Vaill Point Terrace
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of CHAD AND SANDY REAL ESTATE GROUP · via realMLS
Vaill Point Terrace is a small St. Augustine enclave in St. Johns County, and with a pocket this size the story is less about a market trend and more about the individual house. Price here is driven by condition, lot, and the specifics of the property in front of you rather than by a deep, fast-moving comp set. When only a handful of homes trade, one updated kitchen or one deferred-maintenance roof moves the number more than any broader curve.
For a buyer, that means underwriting each listing on its own merits and not assuming the last sale sets your price. For a seller, it means presentation and honest condition disclosure carry real weight, because there aren't enough active comparables to hide behind. Both sides should treat pricing as a case-by-case exercise, not a plug-and-play formula.
Vaill Point Terrace 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 July 15, 2026. Confidence: Low (1 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 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 Vaill Point Terrace. Swipe to explore the community.
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Vaill Point TerracePhotos from realMLS listings in Vaill Point Terrace; content deemed reliable but not guaranteed.
Who Vaill Point Terrace is best for.
Best for
- Buyers prioritizing St. Augustine location and coastal proximity over having many homes to compare at once
- Patient buyers willing to wait for the right individual property rather than the first available one
- Sellers with a well-kept home who can benefit from limited local competition
Probably not for
- Buyers who need to close quickly and require a wide menu of active listings
- Buyers wanting the amenities and predictable pricing of a large master-planned community
- Anyone uncomfortable underwriting a purchase on a home-by-home basis with few comparables
The market around Vaill Point Terrace
Vaill Point Terrace is a small community — 10 recorded sales on file, most recently in 2025 — too few for its own price trend. Here is the market around it.
In ZIP 32086, 152 homes are on the market and 21% are under contract — a steady corner of St. Augustine.
Across St. Johns County, 1,921 homes are active and 1,005 pending (34% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Vaill Point Terrace specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Vaill Point Terrace
Live MLS inventory for Vaill Point Terrace. 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 Vaill Point Terrace listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Life at Vaill Point Terrace
- Security Gate · reported on 1 of 2 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
- Otis A. Mason · Elementary
- Gamble Rogers · Middle
- Pedro Menendez · High
Zoned schools reflect the assignments reported on recent Vaill Point Terrace 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 Vaill Point Terrace address.
The Vaill Point Terrace buying strategy.
If we were buying in Vaill Point Terrace 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 Vaill Point Terrace.
A small pocket in a large county
St. Johns County is one of Northeast Florida's most active real estate markets, but Vaill Point Terrace sits as a distinct, small piece of it. That scale cuts two ways: limited turnover can mean patience for a buyer waiting on the right listing, and it can mean genuine scarcity value for a seller with a well-kept home. Neither is guaranteed — it depends on what comes to market and when.
Location does a lot of the work here. St. Augustine puts the historic district, the waterfront, and beach access within reach, and St. Johns County services surround the area. Because we can't lean on a wide statistical sample, the practical move is to weigh proximity, lot, and home condition directly rather than expecting a large dataset to tell the whole story.
The location and the amenities are priced into every listing in Vaill Point Terrace. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-turnover pocket like Vaill Point Terrace, the value we add is judgment, not volume. We read each property on condition and location, tell you when a list price is optimistic, and flag when a home is genuinely the right fit versus when you'd be better served waiting or looking nearby in St. Johns County. If it isn't your community, we'll say so.
Vaill Point Terrace 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 Vaill Point Terrace 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 Vaill Point Terrace sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Vaill Point Terrace, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Vaill Point Terrace home worth?
Get a no-obligation home value based on real comparable sales in Vaill Point Terrace, 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 Vaill Point Terrace on the map →
20% 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 (2026-07-18).
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
Is Vaill Point Terrace a buyer's or seller's market right now?
Who is the best real estate agent for Vaill Point Terrace?
How do I find a top St. Augustine real estate agent who knows Vaill Point Terrace?
Can Momentum Realty connect me with an agent for Vaill Point Terrace?
Should you buy in Vaill Point Terrace?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Vaill Point Terrace with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: July 14, 2026) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2015 (13 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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