St. Augustine Beach and Anastasia Island 32080: What 12 Months of MLS Data Show

Lighthouse Avenue on Anastasia Island is one of those streets that makes people want to move here. Old cottages and two story porches sit under live oaks, the striped St. Augustine Lighthouse peeks over the trees, and a few minutes away the beach at St. Augustine Beach is quiet on a fall weekday. It is easy to see why buyers fall for this part of St. Johns County. The question is what the market looks like right now.

I pulled twelve months of MLS data for the 32080 ZIP code so you can see how the island market has been moving heading into the winter season.

What 32080 Covers and Where the Numbers Come From

The 32080 ZIP code covers Anastasia Island, including the city of St. Augustine Beach and nearby beach neighborhoods across the Bridge of Lions from downtown St. Augustine. All figures below come from FlexMLS market statistics for residential listings, which include single family homes, townhomes and condos, from October 2025 through September 2026. Because so many island sales are condos, the medians are a blend, and a few oceanfront sales can move a single month.

Prices

The median sold price in September 2026 was $575,000. Over the twelve months, the monthly median ranged from $440,000 in November 2025 to $635,000 in August 2026. The median list price of active listings in September was $580,000, down a bit from the low $600,000s seen in the spring.

The swings are mostly about mix. A month with more condo sales pulls the median down, and a month with more single family homes on the island pulls it up. When you are pricing or shopping, compare similar property types on similar streets, not the ZIP code median.

Inventory and Months of Supply

There were 168 active residential listings in 32080 in September 2026, down from 200 in October 2025. Closed sales totaled 320 over the twelve months, about 27 per month. At that pace, current inventory equals roughly six months of supply.

Six months is often used as the line between a balanced market and a buyer's market. That means buyers on the island have choices, and sellers are competing with other listings, especially in the condo segment.

One number to watch: pending sales in September 2026 were 16, the lowest monthly count in the twelve month window. That is typical of a slower late summer and early fall stretch, but it means sellers listing this fall should expect buyers to take their time.

How Long Homes Are Taking to Sell

Average days on market in September 2026 was about 67 days. Over the twelve months it ranged widely, from about 52 days in July 2026 to about 149 days in March 2026. Island homes tend to sell in waves around the winter and spring visitor seasons, and condos with special assessments or insurance questions can take longer.

How Close to Asking Price

In September 2026, 32080 homes sold for 95.4 percent of their final list price and 93.2 percent of their original list price. Over the year, the sale to original list ratio ranged from about 90.2 to 94.5 percent.

Put simply, many sellers have been reducing their price before they get an offer. Starting at the right number saves time and often ends in a better result than starting high and chasing the market down.

What This Means for Buyers

• You have options. With about six months of supply, there is no need to rush into a home that is not right.
• Look at price history. A listing with one or two reductions may be ready to negotiate.
• Do your homework on condos. Review association reserves, recent and planned assessments, and insurance before you write an offer.
• Get insurance quotes early. Proximity to the water and the age of the roof can make a big difference.

What This Means for Sellers

• Price for today's market. Use recent sales of similar homes, not last spring's high points.
• Make it show ready. In a market with more choices, condition and presentation separate the homes that sell from the ones that sit.
• Have your documents ready. Roof age, wind mitigation report, flood information and association documents make buyers more comfortable.

If you are deciding between the island and the beaches farther north, my comparison of St. Augustine Beach and Ponte Vedra Beach lays out the differences in lifestyle and price.

Frequently Asked Questions

What is the median home price in St. Augustine Beach 32080?

FlexMLS shows a median residential sold price of $575,000 in September 2026 for the 32080 ZIP code, with monthly medians between $440,000 and $635,000 over the prior twelve months. The figure includes condos and townhomes.

Is St. Augustine Beach a buyer's market?

With roughly six months of supply as of September 2026, 32080 is at the line between balanced and a buyer's market. Specific streets, buildings and price ranges can vary.

How long does it take to sell a home on Anastasia Island?

Average days on market in 32080 was about 67 days in September 2026, but it ranged from about 52 to 149 days over the prior twelve months depending on the season.

How much below asking are homes selling in 32080?

In September 2026, homes sold for 95.4 percent of final list price and 93.2 percent of original list price, according to FlexMLS.

Search Homes on Anastasia Island

What To Do Right Now

1. Decide whether you want a single family home or a condo on the island, since the two markets behave differently.
2. When you see a listing you like, check its original list price and days on market.
3. If you are selling, gather your roof, wind mitigation and association documents before you list.
4. Call or text me at (904) 863-6679 for a street level sales report on Anastasia Island.

Cover photo: Lighthouse Avenue, Anastasia Island, St. Augustine, FL - 50769141431 by w_lemay, CC BY-SA 2.0, via Wikimedia Commons.