Moving to Florida? What should you know about living in St. Augustine?
- The housing market has cooled compared to peak bidding-war years, creating more room to negotiate.
- Insurance isn’t “impossible,” but premiums vary widely based on age, roof, mitigation credits, and proximity to water.
- Flood risk is highly neighborhood- and even street-specific—due diligence matters.
- Tourism is increasingly year-round, which impacts traffic, parking, and certain neighborhoods.
- Major growth and new construction are happening outside the historic core—where many locals actually live.
1) The market isn’t crazy anymore—and that quietly helps you
If you still have 2021 “bidding war PTSD,” you’re not alone. The St. Johns County market has cooled and normalized across many price points. Homes are generally taking longer to sell than during the frenzy, and Buyers often have more time to make thoughtful decisions.
What this means if you’re buying:
- You can usually think before you act—no more “offer in the driveway” pressure.
- Negotiation is back in many situations: price, repairs, and sometimes closing costs.
- If you’re open to living 20–30 minutes from downtown, your options expand significantly.
What this means if you’re selling: pricing, staging, and condition matter again. In real life, an overpriced home can sit while the correctly priced one down the street goes under contract. St. Augustine is still desirable—but strategy matters more than hype.
"Kim Devlin is by far the BEST REALTOR IN ST AUGUSTINE, and, quite probably, the BEST REALTOR EVER!!!!. This is the first home I have ever owned, and the process was truly a remarkable, magnificent experience, because Kim is truly a remarkable magnificent soul. Having her on my side, committed to my search, has filled my heart with such an enormous level of gratitude that my words can never fully express. Her dedication, kindness, and patience-all directed toward my end goal, far exceeded anything I could have imagined! The lengths Kim went to—-securing me a home on the island, surpassed any reasonable expectation of a real estate agent. Kim Devlin is, without doubt, the BEST REALTOR IN ST AUGUSTINE!!" -Lisa N.
2) Insurance is still annoying—but it’s not the nightmare headlines make it
“Florida insurance” makes a lot of people pause—and that’s fair. The reality in St. Augustine is that costs and availability can vary dramatically by property type, age, roof condition, mitigation credits, and where the home sits relative to the coast and flood zones.
Some homeowners see more stability (and occasionally improvement) when the home is newer, well maintained, and properly credited for mitigation. But older homes can create surprises—especially if a roof is near end-of-life or plumbing/electrical updates are needed.
What locals learn fast: when you say “we want to walk to the bayfront,” you’re also choosing a different insurance and flood reality than you’ll get in newer areas off SR-16 or in master-planned communities.
Practical move: build insurance quotes into your home search early—before you fall in love with the house. Shop during your due diligence period so the premium doesn’t turn your monthly payment into something uncomfortable.
3) Flooding and resilience planning are a bigger deal than most people expect
St. Augustine’s charm comes with geography. Portions of the area sit low and close to the water. Locals know which streets flood during king tides or heavy rain—but what many newcomers don’t realize is how much resilience planning is happening behind the scenes.
For homeowners, the takeaway is simple: flood maps, drainage history, and local project planning aren’t boring paperwork—they’re decision tools. Two homes that look similar online can carry very different long-term risk profiles.
If you’re relocating: choosing a “work in progress” area may mean short-term inconvenience, but it can also bring long-term payoff in livability and property value—depending on the neighborhood and project timeline.
4) Tourism is evolving—and it affects your day-to-day more than you think
Yes, St. Augustine is a tourist town—but it’s increasingly not a “seasonal” one. Crowds can show up in what used to be quieter periods, and downtown traffic/parking can feel very different on an ordinary weekday than people expect.
Short-term rentals can also change the feel of certain streets block by block, especially closer to downtown and beach access.
The good part: tourism supports restaurants, small businesses, events, and experiences that many quieter coastal towns simply don’t have. The real strategy is choosing your relationship with tourism:
- Do you want walkability and action (and accept crowds/parking sometimes)?
- Or do you want more quiet 20–25 minutes out and choose when you “go into town”?
5) The real growth is happening outside the historic core
If your idea of St. Augustine is brick streets and forts, you’re missing where many locals actually live day-to-day. St. Johns County growth is strong outside the tourist corridors—especially along major routes and newer development areas.
That often means daily life looks like newer schools, newer housing stock, amenities, parks, and a manageable drive into downtown when you want it. For many relocators, that trade-off feels worth it—especially for newer construction, lot size, and neighborhood infrastructure.
Key insight: “Living in St. Augustine” might still mean a 15–30 minute drive to the historic district—and that’s normal for how the area is expanding.
"I found Kim Devlin on you tube channel 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." -Mirtha J.
Next Steps
If you’re thinking about moving to St. Augustine or anywhere in St. Johns County, the smartest first move is aligning your wish list with real-world factors—neighborhood lifestyle, commute, insurance, and flood exposure.
➡️ St. Augustine Relocation Guide ⬅️
Download the St. Augustine relocation guide for instant access.
If you want a local to help you map out neighborhoods (including flood zones and insurance realities), reach out to the Kim Devlin Team with your wish list and I’ll send back a short list of areas that actually fit your daily life. Whether you’re a Buyer, Seller, or just want a Home Value review, help is a click away.
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