Published November 1, 2026 in Market Update

Saint Augustine inventory is down 31% while sales still rose

By Brian Sacks

Real estate, Saint Augustine, FL

Here is the one thing that changes what you should do right now. The Real Estate Data Aggregator counted 1,549 homes for sale across Saint Augustine in the three months ending August 31, 2026. That is down 31% from the same months a year before. At the same time, 1,449 homes sold, up 6.3% from a year ago. More buyers, fewer choices. That is the whole story in two lines.

Nationally, Realtor.com reported active listings topped 1.16 million in September 2026. Saint Augustine is moving the other way. Supply here is shrinking, not growing.

What falling inventory means for you

For buyers, fewer listings means less time to decide. For owners, it means a well-prepared home still finds demand. Not every home sold fast, and prices did not rise everywhere. But the overall picture is tighter supply meeting steady buying.

Realtor.com also noted that mortgage rates climbed above 7% for the first time since January 2025. That slows some buyers. Even so, the Real Estate Data Aggregator shows Saint Augustine's sales count still rose 6.3% in this period.

How each ZIP code read in the three months ending August 31, 2026

The five ZIP codes tell different stories. Some prices rose. One dipped. Days on market fell in all five. Here is how they line up.

ZIP 32082 (Ponte Vedra Beach) had the highest median sale price at $852,500, per the Real Estate Data Aggregator. But that price was down 18.8% from a year before. More homes sold there, up 17.8%, and the median sat on the market just 66 days, 11 days shorter than a year ago. A lower price and faster sales often go together.

ZIP 32095 saw the biggest price gain. The Real Estate Data Aggregator put the median at $477,000, up 15.2% from a year before. New listings there fell 25.3%, the steepest drop of any ZIP. Fewer listings, rising prices: that connection is direct.

ZIP 32092 had the most activity. The Real Estate Data Aggregator counted 543 homes sold, up 9.7%. The median was $480,824, up 2.7%. Days on market fell 13 days to 69. Supply dropped 32.6%. This ZIP moved the most volume of any in the market.

ZIP 32081 (Ponte Vedra) took longer to sell. The Real Estate Data Aggregator put the median days on market at 90, the highest of the five ZIPs. Inventory there fell 34.9%, the steepest drop. Prices rose 6.8% to $699,787. Sellers there are asking more and waiting a bit longer.

ZIP 32256 is the one ZIP where both price and sales count dipped. The Real Estate Data Aggregator shows the median fell 1.7% to $404,000, and 215 homes sold, down 4%. Still, homes sold 20 days faster than a year ago. Price came down a little, and speed went up. That is an honest trade.

How quickly are homes going under contract?

One of the clearest signs of demand is how fast a home goes under contract. The Real Estate Data Aggregator tracks the share of homes that went under contract within two weeks of listing.

ZIP 32082 led the market. The Real Estate Data Aggregator shows 29% of homes there went under contract within two weeks, up 13.3 points from a year before. ZIP 32095 was lowest at 14.3%, though that figure still rose 1.9 points year over year. Every ZIP improved on this measure.

What sellers are getting at the close

Sale-to-list ratios tell you how close to asking price sellers actually closed. All five ZIPs came in above 95%, per the Real Estate Data Aggregator.

ZIP 32092 led at 98.1%, up 0.3 points from a year before. ZIP 32082 came in at 95.9%, the lowest, but still up 0.8 points. Sellers are not giving much away at the table in any of these ZIPs.

The national picture behind these local numbers

The Federal Housing Finance Agency reported U.S. house prices rose 2.4% from August 2025 to August 2026. That is a modest national gain. Several Saint Augustine ZIPs beat that pace.

Realtor.com noted that price cuts hit 20.8% of listings nationally in September 2026, the highest share since October 2022. That is a national pressure point. It does not show up the same way in every Saint Augustine ZIP, but it is worth watching if you are pricing a home.

Redfin reported the median monthly mortgage payment at $2,786 for the four weeks ending October 25, 2026. That cost shapes what buyers can afford. It is part of why pricing a home carefully matters more than ever.

One last thing: a single street can read very differently from the whole ZIP code. The numbers above are averages. Your block may be faster or slower, higher or lower. That is where a closer look helps.