Venetian Isles
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Venetian Isles sits in St. Augustine with a median around $265,000 and a median price per square foot just over $185. Read those two together and the picture is condition- and size-driven: the smaller, updated units carry the per-foot figure, while price is held in check by how compact the typical home here is. This is not a market where you buy on address alone — you buy on what has been done to the specific unit.
Median days on market is 37 — a touch over a month — which reads as a balanced, patient market rather than a bidding war. For sellers, that means realistic pricing and clean condition move you; overreaching sits. For buyers, there is room to inspect, negotiate, and walk if the numbers do not hold. With only seven closings in the window, individual sales swing the averages, so treat every comp as something to verify, not gospel.
The 60-Second Overview
Venetian Isles market snapshot (as of August 17, 2026): the median sale price is about $272K ($191 per sq ft over the trailing 12 months of closed sales), and a median 35 days on market for closed sales.
Venetian Isles is a value-tier St. Augustine community where the median lands in the mid-$260s and homes typically take just over a month to sell — a market that rewards preparation on both sides more than speed.
Who Venetian Isles is best for.
Best for
- Buyers with a budget near the mid-$260s looking to enter St. Augustine without stretching
- Value-focused buyers comfortable weighing condition and updates against per-foot price
- Sellers willing to price to recent, verified comps and present a clean, move-in-ready home
Probably not for
- Buyers who need a large, high-end home with plenty of square footage
- Anyone expecting a fast, competitive sale rather than a roughly month-long timeline
- Buyers who want a deep pool of recent sales to price against with confidence
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 17 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($272K) IS the median in the snapshot above.
Windows contain 0 to 6 sales each (6 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.
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.
33% of homes for sale in ZIP 32095 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 (2026-08-14).
The Venetian Isles buying strategy.
If we were buying in Venetian Isles 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 Venetian Isles.
Reading a thin comp set
The single most important thing to understand here is the small sample. Seven closings in the measured window means the median price and per-foot figures are directional, not precise. A couple of heavily updated or unusually large sales can pull the median around, so anyone pricing to buy or list should pull the actual recent comps and adjust for condition and square footage rather than leaning on the headline number.
The per-foot figure just above $185 is the more stable signal in a thin market because it normalizes for size. Pair it with the 37-day median and you get a community that transacts on merit: well-presented, correctly priced homes clear in about a month, while anything optimistic or dated lingers. That spread between move-in-ready and needs-work is where the real negotiating lives.
The location and the amenities are priced into every listing in Venetian Isles. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume market like Venetian Isles, the averages lie more often than they tell the truth. Our job is to break the comp set down unit by unit — adjusting for size, condition, and updates — so you are not overpaying on a buy or leaving money on a list based on a number that seven sales happened to produce. We will tell you plainly when a listing is priced against reality and when 37 days on market means you have leverage.
Venetian Isles 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 Venetian Isles 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 Venetian Isles sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Venetian Isles, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Venetian Isles home worth?
Get a no-obligation home value based on real comparable sales in Venetian Isles, 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 Venetian Isles?
How long do homes in Venetian Isles take to sell?
Who is the best real estate agent for Venetian Isles?
How do I find a top St. Augustine real estate agent who knows Venetian Isles?
Can Momentum Realty connect me with an agent for Venetian Isles?
Should you buy in Venetian Isles?
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 17, 2026 |
| Under-contract shares | realMLS records, as of 2026-08-14 |
| Historical depth | Closed-sale records back to 2009 (34 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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