Tocoi
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of STA REALTY · via realMLS
Tocoi sits in the western reach of St. Johns County, near St. Augustine, and price here is driven far more by the individual home and its site than by any tidy neighborhood formula. With a thin closings window to read from, we treat pricing as condition-driven: what a specific property offers in acreage, build quality, and setting matters more than a comparable two streets over.
For buyers, that means patience and a willingness to underwrite each home on its own merits rather than lean on a running average. For sellers, it means presentation and honest condition disclosure carry the day — thin recent activity gives you less cover to hide behind, and a well-prepared home stands out more sharply than it would in a high-volume market.
Tocoi right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% 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 August 17, 2026. Confidence: Low (1 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 17, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The setting & the homes.
Aerial and on-site photos of Tocoi. Swipe to explore the community.
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TocoiPhotos from realMLS listings in Tocoi; content deemed reliable but not guaranteed.
Who Tocoi is best for.
Best for
- Buyers prioritizing acreage and a rural-edge setting over neighborhood density
- Those comfortable underwriting a home on its individual condition rather than leaning on comps
- Buyers who want St. Augustine and coastal access within a manageable drive rather than at the doorstep
Probably not for
- Buyers who need walkable shops, dining, and services nearby
- Those who want a deep pool of recent comparable sales to price against
- Buyers expecting a uniform subdivision feel with predictable pricing
The market around Tocoi
Tocoi is too small for its own price trend, so here is the market around it.
In ZIP 32092, 673 homes are on the market and 38% are under contract — a fast-moving corner of St. Augustine.
Across St. Johns County, 1,844 homes are active and 869 pending (32% under contract).
ZIP and county figures describe the wider market, not Tocoi specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Tocoi
Live MLS inventory for Tocoi. 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 Tocoi listings as of 2026-08-17, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Life at Tocoi
- Fishing · reported on 1 of 1 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
- South Woods · Elementary
- Gamble Rogers · Middle
- Pedro Menendez · High
Zoned schools reflect the assignments reported on recent Tocoi 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 Tocoi address.
The Tocoi buying strategy.
If we were buying in Tocoi 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 Tocoi.
Reading a thin market
With only a narrow recent closings window to work from, Tocoi doesn't hand you a deep well of comparable sales. That is not a warning so much as a description of how to approach it: each transaction here tells its own story, and a single unusual property can skew any average you try to build. We lean on the specifics of the home in front of us rather than a broad market number that isn't really there.
Location is the steady anchor. Sitting in western St. Johns County near St. Augustine, Tocoi trades proximity to the coast and the historic core for more room and a quieter setting. Buyers who want land and distance from denser development find the tradeoff worthwhile; those who want walkable amenities and dense services will feel the drive.
The location and the amenities are priced into every listing in Tocoi. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume pocket like Tocoi, the value of local read outweighs any dashboard. We underwrite homes one at a time — site, condition, access, and setting — instead of leaning on a thin average, and we will tell you plainly when a property is priced ahead of what it delivers. That candor protects buyers from overpaying and helps sellers set a number the market will actually meet.
Tocoi 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 Tocoi 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 Tocoi sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tocoi, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tocoi home worth?
Get a no-obligation home value based on real comparable sales in Tocoi, 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 Tocoi 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.
38% of homes for sale in ZIP 32092 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 (2026-08-18).
Recent Developments in Tocoi
Development, infrastructure, retail, and school activity affecting Tocoi, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 19 miles north of Tocoi, 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 19 miles northeast of Tocoi, 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 20 miles northeast of Tocoi, elsewhere in St. Johns County.
Source: Nocatee - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 16 miles northwest of Tocoi.
Source: Jax Daily Record - 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 17 miles north of Tocoi, elsewhere in St. Johns County.
Source: Jax Daily Record - February 2026Retail & Dining
Durbin Park Walmart plans an expansion
The Walmart anchoring Durbin Park filed plans to expand in early 2026, reinforcing the retail core of the Interstate 95 and County Road 210 district in northern St. Johns County.
What it may mean for the marketInvestment in Durbin Park's retail anchor signals continued commercial strength in northern St. Johns County, which can reinforce the appeal of nearby residential areas. The project is about 17 miles north of Tocoi, 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
Is Tocoi a buyer's or seller's market right now?
Who is the best real estate agent for Tocoi?
How do I find a top St. Augustine real estate agent who knows Tocoi?
Can Momentum Realty connect me with an agent for Tocoi?
Should you buy in Tocoi?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Tocoi with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 17, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-14 |
| Historical depth | Closed-sale records back to 2001 (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.
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