Venndale Acres
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 10 closed sales in Venndale Acres in St. Augustine, FL since 2004, the most recent in April 2022. Across St. Augustine as a whole, 2,670 homes closed in the last 12 months at a median of $453,314, 52 median days on market, with 685 homes for sale today. At that median and St. Johns County's FY2025-26 rate of 13.47 mills, annual property tax runs about $6,110 ($5,590 with the full homestead exemption).
Venndale Acres is a St. Johns County pocket where price is driven less by a single formula and more by the condition and character of the individual property. Without a tight band of comparable sales to anchor to, buyers and sellers here should expect a wider spread than in a cookie-cutter subdivision, and that spread rewards homework over assumptions.
As of mid-2026, treat this as a market where the specifics of each listing matter more than any headline figure. A seller who prepares the property well and prices to the actual condition tends to control the conversation; a buyer who understands what they are looking at can find footing where a less-informed shopper would overpay. Neither side should lean on shortcuts.
The 60-Second Overview
Venndale Acres sits in St. Augustine within St. Johns County, close enough to the region's coastal draw and road network to stay practical without feeling like a production-built enclave. It reads more as an acreage-oriented address than a dense grid of matching rooftops.
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.
Who Venndale Acres is best for.
Best for
- Buyers prioritizing lot size and an acreage feel over a matching-rooftop subdivision
- Buyers willing to underwrite condition and lot usability rather than lean on a formula
- Sellers ready to prepare a property and price it to its actual condition
Probably not for
- Buyers who want tight, easy comps and a predictable per-square-foot price
- Buyers seeking a low-maintenance, uniform production subdivision
- Anyone expecting a fast, formula-driven transaction with minimal due diligence
The market around Venndale Acres
Venndale Acres is too small for its own price trend, so here is the market around it.
In ZIP 32084, 325 homes are on the market and 21% are under contract — a steady corner of St. Augustine.
Across St. Johns County, 1,840 homes are active and 837 pending (31% under contract).
ZIP and county figures describe the wider market, not Venndale Acres specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Venndale Acres, St. Augustine
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 Venndale Acres buying strategy.
If we were buying in Venndale Acres 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 Venndale Acres.
Reading value in an acreage pocket
Communities with an acreage feel tend to price on the merits of the parcel and the structure rather than on a uniform per-square-foot rule. That means lot usability, home condition, updates, and access all carry real weight here. Two properties a short distance apart can justify very different numbers, and that is normal for this kind of address.
For anyone transacting in Venndale Acres, the practical takeaway is to underwrite the individual property, not the label. Confirm what the lot actually allows, what the home has and has not had done, and how it compares to whatever recent activity exists nearby. This is a place where careful due diligence changes the outcome more than the calendar does.
The location and the amenities are priced into every listing in Venndale Acres. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a pocket like Venndale Acres, where value hinges on the specifics of each parcel rather than a tidy comp set, the edge comes from local read and honest pricing. We work St. Johns County closely enough to tell you when a listing is priced to its condition and when it is not, and we will tell you plainly when this community is the wrong fit for your goals.
Venndale Acres 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 Venndale Acres 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 Venndale Acres sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Venndale Acres, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Venndale Acres home worth?
Get a no-obligation home value based on real comparable sales in Venndale Acres, 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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Should you buy in Venndale Acres?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2004 (10 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 local comps.
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