Living in the City of St. Augustine: a neighborhood guide from locals
The City of St. Augustine runs from the historic core between the Matanzas and San Sebastian rivers, across the Bridge of Lions to Davis Shores and Lighthouse Park, north through Uptown and North City, and out to Madeira, a newer master-planned community on the city's north side. Homes range from cottages to custom waterfront homes. The big things to check here are flood zone, elevation and how many vacation rentals share the street.
Why we can speak to the city
We both live in the City of St. Augustine, and we've helped many buyers and sellers here, including a lot of clients in Madeira. This guide is how we'd explain the city to you on the phone: neighborhood by neighborhood, with the good parts and the things to check.
How we break down the City of St. Augustine
City core
From Lincolnville to Model Land, between the Matanzas River and the San Sebastian River
- Feel
- Walk to everything: dining, shops and coffee.
- Homes
- Cottages to custom waterfront homes.
- Know this
- Some areas have a lot of vacation rentals, so neighbors may change out weekly, especially in Lincolnville. Some streets are known to flood in king tides and storms. Check the flood zone and history, and favor an elevated house.
Model Land
North of Flagler College (locals just say Flagler)
- Feel
- Lovely homes, many with ties to Flagler College.
- Homes
- Homes here come at a premium.
- Know this
- Higher elevation, and in our experience the area does well in storms. Still verify the flood zone for any specific home.
Davis Shores
Across the Bridge of Lions on Anastasia Island
- Feel
- A wonderful neighborhood with real charm and easy access to downtown and the shops and dining on Anastasia Boulevard.
- Homes
- Larger lots than the city core. The top of the market here is waterfront.
- Know this
- Much of Davis Shores is in FEMA Flood Zone AE, so home elevation is key.
Lighthouse Park
The historic homes surrounding the St. Augustine Lighthouse
- Feel
- Quaint and close-knit. Walk to the lighthouse, tennis courts and boat ramp, and bike easily to downtown, Anastasia Boulevard and even the beach.
- Homes
- A mix of homes, and not much turnover, so opportunities are limited.
- Know this
- Elevation is high and dry here. Homes sit close together.
Uptown
North of the city core, including the Abbott Tract and Rohde Addition
- Feel
- One of our favorites. Great shops with a more local feel, and less touristy than downtown. Some amazing historic homes.
- Homes
- Historic homes are the draw here.
- Know this
- Walkable, with easy access to all points north and west without tourist traffic.
North City
Fullerwood, Nelmar Terrace, Hildreth, Back Bay and the Las Palmas condos, north of the circle toward Vilano Beach
- Feel
- Just outside the touristy areas but still walkable to coffee at Dos Coffee & Wine and baked goods at Crème de la Cocoa.
- Homes
- Single-family neighborhoods plus condo options like Las Palmas.
- Know this
- A quieter, local-feeling option close to downtown.
Madeira
The city's north side, on the grounds of the former Ponce de Leon Golf Resort, whose course traces back to Henry Flagler
- Feel
- A master-planned community with a lovely coastal feel and views of marsh and preserve. About 4 miles to town and the beach, with sidewalks you can bike all the way into downtown.
- Homes
- Newer construction, up to custom builds on the marsh.
- Know this
- One of the few places to get new construction and a planned community less than 10 minutes from downtown and Vilano Beach. Ask for the HOA and any CDD details for the specific home.
Flood and elevation notes reflect what we've observed living and working here. Always confirm the FEMA flood zone, an elevation certificate and insurance quotes for the specific property.
Who the city fits best
The City of St. Augustine tends to be a great fit if you:
- Want to walk or bike to dining, coffee, shops and the arts scene
- Love historic architecture and character you can't build new
- Want newer construction and a planned community but don't want to give up being close to downtown (look at Madeira)
- Want quick access to Vilano Beach, Anastasia Island and the water
The honest tradeoffs
- Flooding. Some streets flood in king tides and storms, and parts of the city, like Davis Shores, sit in Flood Zone AE. Elevation matters.
- Vacation rentals. Parts of the core, especially Lincolnville, have a lot of them.
- Older homes. Historic homes need careful inspections, and insurers will want a 4-point and wind mitigation report.
- Limited new construction. Outside Madeira, it's rare near downtown.
- Tourist traffic. Downtown gets busy. Uptown and North City make it easier to get north and west.
From cottages to custom waterfront homes
The city has a wide range of homes: historic cottages, classic ranch homes on larger lots, historic homes in Uptown and Model Land, condos in North City, and newer construction in Madeira, up to custom homes on the marsh and on the water.
Prices change month to month, so we don't post a stale number here. Ask us for a current sold report for any neighborhood in this guide.
Request a sold reportNew construction near downtown? It happened in Madeira.
Clients relocating from South Florida wanted 3,000+ square feet, newer construction and a planned community near downtown's dining and arts. Here's how the Homebuyer Journey led them to a marsh-front build in Madeira.
Read the case study →What buyers ask us about living in the city
How do I know if a home in St. Augustine floods, and what does the flood zone mean?
Start with the FEMA flood zone for the specific address. Zone X is lower risk. Zone AE is high risk, and lenders require flood insurance there. Homes close to marsh or water are often in AE. Ask for an elevation certificate and the seller's flood history, since Florida's seller flood disclosure covers past flood insurance claims and federal flood aid. Get wind and flood insurance quotes during your inspection period, and drive the street after a heavy rain or a nor'easter.
Should I buy a historic home in St. Augustine?
Historic homes have character you can't build new, but they need a thorough inspection plus a 4-point and wind mitigation report for insurance. Exterior changes in the city's historic districts may need approval from the Historic Architectural Review Board. Check the flood zone and the mix of homes and vacation rentals on the street before you commit.
Will I have vacation-rental neighbors if I live near downtown?
Possibly. Parts of the city core have a lot of vacation rentals, especially Lincolnville, so some neighbors may change weekly. If that matters to you, we'll look at the mix on each street with you, and areas like Uptown and North City tend to feel more local.
Is there new construction near downtown St. Augustine?
Not much. Most of the city near downtown is established neighborhoods. Madeira, a master-planned community on the city's north side, is one of the few places where you can buy or build newer construction and still be less than 10 minutes from downtown and Vilano Beach.
Should I look in northern St. Johns County or Jacksonville instead of St. Augustine?
It depends on how you want to live. Northern St. Johns County is mostly newer master-planned communities, where CDD and HOA fees are common, prices run higher and you're closer to Jacksonville jobs. St. Augustine and the beaches offer the historic district, the arts scene and farmers markets, with older homes and fewer CDD communities. Jacksonville, in Duval County, can offer more homes without a CDD at lower prices. Compare commute times, and check school assignments with each district's official school locator.
Moving from out of state? See how our Homebuyer Journey works and what it really costs to live here.
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