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Benjamin Subercaseaux, Sales Associate · Florida Homes Realty & Mortgage

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The red-and-white striped St. Augustine Lighthouse rising above the trees on Anastasia Island.

St. Johns County · City of St. Augustine · City of St. Augustine Beach · unincorporated Anastasia Island (Butler Beach, Crescent Beach, Treasure Beach) · 32080 · 32084 · 32086

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

St. Augustine sits on the Matanzas River about 40 miles south of downtown Jacksonville; the mainland city is the oldest continuously occupied European settlement in the U.S. and contains five Historic Preservation (HP-1 to HP-5) zoning districts plus the National Register Lincolnville Historic District. Anastasia Island is a 14-mile barrier island east of the city, bounded by the Atlantic and the Matanzas River, holding the separate municipality of St. Augustine Beach, Anastasia State Park, and unincorporated beach communities south to Matanzas Inlet. The Bridge of Lions (SR A1A) and the SR 312 bridge are the two road links between the mainland and the island.

Median sale

$463,000

as of 2025-11

CDD

Some

$1,500-$2,800 in mainland master-planned communities; none typical on Anastasia Island or in the historic city/yr typical

School district

St. Johns County School District

Find zoned schools ↗

To downtown

50 min

typical off-peak

Housing stock

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.

Flood zones

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

Insurance factors

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/

CDD and HOA

CDDs are on the mainland side: Bannon Lakes CDD, St. Augustine Lakes CDD, Rivers Edge II/III CDDs, Antigua at St. Augustine CDD. Anastasia Island housing is older platted subdivisions and condo associations rather than CDD communities. Sources: https://bannonlakescdd.com/ ; https://staugustinelakescdd.com/ ; https://riversedge2cdd.com/ ; https://movewithmomentum.com/data/st-augustine-hoa-cdd-database

Historic city and Davis Shores: mostly no HOA. Island condominiums: association fees commonly $400-$1,200/month (movewithmomentum database). Newer mainland subdivisions: mandatory HOAs.

Short-term rentals

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/).

Getting around

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).

Before you make an offer here

  • Which flood zone (X vs AE vs VE) and is there an existing elevation certificate; FEMA MSC panel and city viewer.
  • For HP-1 to HP-5 properties: what exterior work requires Historic Architectural Review Board approval.
  • Which STR jurisdiction applies (City of St. Augustine, St. Augustine Beach, or unincorporated county) and the rental-frequency limit for the zoning district.
  • For condos 30+ years old and 3+ stories: milestone inspection report, SIRS, and reserve funding status.
  • Roof age and wind-mitigation report, plus whether the property is in the wind-borne debris region.

Sources

Updated 2026-08-25. Facts change — verify anything material before you rely on it.