The story of this market
The typical home in ZIP 32086 sells for about $371,087, or $272 per square foot.
Prices are down 2% from a year ago, which gives buyers more room to negotiate. Homes take about 82 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,601 a month.
ZIP 32086 — St. Augustine
The 32086 housing market is showing signs of stabilization after a period of rapid appreciation, with prices down slightly year-over-year. Demand remains supported by the area's high quality of life and strong school district, though elevated insurance costs and interest rates are tempering buyer activity. The market is currently balanced, with inventory levels providing more options for buyers than in previous years.
This ZIP code is ideal for retirees, coastal-lifestyle seekers, and families attracted to high-performing schools. It is less suited for budget-conscious commuters due to the premium on coastal property and the distance to major urban employment centers.
Median prices moved down 2.0% year over year.
Homes spend a median of 82 days on market with 4.8 months of supply — a balanced-paced market.
26% of listings have cut prices · homes sell at 98% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.0% · poverty 7.1% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.2%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.1%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 32086, St. Johns County FL
Crime rates in the St. Augustine area are generally considered lower than the national average, with property crime being the primary concern in coastal tourist-heavy zones. Regional trends remain stable compared to the broader Jacksonville metropolitan area.
The area is served by the St. Johns County School District, which is consistently ranked among the highest-performing public school systems in Florida. Schools in this ZIP code generally maintain high accountability ratings.
The geography faces significant coastal flood and wind risks due to its proximity to the Atlantic Ocean and the Intracoastal Waterway. Property insurance premiums are elevated and reflect the high exposure to hurricane-related storm surge and wind damage.
Economic momentum is driven by tourism, hospitality, and the expansion of professional services in the Jacksonville MSA. Infrastructure development is focused on managing traffic flow along the coastal corridors and supporting residential growth in the St. Johns County outskirts.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Florida) — Statewide Uniform Property Tax Lien Priority & Tax Deed Sale Enforcement: Unpaid real ad valorem and non-ad valorem taxes become a first-priority sovereign lien on January 1 of the tax year, superior to all mortgages and private liens. If unpaid by April 1 following the tax year, tax certificates are sold via competitive bidding under § 197.432. State (Florida) — Community Development District (CDD) Special Assessment & Financing Lien Mandate: Binds the parcel to non-ad valorem assessments levied directly by the CDD board to fund infrastructure bonds (capital assessments) and operations/maintenance (O&M assessments). State (Florida) — Florida Constitutional Homestead Exemption & Save Our Homes (SOH) Assessment Cap: Reduces taxable value by up to $50,000: base $25,000 exemption applies to all taxing authorities (including school districts); second $25,000 exemption applies to assessed value between $50,000 and $75,000 for non-school millage. State (Florida) — Florida Ad Valorem Real Property Assessment & Tax Mechanics: Parcels are assessed annually at 100% just value (market value) as of January 1 by county property appraisers. Tax formula: Tax Bill = (Taxable Value / 1,000) * Total Levied Millage Rate. Assessed Value = Just Value - Assessment Limitations.
Commuters primarily utilize A1A and US-1 to access employment hubs in downtown St. Augustine and the broader Jacksonville metropolitan area. Traffic congestion is common during peak tourist seasons and morning/evening rush hours.
The area features extensive access to Atlantic beaches, the Matanzas River, and numerous public parks including Anastasia State Park. Shopping and dining are concentrated along the historic district and coastal commercial strips.
The rental market is characterized by high demand from both long-term residents and seasonal vacationers. Short-term rental presence is significant, exerting upward pressure on rents and limiting long-term housing inventory.
The local economy is anchored by tourism, government services, and the healthcare sector. Proximity to Jacksonville provides access to a broader regional labor market in finance and logistics.
Transportation relies heavily on private vehicles, with limited public transit options outside of the historic city center. Major corridors include US-1 and A1A.
Development is strictly regulated to preserve historic character and environmental integrity. New projects are primarily focused on mixed-use coastal redevelopment.
The St. Johns County Property Appraiser manages assessments, utilizing mass appraisal techniques to determine market value for tax purposes.
Parcels are subject to St. Johns County School District taxes and various municipal service taxing units for specialized infrastructure.
Property insurance market is challenging with rising premiums due to hurricane risk and high reinsurance costs in Florida.
St. Johns County continues to experience strong net domestic migration, driven by retirees and families relocating from northern states.
Florida is a judicial foreclosure state, requiring court intervention for all foreclosure proceedings.
Sellers are required to provide a written disclosure of known material defects affecting the property value.
Data retrieved from data.census.gov ZCTA 32086 profiles.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Protected coastal dunes and beach access.
Historic maritime landmark and museum.
Major outdoor concert and event venue.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.