Von Balsom Addition
Homes for Sale in St. Augustine, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 1 closed sale in Von Balsom Addition in St. Augustine, FL, the most recent in May 2025. Across St. Augustine as a whole, 2,667 homes closed in the last 12 months at a median of $454,157, 53 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 $6,120 ($5,600 with the full homestead exemption).
Von Balsom Addition is a small St. Augustine pocket in St. Johns County, and the honest starting point is that a name on a plat map tells you less than the individual house does. In a subdivision this compact, price is driven by condition, lot, and how close a given address sits to the historic core rather than by any tidy neighborhood formula. Treat every listing here on its own merits.
With no volume-heavy sales trend to lean on as of mid-2026, buyers should expect a thin, uneven market where one renovated home and one tired one can sell for very different numbers. That cuts both ways: sellers who prep and price to the actual condition of the house tend to control the conversation, and buyers who do their homework on a specific property have more leverage than a headline number would suggest.
The 60-Second Overview
Von Balsom Addition is a small platted addition within St. Augustine, in St. Johns County — the kind of intown pocket where location relative to the historic district and the condition of each individual home matter more than any subdivision-wide average.
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 Von Balsom Addition is best for.
Best for
- Buyers set on an intown St. Augustine location who will diligence a specific house rather than a subdivision average
- Renovation-minded buyers comfortable pricing in the cost of updating older stock
- Sellers willing to prep and price a home to its actual condition to stand out in a thin market
Probably not for
- Buyers who need a large pool of recent comparable sales to justify an offer
- Buyers wanting a uniform, master-planned community with predictable pricing
- Anyone unwilling to underwrite coastal insurance and flood diligence on an older intown property
The market around Von Balsom Addition
Von Balsom Addition is too small for its own price trend, so here is the market around it.
In ZIP 32084, 335 homes are on the market and 25% are under contract — a steady corner of St. Augustine.
Across St. Johns County, 1,855 homes are active and 859 pending (32% under contract).
ZIP and county figures describe the wider market, not Von Balsom Addition specifically. Momentum Research analysis of MLS records.
Recent Developments in Von Balsom Addition
Development, infrastructure, retail, and school activity affecting Von Balsom Addition, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Infrastructure
CR 210 widening westbound lanes set to reopen in St. Johns County
News4Jax reported that all westbound lanes of the County Road 210 widening project in St. Johns County were expected to reopen by the end of Friday, July 31, 2026, ahead of the August 10 school year start. The county said it is managing 44 active road projects totaling $183.1 million this year.
What it may mean for the marketExpands roadway capacity on a major county corridor, improving traffic flow and supporting continued growth along the CR 210 area. The site is about 1 mile southwest of Von Balsom Addition.
Source: News4Jax - July 2026Retail & Dining
Publix opens and more retailers coming to Marketplace at Nocatee
An official Nocatee business update reported that a Publix supermarket with a pharmacy drive-thru and adjacent Publix Liquors has opened at Marketplace at Nocatee. Additional announced tenants include SoFresh in late summer 2026, a Gate gas station, BODYBAR Pilates, a nail spa and a wine and spirits shop. The Hub at Nocatee entertainment concept is slated for 2028.
What it may mean for the marketExpands grocery, dining and everyday retail capacity at a growing town center, adding anchor and service tenants that build out the commercial base of the area. The site is less than a mile east of Von Balsom Addition.
Source: Nocatee - July 2026Development
Six agricultural enclave projects seek to develop 6,500-plus acres in St. Johns County
Jacksonville Today reported that St. Johns County received six proposals totaling more than 6,558 acres for development under a new Florida agricultural enclave law that took effect July 1, 2026. The largest proposal, about 4,462 acres north of Nocatee, comes from the Davis family and the PARC Group. The County Commission scheduled a public hearing on the proposals for August 19, 2026.
What it may mean for the marketSignals a large potential expansion of developable land and future housing and commercial capacity, using a new state process that can convert farmland to residential and commercial use with reduced local review. The site is about 2 miles southeast of Von Balsom Addition.
Source: Jacksonville Today - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 18 miles west of Von Balsom Addition.
Source: Jax Daily Record - May 2026Retail & Dining
Grocery-anchored retail center proposed in Durbin Park
A grocery-anchored retail center was proposed at Durbin Park, the large mixed-use development near Interstate 95 and County Road 210 in northern St. Johns County, adding to the district's existing stores, restaurants, and Walmart-anchored core.
What it may mean for the marketAdded grocery and retail at Durbin Park deepens everyday conveniences in northern St. Johns County, an amenity factor that can support demand for surrounding communities. The site is about 6 miles west of Von Balsom Addition.
Source: Jax Daily Record - February 2026Retail & Dining
Durbin Park Walmart plans an expansion
The Walmart anchoring Durbin Park filed plans to expand in early 2026, reinforcing the retail core of the Interstate 95 and County Road 210 district in northern St. Johns County.
What it may mean for the marketInvestment in Durbin Park's retail anchor signals continued commercial strength in northern St. Johns County, which can reinforce the appeal of nearby residential areas. The site is about 6 miles west of Von Balsom Addition.
Source: Jax Daily Record
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Von Balsom Addition buying strategy.
If we were buying in Von Balsom Addition 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 Von Balsom Addition.
A small intown pocket, read house by house
The value story in an addition like this is location plus condition. Proximity to St. Augustine's historic core, walkable streets, and the Atlantic side of St. Johns County all support intown demand, but a small addition rarely trades on a uniform template. Older housing stock means renovation status is often the single biggest swing factor between two otherwise similar addresses.
Because inventory here is limited, comparable sales are harder to lean on than in a large master-planned community. That makes on-the-ground evaluation — structure, systems, flood and insurance posture given the coastal location, and true walk-time to what you actually want — more important than any single statistic. Do the diligence on the parcel, not the plat name.
The location and the amenities are priced into every listing in Von Balsom Addition. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Small intown additions in St. Augustine reward local knowledge over spreadsheets. We work St. Johns County listing by listing, so we can tell you what a specific home's condition and location are actually worth in a thin market — and, just as often, when a particular property is not the deal it looks like.
Von Balsom Addition 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 Von Balsom Addition 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 Von Balsom Addition sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Von Balsom Addition, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Von Balsom Addition home worth?
Get a no-obligation home value based on real comparable sales in Von Balsom Addition, 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 Von Balsom Addition?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-08-30 |
| Historical depth | Closed-sale records back to 2025 (1 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 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.