Relocating to St. Augustine: our Homebuyer Journey
Our Homebuyer Journey is a five-step relocation process for people moving to St. Augustine, St. Johns County or Palm Coast. You tell us how you want to live, we match you to communities, and we build a custom map so you can explore on your own in a relocation mindset. Your feedback then narrows the search before you tour homes.
Why we built a process for relocation
We've both relocated here ourselves, so we know how much it matters to learn a new area in a productive way. Most people arrive with a handful of community names from the internet and a few days to see them. It's easy to spend that time driving in circles, or to fall for a neighborhood that looks great on Zillow but doesn't fit how you actually live.
The Homebuyer Journey fixes that. It gives you structure, local context and the freedom to explore on your own schedule, and it gives us a much clearer picture of what you want.
The five steps of the Homebuyer Journey
Tell us how you want to live
You fill out our Homebuyer Journey form: where you're coming from, your timing, the home you picture and the places you'd use every day and every week.
We match you to communities
We walk you through the neighborhoods and communities that fit your criteria, and we're honest about the ones that won't.
You get a custom exploration map
We build a map just for you, with your shortlisted communities plus the grocery stores, beaches, dining, schools, gyms and other places that matter in your week.
You explore in a relocation mindset
Map in hand, you scout on your own terms, as a future resident rather than a vacationer, and notice what actually feels right.
Your feedback narrows the search
Tell us what you loved and what you didn't. We use it to tighten the search so showings are focused on homes that truly fit.
What goes on your custom map
Your map starts with the communities that fit your criteria. Then we add the places that make up your week, based on what you tell us on the form:
- Grocery stores and everyday shopping
- Beaches, boat ramps, parks and trails
- Dining, coffee and the downtown arts scene
- Assigned schools, if they're part of your search
- Gyms, yoga studios, golf and anything else you do every week
You get an organized way to explore, even if you've never been here, and to notice what feels right.
Relocation mindset vs. vacation mindset
On vacation you're looking for the best restaurant and the prettiest beach. As a future resident you're asking different questions. How long is the drive to the grocery store on a Saturday in March? Is this street quiet year-round, or full of vacation rentals? Does the neighborhood still feel good on a Tuesday morning?
The map keeps you in that mindset. Afterward we talk through what you saw, and your reactions tell us far more than any search filter could.
Built for four kinds of moves
Relocating from out of state
You're moving your whole life here and want to get it right the first time. This is the core of what we do.
Retired or planning for retirement
Whether you want to walk to dinner downtown or want an age-restricted 55+ community with a clubhouse, we compare the options and their real monthly costs, including HOA dues and CDD assessments.
Second-home buyers
We check whether short-term rentals are allowed, what the HOA or condo association permits, and what insurance will cost, before you're under contract.
Families relocating with schools as a priority
If school assignment drives your search, we put assigned schools on your map and show you how to confirm the assignment for a specific address with the St. Johns County School District or Flagler Schools before you buy.
How the Journey played out for one family of buyers
Clients relocating from South Florida told us on their form that they wanted newer construction, more than 3,000 square feet and a planned community, while staying close to downtown's dining and arts. That combination is rare near downtown St. Augustine, and we knew Madeira fit. Rather than push, we gave them a custom map, and they spent a couple of months exploring. They came to the same conclusion on their own and built a marsh-front home with a pool in 2024.
Read the full case studyPlanning your budget?
Property taxes, insurance, HOA and CDD fees surprise a lot of people moving to Florida. Read what it really costs to live in St. Augustine after you move before you set your price range.
Want to start with the city?
Our City of St. Augustine guide breaks down every neighborhood we work in.
What relocating buyers say
“Coming to this area of Florida and not really knowing anything, they took the time to learn what we really wanted (FOR A WHILE) before recommending or showing us any homes. Kim and Kristen are also both very knowledgable of the area and were the perfect guides to help us find the right sub community within Ponte Vedra that we liked the most.”
“Kim excels as a buyers agent. She takes time to get to know her clients, does her research, and plans out a day of showings with great efficiency. We were shopping 55+ communities and found her very knowledgeable about each community we viewed. Her experience really shines during showings - she brings a balanced voice of reason that helps guide the decision-making process. Kim is also a strong buyer’s advocate throughout [negotiations]. We’d definitely use her again!”
Questions relocating buyers ask us most
What does it really cost to live here after moving to Florida?
Budget for property taxes, homeowners and flood insurance, and any HOA or CDD fees. Together they often surprise people moving from other states. Once you own and live in the home as of January 1, file for homestead exemption by March 1 to lower your taxable value and cap future assessment increases. Florida also gives new residents 30 days to get a Florida driver license. Our full cost guide walks through each one.
Can I buy or sell a Florida home without being here for closing?
Yes. Florida allows remote online notarization, and many title companies also handle mail-away closings. You'll need a reliable internet connection, a webcam and a valid ID for identity checks. We can do the final walkthrough with you by video and hold the keys until you arrive.
Which master-planned or 55+ communities have the amenities I want?
Start with your must-haves and how much you're willing to pay in fees. Resort-style amenities in St. Johns County usually come with HOA dues and often a CDD. Large master-planned communities such as Nocatee, RiverTown and Shearwater have amenity centers and trails, while some 55+ communities near Palm Coast keep fees low but have little or no clubhouse programming. Visit on a weekend, tour the amenity center, and ask for the activity calendar and the HOA and CDD budget before you write an offer.
Can I make an offer that depends on selling my current home?
You can, but sellers often prefer offers without a sale contingency. Your offer is strongest once your current home is under contract. We coordinate listing and purchase timing with both sides, and it's worth asking your lender about bridge financing.
Why do I have to sign a buyer agreement before touring homes?
Since August 2024, MLS rules require a written buyer agreement before an agent tours homes with you. It spells out the agent's services and how the agent is paid. The form is standard, but terms like length and compensation can be discussed.
Will my kids get a school bus, or will I need to drive them?
Florida provides bus service to students who live two miles or more from their assigned school, and some students who live closer qualify where the walking route is hazardous. Check stops and eligibility with the school district's transportation department, and confirm school assignment for any specific address with the district's official school locator.
Can I search the MLS myself and send you homes I like?
Yes. We'll set you up on a home search portal tied to local MLS data. Save searches by price, bedrooms, area and home type, and your favorites and comments come straight to us.
Start your Homebuyer Journey
It takes about ten minutes to fill out the form. We'll follow up to talk through communities and start building your map.