For the first time in years, the St. Augustine real estate market is beginning to feel different.
If you have searched for homes in St. Augustine, you’ve felt how competitive the past few years have been. Limited inventory created urgency. Buyers moved quickly. Sellers held significant leverage.
That pressure is beginning to ease.
Nationally, the number of homes for sale in January reached its highest level since 2020. While real estate is always hyper-local, those broader inventory gains are beginning to influence Northeast Florida as well.
What we’re seeing is a gradual return to balance.
St. Augustine Real Estate Inventory is Expanding
Across St. Johns County, we’re seeing more listings enter the market. In fact, listings are still outpacing sales by 50%. That’s only part of the story. Showings are up. Mortgage applications are up. Pending contracts are up. Demand is up.
The intensity of the last few years has softened, but strong properties in prime locations are still moving.
This shift creates a more thoughtful environment. Buyers can evaluate options, but that doesn’t mean sellers should sit on the sidelines and wait for “the right moment.” Far from it.
What This Means for St. Augustine Home Sellers
For sellers, increasing inventory raises the standard.
When buyers have more choices, they compare more carefully. They analyze pricing, finishes, upgrades, and location advantages. Overpricing is exposed quickly. Strategic pricing stands out immediately.
The sellers achieving the strongest results in today’s St. Augustine market are those who understand this shift. They are positioning their homes intentionally from day one, investing in professional marketing, and pricing according to current absorption rates rather than peak headlines from two years ago.
In neighborhoods like Davis Shores, Vilano Beach, and established Anastasia Island communities, properly positioned homes are still performing well. Inventory growth rewards sellers who approach the market with precision.
What This Means for St. Augustine Home Buyers
For buyers, expanding inventory changes the experience entirely.
Instead of reacting immediately to avoid losing a property, buyers can compare homes carefully. In areas like Vilano Beach and Anastasia Island, it now feels possible to weigh waterfront versus intracoastal views, historic character versus modern construction, or gated community amenities versus walkable downtown living.
According to Realtor.com economists, housing conditions are gradually rebalancing after years of extreme seller advantage, with buyers beginning to see more options and modest negotiating power as inventory improves. We are seeing that dynamic unfold locally.
That does not mean every home will sit. Desirable properties in premium St. Augustine neighborhoods continue to command attention. But the pressure to waive inspections or make rushed decisions has eased in many segments. Buyers can prioritize long-term fit instead of short-term urgency.
Inventory Is Projected to Keep Growing in 2026
Forecasts—and, anecdotally, our own listing calendar—suggest national inventory could rise another 10% this year, potentially bringing supply closer to 2017 through 2019 levels by late fall.
For St. Augustine, that likely means steady growth in mid-range price points and increased competition in certain luxury segments. New construction communities north of the city may continue expanding available options, while historic downtown and true oceanfront properties will likely remain tighter due to their inherent scarcity.
Inventory is not fully back to normal everywhere, but the direction is clear. The market is becoming more balanced.
Understanding St. Augustine Experts
St. Augustine real estate has always been hyperlocal. Homes move block by block differently, beachside versus mainland, historic versus new construction. That nuance matters more in a shifting inventory environment.
If you want a clear read on what’s happening in your segment of the St. Augustine market, let’s talk. The opportunity in 2026 belongs to those who understand the shift and plan accordingly.
