St. Augustine (City) + Anastasia Island / St. Augustine Beach

Which county is St. Augustine in?

St. Augustine is in St. Johns County, Florida (ZIP codes 32080, 32084, 32086). Property taxes, flood maps and permits run through St. Johns County.

What kind of homes are in St. Augustine?

Mainland city: wood-frame and masonry houses from the 1800s through the 1920s in the HP districts and Lincolnville (548 contributing buildings listed 1991), with exterior changes in HP-1 to HP-5 reviewed under the city's Architectural Guidelines for Historic Preservation. Anastasia Island: Davis Shores (platted 1925) has post-WWII concrete-block 2-3 bedroom ranches from the 1950s-60s mixed with newer rebuilds, plus canal/waterfront condos (Salt Run, Inlet Place, Corona Del Mar); St. Augustine Beach and Crescent Beach are dominated by 1970s-2000s oceanfront and near-ocean condominiums (e.g., Anastasia by the Sea) and single-family homes on small coastal lots. Newer master-planned subdivisions with CDDs are on the mainland (Bannon Lakes, St. Augustine Lakes, Rivers Edge), not on the island.

Is St. Augustine in a flood zone?

Barrier-island and river-adjacent parcels sit largely in Special Flood Hazard Areas: oceanfront lots on Anastasia Island carry VE (wave-velocity) designations and the Matanzas River/Salt Run/Davis Shores side is predominantly AE; interior dune ridge sections of the island and higher mainland ground west of US 1 are commonly X. The City of St. Augustine Planning and Building Department (904-825-1065) holds elevation certificates for SFHA structures built after 1991 and offers a Flood Hazard Viewer; FEMA MSC (msc.fema.gov) and the St. Johns County flood zone viewer are the official panel sources. Elevation certificates are routinely required for AE/VE lots for both insurance rating and permitting substantial improvements. Sources: https://www.citystaug.com/332/Flood-Zone-Maps ; https://www.staugbch.com/building/page/floodplain-information ; https://msc.fema.gov

What drives home insurance costs in St. Augustine?

The island and Vilano-to-Crescent Beach corridor fall inside the building-code wind-borne debris region, so wind premiums start higher than inland St. Johns County. Citizens Property Insurance requires a roof-condition inspection for roofs over 15 years old and generally caps new-policy shingle roofs at about 25 years; wind-mitigation inspections (roof shape, straps, opening protection) materially affect rating. Condominiums of 3+ habitable stories that are 30+ years old (25 if the local jurisdiction elects, near salt water) are subject to Florida milestone inspections (F.S. 553.899) and 10-year Structural Integrity Reserve Studies (F.S. 718.112(2)(g)); buyers of 1970s-80s beachfront condos should request the milestone report and SIRS. Pre-1950 historic homes commonly surface 4-point inspection items (knob-and-tube or cloth wiring, galvanized plumbing, older roofs). Sources: https://atesariskadvisors.com/blog/st-johns-county-homeowners-insurance-2026 ; https://shieldlineroofing.com/citizens-insurance-roof-requirements-florida/ ; https://www.falkehoa.com/florida-milestone-inspections-sirs-2025-2026/

Does St. Augustine have CDD or HOA fees?

Are short-term rentals allowed in St. Augustine?

City of St. Augustine: Ordinances 2019-50/51/52 require annual registration ($303.03 base + $79.30 per bedroom) with a Fire Department life-safety inspection; RS-1/RS-2 zones allow rentals only for one week or longer, HP-1 requires monthly minimums, other districts allow nightly (https://www.citystaug.com/830/Short-Term-Rentals). St. Augustine Beach has its own transient-rental ordinance (https://www.staugbch.com/citymanager/page/transient-rentals). Unincorporated St. Johns County east of the Intracoastal requires annual STR registration, DBPR license, and caps occupancy at 2 per sleeping room / max 10 under LDC Sec. 2.02.04.B.19 (https://www.sjcfl.us/short-term-vacation-rentals/).

How do you get around from St. Augustine?

US 1 and I-95 run north-south on the mainland; SR 16 and SR 207 connect to I-95; SR A1A runs the length of Anastasia Island. Island access is limited to the Bridge of Lions (two-lane bascule, opens on the hour/half-hour, https://www.citystaug.com/393/Bridge-of-Lions) and the four-lane SR 312 (Mickler-O'Connell) bridge, making both chokepoints for beach traffic and evacuation. Sunshine Bus Company (St. Johns County COA) operates deviated fixed routes; the Blue and Green lines serve Anastasia Island (https://www.sjcfl.us/public-transit/). MLS: Northeast Florida (realMLS).

What should you check before making an offer in St. Augustine?

Nearby areas

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