How Big of a Deal Are Hurricanes and Flooding in St. Augustine, FL for Home Buyers?

Hurricanes and flooding are a real factor when you buy in St. Augustine, but they don’t have to be a deal-breaker if you understand where the water tends to go, how the home is built, and what your insurance options look like. Some areas and streets flood regularly in big storms or even high tides, while others on slightly higher ground see far less water. The goal isn’t to avoid the entire area—it’s to choose the right property, in the right micro-location, with eyes wide open.

How Big of a Deal Are Hurricanes and Flooding in St. Augustine, and Which Areas Flood the Most or Least?

• St. Augustine is a beautiful, historic coastal city, but that coastal location brings real wind, surge, and flooding risk.
• Low-lying waterfront areas and historic districts have seen repeated flooding in storms like Matthew, Irma, Dorian, Ian, and Milton.
• Neighborhoods on higher ground, especially farther inland and west of the Intracoastal, tend to see less frequent flooding.
• Risk is highly property specific: flood zone, elevation, drainage, and construction all matter.
• The smartest buyers combine maps, insurance quotes, and local experience to decide what level of risk and cost they’re comfortable with.

Understanding Hurricanes and Flooding Risk in St. Augustine as a Buyer

If you’re moving to St. Augustine, you’re probably hearing two competing narratives: “It floods all the time—don’t buy there,” and “It’s overblown—every place in Florida has risk.” The truth lives in the middle, and it varies street by street, sometimes even house by house.

Historically, major storms like Hurricane Matthew (2016) and Hurricane Irma (2017) produced significant flooding in parts of the downtown historic districts, Lincolnville, Abbott Tract, and Davis Shores on Anastasia Island, as water from the Matanzas River and nearby waterways pushed inland. More recently, storms like Dorian, Ian, and Milton brought surge and tidal flooding to low-lying areas and along the Intracoastal and barrier islands. At the same time, many inland neighborhoods saw heavy rain and wind but little to no standing water in homes.

Because St. Augustine is low-lying and surrounded by rivers, marshes, and the Atlantic, the city also deals with “sunny day” or nuisance tidal flooding in certain spots—high tides that push water into streets even on clear days. City reports point out that these nuisance events are expected to increase over the coming decades as sea level rises.  That doesn’t mean every home is at the same risk; it means you need to treat flood risk as a core part of your home search, not an afterthought.

The good news: you have tools. FEMA flood maps, city and county viewers, elevation data, and insurance quotes can give you a detailed picture of the specific property you’re considering—and that’s where an experienced local agent makes a big difference. You’re not just buying a house; you’re buying a risk profile, a cost profile, and a lifestyle. My job is to help you understand all three.

“I found Kim Devlin on YouTube when looking into St. Augustine area. We had a phone call and started looking in different areas and after a whole year we found our vacation home in Palm Coast. Kim has been very patient and helpful every step of the way. I feel like she’s not just my realtor but someone I could hang out with. She has a great personality and is super fun and very responsive. We will definitely have her find our permanent home in the future. Trust me you will be glad you contacted her for your home search.”

Areas That Tend to Flood More Often in and Around St. Augustine

Let’s start with the honest part: yes, there are areas in and around St. Augustine that are more flood-prone, especially in strong storms or very high tides. Past events don’t predict the future perfectly, but they do give you a useful roadmap.

Based on historic storms and local reporting, buyers should pay closer attention to flood risk in areas such as:

• Historic Downtown Waterfront & Bayfront: Streets near the Matanzas River and along the bay front, as well as low-lying stretches near King Street and the San Sebastian River, have seen tidal and storm surge flooding.
• Lincolnville & Lake Maria Sanchez Area: Parts of Lincolnville bordering Lake Maria Sanchez and the San Sebastian River experienced several feet of water inside homes during Hurricane Matthew.
• Davis Shores (north Anastasia Island): This neighborhood has been repeatedly described as flood-prone, with both storm surge flooding during hurricanes and nuisance tidal flooding prompting city infrastructure projects like tide check valves and seawall improvements.
• Abbott Tract and other low-lying historic districts: The city’s own resilient heritage work and outside studies highlight that a high percentage of buildings in historic districts fall within areas vulnerable to coastal flooding over the long term.
• Waterfront stretches along the Intracoastal and beaches: Parts of Vilano Beach, St. Augustine Beach, and other barrier-island sections can see surge and overwash in stronger storms, especially for homes closest to the water or at lower elevation.

Does that mean you should never buy there? Not necessarily. It means that in these locations you should expect higher odds of flooding in extreme events, higher insurance costs, more careful due diligence, and a more detailed conversation about your tolerance for disruption during storm season.

Areas That Tend to See Less Frequent Flooding

On the other side of the spectrum, there are parts of the greater St. Augustine area that typically experience less frequent standing water, especially from surge. These are often areas that sit a bit higher, a bit farther from the Intracoastal, or were designed under newer drainage and building standards.

In general (and keeping in mind that you still must evaluate each property individually), buyers often look at:

• Inland neighborhoods west of US-1: Many communities west of US-1 and closer to I-95 sit at higher elevations and are farther from direct surge, so they may primarily face heavy-rain drainage issues rather than tidal flooding. You still need to check the specific lot’s flood zone and drainage, but day-to-day flood risk is often lower than in bayfront or riverfront locations.
• Newer master-planned communities: Newer developments typically went through modern stormwater and drainage review, which can help reduce—but not eliminate—ponding and street flooding. These neighborhoods can offer a good balance of convenience and lower perceived risk for many buyers.
• Some inland parts of St. Augustine Beach and surrounds: While areas closest to the marshes and water can flood, homes set back from the Intracoastal and on slightly higher ground may have a different risk profile than direct waterfront properties. Local knowledge is key here.

If you’re starting from a blank slate, one smart strategy is to use the
St. Johns County Flood Zone Viewer
alongside the
FEMA Flood Map Service Center
to scan the areas you’re considering. :contentReference[oaicite:8]{index=8} Then, when we narrow down specific homes, we can zoom all the way in on that parcel, review the seller’s disclosures, and talk with your insurance professional about what coverage and pricing would look like.

How to Evaluate Flood Risk for a Specific Home You’re Considering

This is where buying in a coastal city like St. Augustine becomes much more scientific than emotional. Instead of asking, “Does this neighborhood flood?” you want to ask, “What does this specific home look like on paper?” Here’s a practical way to do that:

• Check the official flood zone: Use FEMA and county/city tools to see if the home is in a high-risk Special Flood Hazard Area (like zones A or AE) or a lower-risk zone. High-risk zones often trigger mandatory flood insurance when you have a mortgage.
• Look at elevation and first-floor height: Two homes in the same zone can perform very differently depending on how high the living area sits relative to base flood elevation.
• Ask about past flood history: Has water ever entered the home? The garage? The yard? Repeated nuisance flooding can be just as frustrating as one big event.
• Study drainage and surroundings: Look for swales, storm drains, retention ponds, and how water appears to move through the community in a heavy rain.
• Get real insurance quotes early: Don’t wait until you’re under contract to learn that the flood or wind insurance premium is much higher than you expected. Ask your insurance agent to quote the address before you fall in love.

As your agent, I’ll help you combine that data with local context: how that street behaved in past storms, what neighbors say, and what the city or county has planned in terms of resilience projects. Then you can decide whether the trade-off of views, walkability, and character in a more vulnerable spot is worth it for you—or whether a slightly more inland, higher-ground home is the better fit.

What This All Means for Your Buying Strategy

The point of this conversation is not to scare you away from buying in St. Augustine. It’s to make sure you’re not surprised after you buy. Once you understand where the water tends to go, you can make smart, intentional choices instead of guessing.

Here’s how many buyers approach it:

• Decide your risk tolerance up front: Some buyers are comfortable with higher insurance costs and occasional street flooding in exchange for walkable historic streets and water views. Others want as little disruption as possible during storm season.
• Keep a short list of “must-understand” neighborhoods: We can focus your search on areas that line up with your risk tolerance and lifestyle goals, then do deeper due diligence on individual homes.
• Compare homes on risk and cost, not just price: A lower purchase price with much higher insurance and more frequent disruption might not actually feel “cheaper” once you’re living there.
• Lean on local experience: Data is essential, but so is knowing how streets, drainage systems, and communities have behaved over time.

If you’d like to start exploring options, you can browse homes for sale in St Augustine and then we can talk through flood and storm risk for any homes that catch your eye.

“We relocated from out of state and knew we needed someone truly experienced and trustworthy to guide us through the process of finding the right home in the right area—and Kim Devlin and her team delivered above and beyond!”

FAQ: Hurricanes, Flooding, and Buying in St. Augustine

Should I avoid buying in St. Augustine because of hurricanes and flooding?

Not automatically. The better question is: which parts of the area fit your risk tolerance, budget, and lifestyle? Some buyers are happy in historic or waterfront areas once they understand the insurance and potential disruption. Others prefer higher-ground neighborhoods inland. My role is to help you see the trade-offs clearly so you can choose what feels right for you.

Which parts of St. Augustine tend to flood the most?

Based on past events, some of the most frequently referenced areas for storm-related flooding include low-lying parts of the historic downtown near the bayfront and rivers, Lincolnville around Lake Maria Sanchez, Davis Shores on Anastasia Island, and parts of Abbott Tract and other historic districts, along with some waterfront stretches along the Intracoastal and beaches.  The details vary by storm and by block, which is why we zoom in on specific homes rather than relying on reputation alone.

How do I check the flood zone and risk for a specific home?

Start with the FEMA flood maps and the St. Johns County flood viewer to identify the zone and review nearby waterways or low spots. Then, ask for elevation information, seller disclosures, and at least one quote from a flood insurance provider. Combining those pieces gives you a much clearer picture than any single source on its own.

Will I be required to carry flood insurance?

If the home is in a Special Flood Hazard Area and you have a mortgage, your lender will typically require a flood policy. Even outside those zones, many buyers choose optional, lower-cost coverage for peace of mind. This is where a quick call with an insurance pro during your home search is extremely helpful.

Do hurricanes shut down closings or damage homes every year?

No—but they can create temporary pauses or damage in some seasons, especially for certain locations. Lenders can restrict underwriting when a storm is approaching, and inspections or appraisals may need to be rescheduled. Having realistic expectations, a flexible timeline, and a team that has worked through storms before makes the process much smoother.

Next Steps

If you’re serious about buying in or around St. Augustine, hurricanes and flooding shouldn’t scare you away—but they should be part of your decision from day one. The right combination of maps, data, local knowledge, and insurance guidance can turn a confusing risk conversation into a clear, confident yes or no for each property you’re considering.

If you’d like help understanding how all of this applies to your specific price range and target neighborhoods, email me directly at
[email protected]. We’ll walk through your questions, pull actual examples, and build a plan so you can buy the right home in the right part of St. Augustine for you.

Check our more local guides and market insights for St Augustine