Verano Creek
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of NORTH FLORIDA REAL ESTATE PARTNERS INC · via realMLS
Verano Creek sits in St. Augustine, inside St. Johns County. With a closing window of just two sales in the most recent snapshot, this is a thin-data community — price here is driven far more by the individual home's condition, lot, and finish level than by any broad market trend you could chart. Treat any single sale as a data point, not a benchmark.
For a buyer, that thinness means you negotiate on the merits of the specific house rather than a running comp stream. For a seller, it means pricing takes real work: a stale or over-optimistic list number has little market chatter to correct it, so getting the launch price right on day one matters more here than in a high-volume neighborhood.
Verano Creek right now
🟢 Buyer-leaning market. 15.0 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 4, 2026. Confidence: Medium (5 active and pending listings, 4 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($396K) is up 1.7% from the prior 12 months ($390K). With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level realMLS closed sales, 12-month windows ending August 4. Confidence: Low (4 and 9 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 4, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Verano Creek right now
🟢 Buyer-leaning market. 30.0 months of supply and 29% 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: Medium (7 active and pending listings, 2 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 Verano Creek. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Verano CreekPhotos from realMLS listings in Verano Creek; content deemed reliable but not guaranteed.
Who Verano Creek is best for.
Best for
- Buyers who want a St. Johns County address and are willing to evaluate a home on its own condition rather than a running average
- Patient buyers prepared to wait for the right listing in a low-turnover area
- Sellers ready to invest in disciplined, evidence-based pricing at launch
Probably not for
- Buyers who need multiple recent comparable sales before committing
- Anyone wanting a fast, high-liquidity market with frequent inventory turnover
- Sellers expecting quick momentum from heavy neighborhood sales activity
The market around Verano Creek
Verano Creek is a small community — 21 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32095, 327 homes are on the market and 32% are under contract — a fast-moving 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 Verano Creek specifically. Momentum Research analysis of MLS records.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 4 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($396K) IS the median in the snapshot above, and the move from 2025 ($390K) IS the +1.7% one-year change.
Windows contain 0 to 53 sales each (4 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.
35% 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 (2026-08-01).
Verano Creek Market Scorecard
Verano Creek is currently a buyer-leaning market. About 15.0 months of supply, a median asking price of $429,000, and homes go under contract in about 88 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Verano Creek
Live MLS inventory for Verano Creek. 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 · 135 daysTop listing
Active · 68 days
Active · 8 days
Active · 85 days
Active · 1 days
Pending · 47 days
Pending · 67 daysActive and pending Verano Creek listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Verano Creek on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Verano Creek
- Dog Park · reported on 5 of 8 listings
- Maintenance Grounds · reported on 3 of 8 listings
- Jogging Path · reported on 3 of 8 listings
- Park · reported on 2 of 8 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
- Palencia · Elementary
- Sebastian · Middle
- St. Augustine · High
Zoned schools reflect the assignments reported on recent Verano Creek 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 Verano Creek address.
The Verano Creek buying strategy.
If we were buying in Verano Creek 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 Verano Creek.
Reading a thin market
The defining feature of Verano Creek right now is low transaction volume — only a two-closing window backs this snapshot. That is not a flaw so much as a characteristic: in a smaller St. Augustine community, months can pass between meaningful sales, and the homes that do trade can differ enough that a straight price comparison misleads more than it informs.
The practical takeaway is to underwrite the house, not the neighborhood average. Condition, upgrades, lot position, and how long a listing has been sitting will tell you more than a headline number. When comparable evidence is scarce, disciplined pricing and patient, well-supported offers win.
The location and the amenities are priced into every listing in Verano Creek. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Thin-data communities like Verano Creek reward local judgment over dashboards. We pull the actual closings, look at what each home offered and how it was priced, and build a strategy off the specifics rather than a shaky average — whether that means positioning your listing to lead a quiet market or structuring an offer where comps are scarce.
Verano Creek 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 Verano Creek 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 Verano Creek sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Verano Creek, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Verano Creek home worth?
Get a no-obligation home value based on real comparable sales in Verano Creek, 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 Verano Creek on the map →
34% 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 (2026-07-18).
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 Verano Creek a buyer's or seller's market right now?
Do cash buyers compete in Verano Creek?
Who is the best real estate agent for Verano Creek?
How do I find a top St. Augustine real estate agent who knows Verano Creek?
Can Momentum Realty connect me with an agent for Verano Creek?
Should you buy in Verano Creek?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Verano Creek 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 2021 (88 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.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 4, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 4, 2026 |
| Under-contract shares | realMLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2021 (90 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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