Best Neighborhoods in St. Augustine Near the Beach

If you are comparing St. Augustine beach neighborhoods, the biggest surprise may be how different the coastal markets are from one another. St. Augustine Beach, Anastasia Island, Vilano Beach and Crescent Beach all provide access to the Atlantic, but they differ in housing type, pricing, beach access, flood exposure, community structure and distance from historic St. Augustine.

There is also no single “beach price.” A condo a few blocks from the ocean, a single-family home west of A1A and an oceanfront property may all trade in completely different parts of the market.

This 2026 guide compares the main coastal areas around St. Augustine, including current market data, beach access, housing options and the ownership issues buyers should investigate before making an offer.

St. Augustine Beach Areas at a Glance

Market figures are Redfin three-month data through September 2026 and can move substantially in these relatively small coastal markets. Marsh Creek in particular had only 11 sales in the period, so its median should be treated as context rather than a permanent community value.

For the broader market, visit our St. Augustine and St. Johns County real estate guide.

1. St. Augustine Beach

St. Augustine Beach is its own municipality on Anastasia Island, south of historic St. Augustine.

The housing mix includes:

• Single-family homes
• Beach cottages
• Condominiums
• Townhomes
• Oceanfront and near-ocean properties
• Homes farther west toward the Intracoastal side of the island

For the three months ending September 2026, Redfin reported a median sale price of approximately $624,703. Homes were taking about 99 days to sell, and the sale-to-list ratio was approximately 96%.

About 28.9% of listings experienced a price reduction during that period, which gives buyers another reason to look at listing history and days on market before deciding how aggressively to offer.

What Is Beach Access Like?

St. Augustine Beach has multiple public access points, including pedestrian access and designated vehicle-access ramps.

St. Johns County currently lists vehicle access at locations including:

• A Street
• Ocean Trace Road
• Dondanville Road
• Matanzas Avenue
• Mary Street

Vehicle access is dependent on beach conditions, and seasonal passes are required during the county’s 2026 toll season.

2026 Pier Construction

One temporary issue buyers and visitors should know about this fall is the St. Johns County Ocean and Fishing Pier renovation.

The county closed the pier beginning May 13, 2026 to repair and reinforce the pilings, with completion anticipated by the end of November 2026. The surrounding Ocean Pier Park remains accessible, but access around the pier is restricted during construction.

2. Anastasia Island

Anastasia Island is much larger than the City of St. Augustine Beach.

The island extends south from the historic St. Augustine area toward Matanzas Inlet and contains several different residential environments, including:

• St. Augustine Beach
• Residential neighborhoods along A1A
• Condominium communities
• Marsh and Intracoastal properties
• Crescent Beach
• Marsh Creek

ZIP code 32080 covers much of the island and provides a useful, though imperfect, snapshot of the broader coastal market.

For the three months ending September 2026, Redfin reported a $591,826 median sale price in 32080, up about 3.5% year over year. Median days on market were approximately 86, and homes sold for about 95.7% of list price.

Because that ZIP code contains everything from condos to multimillion-dollar oceanfront houses, individual property comparisons matter far more than the ZIP-wide median.

Anastasia State Park

One of Anastasia Island’s defining features is Anastasia State Park.

Florida State Parks identifies more than 1,600 acres of beaches, tidal marshes, maritime hammock and ancient sand dunes within the park.

The park is located at 300 Anastasia Park Road and provides opportunities for:

• Beach access
• Swimming
• Paddling
• Wildlife viewing
• Trails
• Camping

For buyers comparing the island with more heavily developed coastal markets, the amount of preserved land is an important part of the area’s geography.

3. Vilano Beach

Vilano Beach sits north of historic St. Augustine on a barrier-island peninsula across the Intracoastal Waterway.

St. Johns County describes the Vilano community as approximately two miles north of St. Augustine, east of the Usina Bridge.

The housing market includes:

• Oceanfront homes
• Intracoastal properties
• Single-family homes between the water
• Condos and attached properties
• Homes around the Vilano Town Center area

Vilano should no longer be described as the inexpensive alternative to St. Augustine Beach.

Redfin’s three-month data through September 2026 shows a median sale price of approximately $700,916, with homes taking about 88 days to sell.

Because transaction counts are relatively small, the median can move sharply when several higher- or lower-priced homes close in the same period.

Vilano Beach Access

The county-operated Vilano Beach access includes parking, restrooms, showers and a dune walkover.

Vilano is also one of the county’s designated vehicle beach-access locations, subject to current driving conditions and seasonal pass requirements.

Vilano’s combination of Atlantic beach access and Intracoastal frontage makes property location particularly important when comparing homes. Two properties only a few blocks apart may have completely different water exposure, views and flood considerations.

4. Crescent Beach

Crescent Beach is south of St. Augustine Beach along A1A and offers a mix of condominiums, single-family homes and waterfront properties.

Redfin reported a three-month median sale price of approximately $534,745 through September 2026.

The market was moving more slowly than St. Augustine Beach or Vilano, with median days on market of approximately 150 days and a sale-to-list ratio around 92.5%.

Those numbers suggest buyers should pay particular attention to:

• Listing history
• Previous price reductions
• Comparable sales
• Condition
• Condo or HOA costs
• Insurance

Again, Crescent Beach is a relatively small market, so a limited number of high- or low-priced sales can materially change the headline median.

Crescent Beachfront Park

St. Johns County operates Crescent Beachfront Park at 6930 A1A South.

The park includes:

• Beach driving access
• Parking
• Restrooms
• Showers
• Pavilions

The county completed a new ADA-accessible beach walkover and parking expansion there in 2025.

5. Marsh Creek

Marsh Creek is different from the other areas in this guide because it is not a beachfront neighborhood.

It is a gated residential golf community on Anastasia Island, positioned close to both the beach and Intracoastal side of the island.

That makes it relevant for buyers who want coastal proximity but prefer a managed community environment rather than a home immediately along A1A.

Redfin reported a three-month median sale price of approximately $999,720 through September 2026, but only 11 homes sold during the period. That small sample makes community-specific comparable sales especially important.

Marsh Creek Country Club

Marsh Creek Country Club is a private club located within the community.

The club’s 18-hole course was designed by former PGA Tour professional Mark McCumber.

Current club amenities include:

• Private golf
• 10 Har-Tru tennis courts
• Pickleball programming
• Fitness facilities
• Swimming pool
• Dining
• Social programming

The club has also recently renovated golf greens and portions of its dining and clubhouse spaces.

Buyers should verify current club membership availability, dues and whether club membership is required or optional for the particular property rather than assuming the real estate and private-club structures are identical.

Which Area Is the Least Expensive?

There is no permanent answer because these are relatively small coastal markets and their medians move as different property types sell.

Based on the latest three-month data through September 2026:

• Crescent Beach: about $535,000
• 32080 overall: about $592,000
• St. Augustine Beach: about $625,000
• Vilano Beach: about $701,000
• Marsh Creek: about $1 million

That does not mean every Crescent Beach home costs less than every Vilano Beach home.

Condo versus single-family ownership, proximity to the ocean, water views, lot size, condition and association fees can create much larger differences than the area’s median.

Can You Find a St. Augustine Beach Home Under $500,000?

Yes, but property type matters.

Buyers searching below $500,000 are more likely to encounter:

• Condos
• Smaller attached properties
• Homes farther from direct ocean frontage
• Older properties
• Properties requiring updates

Inventory changes continuously, so a fixed price-range chart becomes outdated quickly.

Browse current St. Augustine Beach homes for sale to see what is actually available at your price point.

Oceanfront vs. Near the Beach

Being within a few minutes of the beach and owning directly on the ocean are very different real estate propositions.

Oceanfront ownership can involve additional considerations such as:

• Salt exposure
• Wind exposure
• Flood risk
• Insurance
• Dune and coastal regulations
• Maintenance
• Storm vulnerability

A home several blocks inland may still provide convenient beach access while having a different insurance, maintenance and flood profile.

Buyers should compare the actual property rather than using “near the beach” and “oceanfront” interchangeably.

Flood Zones and Insurance Near St. Augustine Beach

Flood risk can vary dramatically across the barrier islands.

Do not assume that every coastal property is in the same FEMA flood zone, and do not assume that being outside a Special Flood Hazard Area means flooding is impossible.

Before purchasing, buyers should:

• Check the current FEMA flood designation
• Obtain a property-specific homeowners insurance quote
• Ask whether the lender will require flood insurance
• Review available elevation information
• Understand the association’s insurance if buying a condo
• Ask about previous storm or flood claims when appropriate

Those costs should be investigated before comparing two homes solely by purchase price.

Buying a Condo Near the Beach

Condos can provide one of the lower-purchase-price ways to own near the St. Augustine coastline, but the unit price does not tell the entire story.

Review:

• Monthly association dues
• Association insurance
• Reserve funding
• Current special assessments
• Milestone inspection information when applicable
• Structural Integrity Reserve Study information when applicable
• Rental restrictions
• Parking
• Pet restrictions

An older oceanfront condo with a lower purchase price can have a very different total ownership cost from a newer unit farther inland.

Beach Driving in St. Johns County

Another distinctive feature of the St. Augustine coastline is vehicle access on designated portions of the beach.

St. Johns County currently permits vehicle access from several ramps, including locations at:

• Vilano Beach
• A Street
• Ocean Trace Road
• Dondanville Road
• Matanzas Avenue
• Mary Street
• Crescent Beach

Access can change daily because of tides, weather and beach conditions.

During the 2026 seasonal toll period, a county beach-driving pass is required. The county also limits vehicle speed to 10 mph and regulates where vehicles may drive and park.

For some buyers, beach driving is a convenience. Others prefer areas where their closest beach access is pedestrian-only. It is worth understanding the access point closest to a property before purchasing.

St. Augustine Beach Area Comparison

The right choice depends less on which area is universally “best” and more on what you want from the location, housing type and ownership structure.

Questions to Ask Before Buying Near St. Augustine Beach

• How far is the property from the closest public beach access?
• Is that access pedestrian-only or vehicle-accessible?
• What FEMA flood zone is the property in?
• What will homeowners and flood insurance cost?
• Has the property experienced previous storm damage?
• Is there an HOA or condo association?
• Are there current or planned special assessments?
• What are the rental rules?
• What have comparable nearby properties actually sold for?
• How long have similar listings been taking to sell?

Frequently Asked Questions About St. Augustine Beach Neighborhoods

What are the main beach areas near St. Augustine?

The primary coastal areas include St. Augustine Beach, Anastasia Island, Vilano Beach and Crescent Beach. Marsh Creek is a gated golf community on Anastasia Island that is close to the coast but not directly on the ocean.

How much do homes cost in St. Augustine Beach?

Redfin reported a three-month median sale price of approximately $624,703 in St. Augustine Beach through September 2026. Individual properties vary significantly depending on whether they are condos or single-family homes, distance from the ocean, condition and view.

Is Vilano Beach cheaper than St. Augustine Beach?

Not based on the latest market data. Vilano Beach had a three-month median sale price of approximately $700,916 through September 2026, compared with approximately $624,703 in St. Augustine Beach. Small transaction counts can cause coastal medians to move substantially from period to period.

Is Crescent Beach less expensive than St. Augustine Beach?

The latest three-month median was lower in Crescent Beach at approximately $534,745, compared with approximately $624,703 in St. Augustine Beach. Property type and location still matter more than the headline median when comparing individual homes.

Is Anastasia Island the same as St. Augustine Beach?

No. St. Augustine Beach is a municipality located on Anastasia Island. Anastasia Island extends beyond the city and also includes other residential areas, Anastasia State Park, Crescent Beach and communities such as Marsh Creek.

How large is Anastasia State Park?

Florida State Parks identifies more than 1,600 acres of beach, tidal marsh, maritime hammock and sand dunes within Anastasia State Park.

Can you drive on the beach in St. Augustine?

Vehicle access is permitted on designated portions of St. Johns County beaches, including ramps at Vilano Beach, St. Augustine Beach and Crescent Beach. Access depends on current conditions, and seasonal passes and county beach-driving rules apply.

Is Marsh Creek on the beach?

No. Marsh Creek is a gated golf community on Anastasia Island near the beach. It surrounds the private Marsh Creek Country Club and offers a different ownership experience from oceanfront or A1A-area housing.

Do I need flood insurance near St. Augustine Beach?

It depends on the property’s flood designation, mortgage requirements and individual risk. Buyers should check the specific address, lender requirements and insurance options rather than assuming every coastal property has the same flood-insurance requirement.

Explore St. Augustine Beach-Area Homes

St. Augustine’s coastline offers far more variety than a simple choice between “oceanfront” and “not oceanfront.”

St. Augustine Beach offers a municipal beach-town setting, Vilano combines Atlantic and Intracoastal geography, Crescent Beach extends the coastal market farther south, and Anastasia Island includes everything from state-park-adjacent homes to gated golf-community properties.

The best comparison is property by property: purchase price, beach access, flood exposure, insurance, association costs and the type of coastal lifestyle you actually want.

Browse current St. Augustine Beach-area homes for sale, or contact DJ & Lindsey Real Estate for help comparing St. Augustine Beach, Anastasia Island, Vilano Beach, Crescent Beach and nearby coastal communities.