Trying to make sense of the St. Augustine housing market? Between headlines, online charts, and neighborhood chatter, it can feel noisy fast. You want clear, local basics so you can decide when to move, how to price, or what to offer. In this guide, you’ll learn the fundamentals of how our market works, the metrics that matter, seasonal patterns in St. Johns County, and where to find reliable local data. Let’s dive in.
St. Augustine market at a glance
St. Augustine sits within St. Johns County, so most reliable housing data is reported at the county level. That means you’ll often compare city neighborhoods to county-wide trends when reviewing monthly market reports. City-only stats can be sparse, so learning how to read county data is key.
Drivers of demand
- Tourism and short-term rentals influence condo and second-home activity, especially near downtown and the beaches.
- Seasonal residents and retirees arrive in fall and winter, which can support buyer demand when many northern markets slow.
- Proximity to Jacksonville expands the job base and commuting options, which keeps year-round demand steady.
- Many buyers look at local school ratings and district reputation as one factor in their decision-making. Use neutral, verified sources when you research.
What shapes supply
- Historic districts have limited infill opportunities, which can keep inventory tight.
- Coastal development follows environmental and regulatory rules, which can affect the pace of new listings.
- Master-planned communities and new construction in greater St. Johns County add supply on the suburban edge, often with builder incentives.
The metrics that matter
Real estate reports use a handful of core indicators. Knowing these helps you read any chart or headline with confidence.
Median sale price
- Definition: The middle sale price in a set of closed deals. Half of homes sold for more, half for less.
- Why it matters: It shows the overall price level and trend over time.
- How to read it: Focus on 12-month trends and year-over-year comparisons. One month’s jump can simply reflect a different mix of homes sold.
Months of supply
- Definition: Active listings divided by the average number of homes sold per month. It estimates how long it would take to sell current inventory at the current pace if no new homes were listed.
- Rule of thumb: Under 3 months often favors sellers, 3 to 6 months is balanced, and over 6 months favors buyers, based on common industry guidance.
- Local nuance: Historic cottages and beachfront condos can behave differently than the county average because the buyer pool is specialized.
Days on market
- Definition: The time from when a property is listed to when it goes under contract, often reported as the median.
- Why it matters: Shorter days on market signal strong demand or sharp pricing. Longer times can indicate overpricing or slower segments.
- Tip: Some systems reset the clock when a listing is re-listed. “Days to contract” from closed sale records is often clearer when available.
Inventory and activity
- Inventory: The number of active listings at a point in time.
- New listings: Homes that hit the market during a period.
- Pending sales: Homes under contract that have not closed yet. This is a near-term demand signal.
- Closed sales: Completed transactions that determine medians and months of supply.
Watch how these move together. If pending sales rise while inventory falls, demand is outpacing supply. If inventory climbs and pending sales dip, the market is loosening.
Price per square foot and tiers
- Price per square foot helps compare similar property types. Use it for apples-to-apples comparisons, like one-story cottages or comparable condos.
- Different price tiers move at different speeds. Entry and mid-tier homes can see faster turnover, while luxury segments often have more months of supply and longer days on market.
How seasonality plays out locally
Seasonality in St. Augustine follows broad national patterns with a Florida twist.
Spring strength
Spring is typically the most active season for new listings and offers. Many buyers and sellers aim to close before summer. Expect tighter months of supply and shorter days on market.
Summer steadiness
Summer brings steady activity from local buyers and families planning moves. Some seasonal buyers are less available. Volume can remain healthy, but you may see slightly longer days on market than spring.
Fall window
Fall often brings a second, shorter surge, especially in September and October. Motivated buyers look for opportunities while inventory moderates.
Winter demand in Florida
While many northern markets slow in winter, St. Augustine benefits from visitors and seasonal residents. This can support demand for condos and second homes near the beaches and downtown. Single-family neighborhoods still move, but activity may shift by product type.
What this means for you
- Buyers: If you want more negotiating room, consider late summer or fall. If you want more choices, shop in late winter into spring when new listings ramp up.
- Sellers: Listing in late winter or early spring can widen your buyer pool. In any season, presentation, pricing, and strategy matter more than the calendar in a tight-inventory market.
Where to find reliable local data
You can follow the market without getting lost in conflicting numbers by sticking to trusted sources.
Primary sources in St. Johns County
- St. Johns County Association of REALTORS and the local MLS. Look for monthly county-level reports that include median price, closed and pending sales, days on market, new listings, and months of supply.
- Florida Realtors. State and county reports often summarize the same MLS data for an easy overview.
- City and county planning departments. Building permits and development updates help you understand future supply.
National and aggregator context
National Association of REALTORS publishes definitions and national context for months of supply and other indicators. Consumer data aggregators can show trends for price, inventory, and days on market. For the most precise local view, prioritize MLS and county reports first.
How to keep your snapshot current
- Pull the newest monthly market report for St. Johns County and note the month and year.
- Favor year-over-year or 12‑month rolling trends to avoid seasonal noise.
- Segment by property type and, if possible, price tier. Condos near the beach may not move like suburban single-family homes.
- If you share numbers in a post or presentation, add a note such as: Data current as of [Month Year]. Check the latest local MLS report for updates.
Quick examples to read reports
These simple examples show how the math works. They are for illustration only, not current local figures.
- Months of supply example: If there are 360 active listings and the market averages 120 closed sales per month, months of supply equals 360 divided by 120, or 3.0 months. That reads like a near-balanced to slightly seller-leaning market.
- Median price change example: If the median sale price last June was 400,000 dollars and this June is 420,000 dollars, then the year-over-year change is 5 percent.
Use this mindset when reviewing local reports. Always check the label on the chart for the timeframe and the source.
How to apply this if you are buying
- Define your segment. Decide on property type, price range, and key neighborhoods. Compare price per square foot within that group.
- Watch pending sales. Rising pending activity with flat inventory suggests stronger competition ahead.
- Track days on market by tier. If your price point is seeing longer days, you may have more room to negotiate.
- Get pre-approved early. Strong financing helps you move fast when days on market are short.
- Plan for seasonality. Expect more competition in spring. If you are flexible, shop in late summer or fall for potential leverage.
How to apply this if you are selling
- Use months of supply for your price band. If supply is tight, price confidently but avoid overreaching. If supply is higher, sharpen pricing and presentation.
- Watch new listings. If your neighborhood inventory climbs, aim to be the best-presented option on day one.
- Prepare for the first two weeks. Most showings happen early if pricing and marketing are on point.
- Leverage staging and standout media. Great photos and clear listing copy help buyers visualize value, especially in competitive seasons.
- Time your launch. Late winter into spring can expand your buyer pool, but strategic pricing and a strong launch plan matter in any month.
Work with a local advocate
You do not need to track every chart. You need the right data and a plan that fits your goals, property type, and timeline. With boutique, negotiation-first representation and deep local knowledge of St. Augustine and greater St. Johns County, you can move with clarity and confidence. If you want a tailored read on your segment and a strategy to match, reach out to Amy Wojaczyk to get started.
FAQs
What is months of supply in St. Augustine and why does it matter?
- It estimates how long current inventory would take to sell at the recent pace. Under 3 months often favors sellers, 3 to 6 months is balanced, and over 6 months favors buyers.
How does seasonality affect buying in St. Johns County?
- Spring tends to be most competitive, fall often brings a secondary window for deals, and winter demand can stay firm due to seasonal visitors.
Do historic or coastal homes behave differently than suburban areas?
- Often yes. Historic and beachfront segments can have tighter effective supply and unique buyer pools, so trends may differ from county averages.
Where can I find up-to-date local housing numbers?
- Check the monthly county report from the St. Johns County Association of REALTORS or Florida Realtors for median price, inventory, days on market, and sales counts.
What does days on market tell me as a buyer or seller?
- Shorter days on market signal strong demand or sharp pricing; longer times can mean softer demand or overpricing in that tier.
When is the best time to list in St. Augustine?
- Late winter to early spring usually brings the largest buyer pool, but pricing, presentation, and a strong launch strategy matter more than the calendar.
