St. Augustine Beach today
What this means
Values in St. Augustine Beach are about flat (+1.2% in a year), now 8% below the Jul 2022 peak.
Rents are area estimates; check comps for the exact house. Sources and method: how these figures are built.
Quick facts
| St. Augustine Beach | vs St. Johns County | vs Florida | |
|---|---|---|---|
| Population | 6,810 (2025 estimate) | ||
| Growth since 2020 | 0.1% | -26.6 pts | -8.8 pts |
| Median home value | $634,400 | 30% higher | 77% higher |
| Median gross rent | $1,807 | 6% lower | 8% higher |
| Median household income | $100,802 | 8% lower | 35% higher |
| Owner occupied homes | 74.3% | -7.9 pts | +6.7 pts |
| Residents 65 and older | 29.9% | +8.8 pts | +8.6 pts |
| Average commute (minutes) | 24 | 10% lower | 14% lower |
| Homes built 2010 or later | 5.9% | -28.8 pts | -8.3 pts |
| Median property tax paid | $4,465 | 20% higher | 64% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in St. Augustine Beach
Small St. Johns County beach city on Anastasia Island south of St. Augustine, incorporated in 1959.
St. Augustine Beach is a city with its own government, located in St. Johns County.
Known for: St. Augustine Beach Pier area; Anastasia State Park nearby
Development and roads: A1A and State Road 312 are the main routes.
Compared with St. Johns County as a whole, more homes are seasonal or vacation homes (30.2% vs 8.8%); it grew slower than the county since 2020 (0.1% vs 26.7%); housing is older (5.9% built since 2010 vs 34.7%) and homes are pricier than the county median ($634,400 vs $489,200).
If you like the numbers here, also look at Fort Myers Beach ($642,400, $1,836), Key Largo ($643,900, $1,887), St. Pete Beach ($675,700, $1,811).
Growth and housing
Population went from 6,800 in 2020 to 6,810 in 2025 (0.1%), versus 26.7% for St. Johns County.
| 2025 building permits | St. Augustine Beach |
|---|---|
| Single family | 12 |
| 5 or more units | 0 |
| Total units | 12 |
| Per 1,000 residents | 1.8 |
The typical home here was built around 1987. The housing mix is 49.9% detached houses and 23% larger buildings. Households average 2.19 people.
More newcomers from out of state than the county average (6.7% vs 5.3%).
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $2,883 a year |
| Coastal county | check flood zone and elevation per address |
Flood, storms and jobs
St. Augustine Beach has its own flood program rating: CRS class 8, which takes 10% off federal flood premiums in high risk zones. Insured homes in the city filed 202 flood claims since 2000, with $3,005,616 paid. For county flood claims, disaster history and jobs, see the St. Johns County guide (2.9% of homes there are in high risk zones).
Buying a home in St. Augustine Beach
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $580,750 |
| Conforming, one unit | $832,750 |
| Median home value here | $634,400 |
Price to income: 6.3x, compared with 4.5x for the county.
- Conventional: the most common loan in St. Johns County.
- VA: veterans are 7.7% of adults.
Investing in St. Augustine Beach
Long term rentals
| St. Augustine Beach | vs St. Johns County | |
|---|---|---|
| Renter occupied homes | 25.7% | +7.9 pts |
| Rental vacancy | 0% | -5.2 pts |
| Rent as share of renter income | 27.8% | -7.3 pts |
Short term rentals
With 30.2% of homes kept for seasonal use, St. Augustine Beach is a true vacation market.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 5% |
| State sales tax | 6% plus any county surtax |
Nightly rentals depend on local zoning and the HOA; check both. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 49.9% |
| Buildings with 5+ units | 23% |
| Manufactured homes | 0.9% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.