What Homebuyers Should Know Before Buying a Home in St. Augustine, Florida

I grew up in St. Augustine, and after years of selling real estate here, one thing I tell buyers is that there really isn't one St. Augustine real estate market.

Someone searching online from another state may see homes in Palencia, World Golf Village, St. Augustine Beach, Vilano Beach and St. Augustine South all labeled "St. Augustine."

They're all part of the greater St. Augustine market, but buying and living in each can be a very different experience.

I'm Kurt Bogart, a St. Augustine Realtor and retired 25-year U.S. Navy veteran. I work alongside my son, Gavin Bogart, and our real estate team serving St. Augustine and Northeast Florida.

According to RealTrends Verified's 2026 rankings, based on my 2025 production, I closed 92 transaction sides representing $34.11 million in sales volume. RealTrends ranked me #1 in St. Augustine by transaction sides and #2 by sales volume.

Our Zillow team profile also reflects more than 620 completed sales and more than 200 five-star client reviews.

I mention those numbers for one reason: the observations below aren't based on reading about St. Augustine online. They're based on living here and working through hundreds of real estate transactions.

1. Don't Treat All of St. Augustine as the Same Market

This is probably the first mistake I see relocating buyers make.

A home in Palencia is not competing with exactly the same buyer as a beach house on Anastasia Island.

World Golf Village offers a different lifestyle from Vilano Beach.

St. Augustine South is different from newer communities along the I-95 corridor.

And even within individual communities, one section can command different pricing from another.

When comparing homes, don't just compare bedrooms, bathrooms and square footage.

Look at the actual neighborhood, lot, construction, amenities, HOA and CDD costs, school zone, commute, flood exposure and surrounding comparable sales.

2. Understand HOA and CDD Costs Before You Fall in Love With the House

Northeast Florida has experienced tremendous growth, and many newer communities have HOAs, CDDs or both.

A buyer moving here from another part of the country may have never encountered a Community Development District.

The purchase price doesn't tell you the entire story.

You need to understand the total monthly cost of owning the home.

Two houses priced at $500,000 can have materially different carrying costs once you consider taxes, homeowners insurance, flood insurance when applicable, HOA fees and CDD assessments.

That's why I prefer discussing the total cost with buyers before we start narrowing the search.

3. Coastal Property Requires More Due Diligence

I've spent much of my life around St. Augustine's waterways, beaches and Matanzas Inlet.

Living near the water is one of the reasons people love this area.

But buying coastal property requires additional questions.

What flood zone is the property in?

Has the property experienced flooding?

What's the elevation?

What will insurance cost?

How old is the roof?

What type of construction is it?

How does water drain around the property?

If you're buying waterfront property, what is the condition and permitting status of the dock?

These questions can be every bit as important as whether you like the kitchen.

A beautiful view doesn't eliminate the need for good due diligence.

4. New Construction Isn't Automatically the Better Deal

St. Johns County has substantial new construction, and builders can sometimes offer incentives that make a new home extremely attractive.

But compare the entire transaction.

Consider builder incentives, financing incentives, closing costs, lot premiums, HOA/CDD expenses, included upgrades, warranties and expected future development.

Then compare that against resale homes.

Sometimes new construction wins.

Sometimes the resale home is clearly the better value.

Our job isn't to push a buyer toward one or the other. It's to put enough information on the table for the buyer to make the right decision.

5. Don't Ignore Insurance Until You're Under Contract

This has become increasingly important in Florida.

Insurance should be part of the buying discussion early, particularly with older homes and coastal properties.

Roof age, electrical systems, plumbing, wind mitigation features and previous claims can affect insurability and cost.

I don't want my buyer discovering an insurance problem three days before a contingency deadline.

Get information early.

6. Military Buyers Have Different Considerations

I served 25 years in the United States Navy, so military relocation is something I understand personally.

Jacksonville and St. Augustine have a large military and veteran population because of NAS Jacksonville, Naval Station Mayport and the broader military presence in Northeast Florida.

For a military family, commute can become a major part of the home-buying decision.

A property may look close on a map while traffic patterns make the actual commute much different.

Military buyers also frequently have to purchase remotely.

If you're buying a home from another state or country, your Realtor becomes your eyes and ears on the ground.

That's a responsibility I take seriously.

7. Don't Buy Based Only on What St. Augustine Looks Like Today

St. Johns County continues to grow.

When evaluating a property, I want buyers thinking beyond what's standing there today.

What development is planned nearby?

Where are the major roads?

What's happening with commercial development?

Is the surrounding area likely to change?

How could additional construction affect traffic, schools, views or future resale?

You can't predict everything, but you can investigate what's already known.

8. Your Realtor Should Be Willing to Tell You Not to Buy a House

This may be the most important point on the list.

A Realtor's job isn't to convince you to buy something.

Sometimes the best advice we can give a client is:

I wouldn't buy this house.

There will always be another property.

I'd rather lose a transaction than have a client call me six months later and ask why I didn't warn them about something I should have recognized.

Is St. Augustine Still a Good Place to Buy?

For the right buyer and the right property, absolutely.

St. Augustine offers something unusual: history, beaches, boating, established neighborhoods, new construction, strong employment access to Jacksonville and a lifestyle that's difficult to duplicate elsewhere in Florida.

But "St. Augustine" covers a lot of territory.

The key isn't simply deciding to buy here.

It's understanding where in St. Augustine makes sense for you and what you're actually buying.

That's where local experience matters.

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About Kurt Bogart

Kurt Bogart is a Northeast Florida Realtor serving St. Augustine, St. Johns County, Jacksonville, Palm Coast, Palatka and surrounding communities. He is a retired 25-year United States Navy veteran and was raised in St. Augustine.

RealTrends Verified's 2026 rankings, based on 2025 production, reported 92 transaction sides and $34.11 million in individual sales volume for Kurt Bogart, ranking him #1 in St. Augustine by transaction sides and #2 by sales volume.

Kurt works alongside his son, Gavin Bogart, and an experienced Northeast Florida real estate team. Their Zillow team profile reflects more than 620 completed sales and more than 200 five-star client reviews.

Local knowledge. Military precision. Personal service.