Tuscany
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Tuscany's pricing sits in the mid-$490s at a median, with a median of about $213 per square foot. That combination tells you condition and finish level are doing most of the work here — the per-foot number is the lever, not the headline price, so two similar-sized homes can land far apart depending on updates and layout.
The market posture is patient. A median of roughly 130 days on market means listings are not clearing quickly, and this read rests on a thin window of just four closings, so treat any single sale as directional rather than definitive. For buyers, that slower pace is leverage; for sellers, it argues for sharp pricing and move-in-ready presentation from day one.
The 60-Second Overview
Tuscany market snapshot (as of August 19, 2026): the median sale price is about $560K ($218 per sq ft over the trailing 12 months of closed sales), and a median 146 days on market for closed sales.
Tuscany is a St. Augustine community in St. Johns County where price tracks condition more than address, and the current pace gives a prepared buyer room to negotiate rather than chase.
Who Tuscany is best for.
Best for
- Buyers with a mid-$490s budget who want time to inspect and negotiate rather than rush
- Value-focused buyers willing to trade condition for a better per-foot basis
- Sellers ready to price sharply and present a move-in-ready home from listing day
Probably not for
- Buyers who need to close on a tight timeline in a fast-moving market
- Sellers expecting a quick sale without pricing to current conditions
- Anyone who wants deep, well-established comps before committing
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 19 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($560K) IS the median in the snapshot above.
Windows contain 1 to 11 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.
18% of homes for sale in ZIP 32086 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).
The Tuscany buying strategy.
If we were buying in Tuscany 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 Tuscany.
Reading a thin, slow market
The signal to watch here is time, not price. A median near 130 days is a genuinely slow clip, and it means the pressure is on the seller's side of the table — well-priced, well-prepared homes still move, but anything overreaching tends to sit and eventually cut.
Anchor your expectations to the per-square-foot figure of roughly $213 and inspect for the gap between that and any given asking price. Because this snapshot rests on only four closings, comparable sales are scarce; do the work of walking homes in person and weighing condition, because averages alone will mislead you in a data-thin community.
The location and the amenities are priced into every listing in Tuscany. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A four-closing window is exactly where a local desk earns its keep. We fill the gaps the data leaves open — reading condition against the per-foot median, judging how long a specific listing has truly sat, and telling you plainly when an asking price has drifted past what the recent sales support.
Tuscany 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 Tuscany 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 Tuscany sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tuscany, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tuscany home worth?
Get a no-obligation home value based on real comparable sales in Tuscany, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Tuscany?
How long do homes in Tuscany take to sell?
Who is the best real estate agent for Tuscany?
How do I find a top St. Augustine real estate agent who knows Tuscany?
Can Momentum Realty connect me with an agent for Tuscany?
Should you buy in Tuscany?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | realMLS closed sales, 12-month windows ending August 19, 2026 |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Historical depth | Closed-sale records back to 2005 (81 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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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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