so here is the market around it.
In ZIP 32084, 325 homes are on the market and 28% are under contract — a steady corner of St. Augustine.
Across St. Johns County, 1,849 homes are active and 860 pending (32% under contract).
ZIP and county figures describe the wider market, not The Lakes specifically. Momentum Research analysis of MLS records.
The The Lakes buying strategy.
If we were buying in The Lakes 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 The Lakes.
What actually moves price in The Lakes
Because the honest signal here is condition and setting, comparisons matter more than averages. Two homes with the same footprint can price very differently based on updates, systems, and where they sit within the community — so lean on side-by-side comps rather than a single reference point.
The St. Augustine, St. Johns County location is part of the value equation: proximity to the broader area's amenities and routes is a location fact worth weighing against the specifics of any given home. We'd rather qualify a property on its own terms than assume the community carries it.
The location and the amenities are priced into every listing in The Lakes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
We cover St. Johns County closely and we will tell you plainly when a home in The Lakes is priced ahead of its condition, or when it is the quiet buy on the street. Our job is to translate a walk-through and a comp set into a decision you can stand behind, not to sell you the neighborhood.
The Lakes in 15 seconds.
HOA, CDD & Fees
- 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.
Tools for a The Lakes 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 The Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Lakes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Lakes home worth?
Get a no-obligation home value based on real comparable sales in The Lakes, 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 The Lakes on the map →
Should you buy in The Lakes?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Historical depth | Closed-sale records back to 2014 (9 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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See how The Lakes fits the bigger picture — live prices, inventory, and Momentum Scores: