St. Augustine is a vibrant tourist and retirement spot with centuries-old homes and new construction, eclectic shops, cozy cafes, historic B&Bs, lovely gardens and  narrow cobblestone streets that still echo with the clip clop of horse hooves from days gone by.  The most imposing landmark is the Castillo de San Marcos, a fort established in 1672 as a defense against the British who occupied nearby Charles Town (today known as Charleston, South Carolina).  This massive structure is one of several left from the town's Spanish period, although many buildings are reconstructions.  St. Augustine is also graced by Greek, Italian, Victorian and Colonial influences.  In fact, 144 blocks (4 square miles) are a recognized and preserved historic district and are listed on the National Register of Historic Places.  The median cost of living is roughly 8% above the national average.

The median home price is approximately $230,000, and prices have dropped about 10% during the last year.  Real estate generally falls within three categories: homes downtown within the historic district, those in surrounding neighborhoods and those on the waterfront.    Outside of the historic district, small (700 square feet), rather ramshackle 2 to 3 bedroom homes that need some tending start in the low- to mid-$100,000s.   Nondescript but in better shape, 2 to 3 bedroom homes start in the mid- to high-$100,000s, but inventory opens up and homes become larger and with more features in the low to mid-$200,000 range.   Very nice homes can be found in the $250,000-$400,000 range, and there are also million dollar homes for sale.

Much of the real estate properties in the downtown historic district are large, restored clapboard homes reflecting St Augustine's Spanish heritage; many of these have a bit of coquina (crushed shells), a unique building material, in the structure.  Prices for historic homes  start at around $200,000 but those on the lower end of the scale may need some sprucing up.   This part of town does not have any condos or town homes and attracts tourists.

St. Augustine is situated between the Intracoastal Waterway and Matanzas Bay, which connects to the Atlantic Ocean.  Anastasia Island, accessible via downtown's Bridge of Lions, is where beach-goers find the shore and its many water activities.  Single-family homes located either on the Intracoastal Waterway or on Anastasia Island are large, beautiful and pricey, starting in the $400,000s.   Many of these are in private, gated communities.   There are numerous waterfront condominium complexes, many of which are located on the Intracoastal Waterway.  Some of these are located in an area called Salt Run just north of the historic section.    Most waterfront condos have docks and come with a boat slip.   Prices begin in the $400,000s.  Anastasia Island has condo complexes with units for sale at about the same price.

Coquina Crossing (800-446-0699) is an affordable alternative located roughly 15 minutes from St. Augustine.   It is an award-winning, age-restricted retirement community that offers manufactured homes from the $50,000s.   St. Augustine Shores, about eight miles south of downtown, is a large, all-ages planned community with roughly 5,000 residents, more than half of whom are age 45 and above.  Single family homes begin at less than $100,000. The average rent for a one bedroom apartment is $605 per month, and it is $735 for a two bedroom unit, but rental units seem to be in short supply.

St. Augustine has 14 mobile home / manufactured home communities, two of which are age-restricted to those 55 and above (Moultrie Oaks Mobile Home Park and Spanish Trail Mobile Home Manor).  

Property taxes are charged at the rate of $22.77 per $1,000 of assessed value and properties are assessed at 100% of market value.  There is also a $50,000 homestead exemption for primary, permanent residences.  There is no state income tax.

 St. Augustine, Florida, Continued....