Tivoli
Homes for Sale in St. Johns, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of 1 PERCENT LISTS FIRST COAST · via realMLS
As of October 2026, the MLS records 21 closed sales in Tivoli in St. Johns, FL since 2002, the most recent in April 2026. Across St. Johns as a whole, 1,261 homes closed in the last 12 months at a median of $505,000, 49 median days on market, with 318 homes for sale today. At that median and St. Johns County's FY2025-26 rate of 13.47 mills, annual property tax runs about $6,800 ($6,280 with the full homestead exemption).
Tivoli sits in St. Johns County, and with only a single closing in the current window, the data here is thin. That means the one recorded sale carries outsized weight, and it should be read as a data point rather than a trend. Price in a community like this is driven less by any published average and more by the specific condition, lot, and finish level of whatever comes to market.
For a buyer, the practical takeaway is that comparables are scarce, so pricing an offer depends on pulling in nearby St. Johns County activity rather than leaning on Tivoli's own sparse record. For a seller, low turnover cuts both ways: fewer competing listings, but also fewer recent sales to anchor an appraisal. Both sides should plan for a negotiation grounded in condition and broader-area evidence.
The 60-Second Overview
Tivoli is a low-turnover community in St. Johns, where a limited number of recent closings means each individual home's condition and features tell you more than any market-wide summary can.
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.
The setting & the homes.
Aerial and on-site photos of Tivoli. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Tivoli
Tivoli
TivoliPhotos from realMLS listings in Tivoli; content deemed reliable but not guaranteed.
Who Tivoli is best for.
Best for
- Buyers targeting St. Johns County who can move quickly when the right home appears
- Sellers who benefit from limited competing listings and have a condition-ready home
- Buyers comfortable pricing from broader-area comps rather than in-community sales
Probably not for
- Buyers who want a steady stream of listings to compare
- Anyone who needs deep recent-sales data to feel confident on price
- Buyers on a rigid timeline who cannot wait for inventory to surface
The market around Tivoli
Tivoli is too small for its own price trend, so here is the market around it.
In ZIP 32259, 555 homes are on the market and 34% are under contract — a fast-moving corner of St. Johns.
Across St. Johns County, 1,952 homes are active and 794 pending (29% under contract).
ZIP and county figures describe the wider market, not Tivoli specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Tivoli, St. Johns
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.
The Tivoli buying strategy.
If we were buying in Tivoli 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 Tivoli.
Reading a thin market
When a community records just one closing in the current window, there is no honest way to describe a price range or a typical trajectory. The right move is to treat Tivoli as part of the wider St. Johns County market for pricing purposes, then adjust for the specific attributes of the subject home — lot, updates, and overall condition.
This is a place where inventory can be quiet for stretches, so timing and readiness matter. Buyers who wait for perfect comps may wait a long time; the more useful discipline is to know what a fair number looks like across the surrounding area and be ready to act when a home fits.
The location and the amenities are priced into every listing in Tivoli. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-data community like Tivoli, the value we add is judgment, not just numbers. We build a price case from surrounding St. Johns County activity, weight it against the specific home in front of you, and tell you plainly when the math does not support the ask — on either side of the table.
Tivoli in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Tivoli 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 Tivoli sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tivoli, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tivoli home worth?
Get a no-obligation home value based on real comparable sales in Tivoli, 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 Tivoli on the map →
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.
Frequently Asked Questions
How many homes are in Tivoli?
What share of Tivoli is owner-occupied?
When were the homes in Tivoli built?
Who is the best real estate agent for Tivoli?
How do I find a top St. Johns real estate agent who knows Tivoli?
Can Momentum Realty connect me with an agent for Tivoli?
Should you buy in Tivoli?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 1, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32259)) |
| Under-contract shares | realMLS records, as of 2026-10-01 |
| Historical depth | Closed-sale records back to 2002 (21 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 local comps.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Tivoli fits the bigger picture — live prices, inventory, and Momentum Scores:
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