Retiring to Northeast Florida

Realtor for Retirees Moving to St. Augustine & St. Johns County

Joey Larsen is a REALTOR® with La Rosa Realty North Florida (Retire Me To Florida) who helps retirees relocate to St. Augustine and St. Johns County, Florida. A Seniors Real Estate Specialist® (SRES®) and U.S. Army veteran licensed since 2014, Joey helps buyers compare towns, 55+ communities, flood zones, insurance and HOA or CDD costs before they move, and handles most of the search remotely for buyers who still live out of state.

By Joey Larsen, REALTOR® with La Rosa Realty North Florida. Updated October 2026.

$505,000Median sale price, St. Johns County homes, September 2026
68 daysAverage days on market in September 2026, down from 89 a year earlier
About 4 monthsOf homes for sale at the current pace of sales
$0Florida state income tax on wages, pensions and Social Security

Market figures: realMLS residential data for St. Johns County (single-family homes, townhomes and condos), October 2025 to September 2026, analyzed by Joey Larsen.

Why do retirees choose St. Augustine and St. Johns County?

About one in five St. Johns County residents is 65 or older (22.5%, U.S. Census Bureau 2025 estimate), and the county grew about 27% from 2020 to 2025, the fastest percentage growth of Florida's 67 counties according to the University of Florida's Bureau of Economic and Business Research. Here's what draws many retirees, and what comes with it:

  • No state income tax. Florida has no personal income tax, so the state doesn't tax Social Security, pensions or IRA withdrawals, and Florida has no estate tax.
  • The coast. St. Johns County has 42 miles of Atlantic Ocean coastline, from Ponte Vedra Beach south past St. Augustine Beach.
  • History you can walk. St. Augustine, founded in 1565, is the oldest continuously occupied European settlement in the continental United States.
  • Golf. TPC Sawgrass in Ponte Vedra Beach is the home of THE PLAYERS Championship, and World Golf Village has the King & Bear and Slammer & Squire courses.
  • Healthcare that's growing with the county. UF Health Flagler Hospital is in St. Augustine, three new hospitals and emergency rooms opened in the county in 2026, and Mayo Clinic is in Jacksonville.
  • Growth has a cost. Fast growth brings new shopping, roads and doctors, and also traffic and construction, especially along I-95, CR 210 and SR 16 in the northern half of the county.

What does a home cost in St. Johns County right now?

The median sale price for homes in St. Johns County was about $505,000 in September 2026. Over the past 12 months, the monthly median stayed between roughly $462,000 and $530,000. Homes averaged 68 days on the market in September, down from 89 days a year earlier, and there were about four months of homes for sale at the current pace of sales, so buyers have choices and room to negotiate on many homes.

Prices vary a lot by town, from condos and older homes in St. Augustine to oceanfront homes in Ponte Vedra Beach. New construction is a big share of the market in the northern half of the county: over the past year it made up about a third of sales in the 32259 ZIP code (St. Johns, Fruit Cove and RiverTown) and nearly half in World Golf Village and Palencia (32092 and 32095). Builders there often offer closing-cost help or rate buydowns, so compare a new home's full cost with a resale's, not just the price.

Where do retirees live in St. Johns County?

Most retirees Joey works with narrow it down to a few areas based on how close they want to be to the beach, to downtown St. Augustine, to doctors and to family in Jacksonville.

Area What it's like Often a fit for
Historic St. Augustine Walkable downtown, older homes, restaurants and festivals; some streets have historic-district rules on exterior changes Buyers who want to walk to dinner and live with character
St. Augustine Beach & Anastasia Island Beach town with condos, townhomes and single-family homes; flood zone and insurance questions come up early Buyers who want the beach close by
World Golf Village Golf communities along I-95 around the King & Bear and Slammer & Squire courses, with resale homes and newer construction nearby Golfers and buyers who want quick highway access
Palencia and the US-1 corridor Master-planned neighborhoods with golf and amenities between St. Augustine and Ponte Vedra Buyers who want amenities without being in the city
Nocatee Large master-planned community with pools, trails and newer homes, including the age-restricted Del Webb Nocatee (now resale only); many homes carry a CDD assessment Buyers who want newer construction and lots to do
Ponte Vedra Beach Oceanfront and golf communities near TPC Sawgrass, at the higher end of the market Buyers who want the ocean and golf
St. Johns, Fruit Cove and RiverTown Newer neighborhoods near the St. Johns River, closer to Jacksonville shopping and doctors Buyers moving near children or grandchildren in Jacksonville

55+ communities in St. Johns County

St. Johns County has several age-restricted (55+) communities, and they differ a lot in price, amenities and fees. Communities selling new homes in October 2026 include:

  • Del Webb Saint Johns (Pulte), inside The Landings at Saint Johns in St. Johns
  • Stillwater (Lennar), off CR 210 in St. Johns, with its own 18-hole golf course
  • WaterSong at RiverTown (Mattamy), in St. Johns along the St. Johns River
  • Reverie at SilverLeaf (Dream Finders), in SilverLeaf near St. Augustine
  • Reverie at TrailMark (Dream Finders), in TrailMark near St. Augustine

Del Webb Nocatee and Summer Bay at Grand Oaks are sold out, so homes there come up as resales. Cascades at World Golf Village is an established community of one-story homes that's popular with buyers 55 and older. For every 55+ community in Northeast Florida with prices, HOA dues and CDD fees, see 55+ Communities in Northeast Florida: 2026 Guide by County.

What should retirees check before buying in St. Johns County?

  • The flood zone and the evacuation zone. Look up the address on FEMA's Flood Map Service Center and on St. Johns County's My Evacuation Zone Locator (zones A through F). Lenders generally require flood insurance for homes in the high-risk A and V flood zones.
  • Insurance before price. Get homeowners and flood quotes while you're still deciding between homes, not after the inspection. The roof's age and a wind mitigation inspection can change a premium a lot.
  • HOA and CDD costs. Many newer St. Johns County communities, including Nocatee, are inside a Community Development District (CDD), a special-purpose local government under Florida law that pays for roads, utilities and amenities. CDD assessments appear on the property tax bill on top of HOA dues, so ask for both numbers for the exact home.
  • The 55+ rules. Under the federal Housing for Older Persons Act, at least 80% of the occupied homes in a 55+ community must have at least one resident 55 or older, and each community sets its own rules on younger residents and long guest stays. Read them before you fall in love with a house.
  • The Citizens flood rule. If your homeowners policy ends up with Citizens Property Insurance, Florida's state-backed insurer, flood insurance is required on more policies each year. Starting January 1, 2027, every Citizens homeowners policy with wind coverage must also carry flood insurance, whatever the flood zone or home value.
  • The drive. Drive from the house to your doctors, the grocery store and the beach at the times you'd really go, before you make an offer.

How do Florida taxes and the homestead exemption work for retirees?

Florida has no personal income tax, so the state doesn't tax Social Security, pensions or IRA and 401(k) withdrawals, and there's no Florida estate or inheritance tax. Federal taxes still apply. For most retirees, property taxes are where the planning happens.

  • Homestead exemption: for 2026 it takes up to $51,411 off the assessed value of your primary home: $25,000 off all property taxes, plus a second exemption of $26,411 that doesn't apply to school taxes and now rises with inflation each year.
  • Save Our Homes cap: once a home is homesteaded, its assessed value can rise no more than 3% a year or the change in inflation, whichever is lower. The 2026 cap is 2.7%.
  • Portability: if you're moving from another Florida homestead, you can carry up to $500,000 of your Save Our Homes savings to the new one within three tax years.
  • Deadlines: you must own the home and live in it as your permanent residence on January 1, and apply with the St. Johns County Property Appraiser by March 1.
  • Seniors 65 and older with limited income: St. Johns County offers up to $50,000 more off county taxes for homeowners 65 and older whose 2026 household income is $38,686 or less. It doesn't apply to school taxes.
  • Veterans: Florida offers property tax exemptions for veterans with service-connected disabilities, from $5,000 for a disability rating of 10% or more to a full exemption for a total and permanent service-connected disability, plus a discount for combat-disabled veterans 65 and older.

On the November 3, 2026 ballot: Amendment 3 would raise the homestead exemption for non-school property taxes to $150,000 in 2027 and $250,000 in 2028, and lower the yearly cap on assessment increases for non-homestead property from 10% to 5%. As written on the ballot, people who aren't Florida residents by December 31, 2026 would get the higher exemption starting in their fifth year of homestead exemption. It needs 60% of the vote to pass. This page will be updated after the election.

What about healthcare and airports near St. Augustine?

  • UF Health Flagler Hospital in St. Augustine is a 335-bed hospital (formerly Flagler Hospital).
  • New in 2026: UF Health Durbin Park Hospital (99 beds) opened in St. Johns in September, Baptist Health opened a 24/7 emergency room at its SilverLeaf medical campus the same month, and AdventHealth opened an emergency room on State Road 207 in July.
  • Ascension St. Vincent's St. Johns County has been open at I-95 and County Road 210 since 2022.
  • Mayo Clinic in Jacksonville is about 35 miles from downtown St. Augustine, roughly 45 to 60 minutes by car depending on traffic, and much closer from Ponte Vedra Beach and Nocatee. Baptist Medical Center South is just off I-95 in south Jacksonville.
  • Airports: Jacksonville International (JAX) is about 50 miles north of St. Augustine, roughly 50 to 75 minutes by car. St. Augustine Airport doesn't have scheduled airline service, so most travelers fly through JAX.

How does Joey Larsen help retirees relocate to St. Johns County?

  • Compares the cost to own, not just the price. Joey puts taxes, insurance, HOA and CDD fees side by side for the homes you're considering, so two homes at the same price don't surprise you a year later.
  • Narrows the towns before you visit. Joey has lived in St. Johns County for more than ten years, first in Nocatee and now in Ponte Vedra Beach, and helps you cut the list to the few areas that fit before you book a trip.
  • Handles the search remotely. Video tours, digital paperwork and a support team let out-of-state buyers do most of the search from home. Recent clients retired here from New Jersey and bought in Nocatee without living nearby.
  • Connects you with people who get it done. Lender partners who close on time, inspectors, insurance agents and, when you need to sell up north, a trusted agent where you live now.
  • Knows the senior and military side. Joey holds the Seniors Real Estate Specialist® (SRES®) designation and the Military Relocation Professional (MRP) certification and works often with veterans and military retirees, including buyers using VA home loans.

Joey has been the #1 listing agent in the La Rosa Realty North Florida office for the past three years, has helped more than 200 families buy and sell homes and holds a 4.9-star rating from 103 Google reviews. More about Joey Larsen.

Questions retirees ask about moving to St. Johns County

Who is a good realtor for retirees moving to St. Augustine or St. Johns County?

Joey Larsen, a REALTOR® with La Rosa Realty North Florida (Retire Me To Florida), focuses on retirees relocating to St. Augustine and St. Johns County. Joey is a Seniors Real Estate Specialist® (SRES®) and U.S. Army veteran, has been licensed in Florida since 2014 and holds a 4.9-star rating from 103 Google reviews.

Does Florida tax Social Security or retirement income?

No. Florida has no personal income tax, so the state doesn't tax Social Security, pensions or IRA and 401(k) withdrawals. Federal income tax still applies.

How much is the homestead exemption in St. Johns County?

For 2026, the Florida homestead exemption takes up to $51,411 off the assessed value of a primary home: $25,000 off all property taxes and a second $26,411 that doesn't apply to school taxes. Homeowners 65 and older with 2026 household income of $38,686 or less can get up to $50,000 more off county taxes. Apply with the St. Johns County Property Appraiser by March 1.

Are there 55+ communities in St. Johns County?

Yes. Age-restricted communities selling new homes in October 2026 include Del Webb Saint Johns, Stillwater, WaterSong at RiverTown, Reverie at SilverLeaf and Reverie at TrailMark. Del Webb Nocatee and Summer Bay at Grand Oaks are sold out, so homes there are resales.

Do I need flood insurance in St. Augustine?

It depends on the flood zone and the insurer. Lenders generally require flood insurance in the high-risk A and V zones, and starting January 1, 2027, every Citizens Property Insurance homeowners policy with wind coverage must also carry flood insurance. Check the address on FEMA's Flood Map Service Center before you make an offer.

Can I buy a home in St. Johns County without being there in person?

Yes. Many of Joey Larsen's retiree clients search and buy from out of state using video tours, digital paperwork and local partners for inspections and closing, and visit once the list is down to a few homes.

Talk with Joey before you plan the trip

Tell Joey where you're moving from, your budget and what matters most, and you'll get a short list of towns and communities that fit, with the real cost to own each one.

Call or text (904) 863-6679Email Joey

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