Living near the water in St. Augustine is not a one-size-fits-all experience. Cross the Vilano Bridge and life feels quiet, retro and slightly removed from the crowds. Head over the Bridge of Lions to Anastasia Island and you enter a longer, more varied stretch of neighborhoods filled with beach-town energy.
Which side fits you best? And for local homeowners, which qualities will make buyers fall in love with your property?
The 30-Second Answer
Vilano Beach is ideal for someone who wants a small, intimate coastal community with Old Florida character, dramatic inlet views and convenient access to Uptown and Historic Downtown.
Anastasia Island is for someone who wants choices. The island stretches approximately 14 miles and includes distinctly different areas, from Davis Shores and Lighthouse Park to St. Augustine Beach, Butler Beach and Crescent Beach.
Vilano feels like a hidden beach village. Anastasia Island is a choose-your-own-coastal-adventure experience.
Vilano Beach: Retro, Relaxed and Refreshingly Different
Vilano has always marched to the beat of its own steel drum. Its retro architecture, colorful Town Center (with quick access to the iconic fishing pier) and laid-back attitude give the area a personality that does not feel manufactured. Residents can hunt for catch waves in the ocean or watch the sun sink over the Intracoastal without traveling far in either direction.
Vilano sits between the Atlantic Ocean and the Tolomato River, creating opportunities for ocean, inlet and Intracoastal living. Cross the Vilano Bridge and Uptown, the historic district and the US-1 corridor are close by. Head north on A1A and the surroundings become increasingly natural and peaceful. Take a straw poll of St. Augustinian’s favorite beach and many will point you towards Porpoise Point, even those who live outside of Vilano Beach. It’s a great spot where you can drive your car on the beach and camp out for the whole day with an unbeatable view of downtown.
Buyers may find classic beach cottages, elevated newer homes, contemporary waterfront properties and residences with views that change from sunrise to sunset.
For sellers, Vilano’s strongest marketing asset is its sense of rarity. The Newcomer Group never lists a home as merely “near the beach.” Many Vilano homes come with built-in privacy, water views, small-town atmosphere, and off-the-radar lifestyle buyers cannot reproduce in a typical subdivision.
Anastasia Island: One Island, Many Ways to Live
Anastasia Island offers far more variety than its singular name suggests. At the northern end, Davis Shores and Lighthouse Park keep residents close to downtown, Salt Run, the lighthouse and the St. Augustine Amphitheatre. Farther south, St. Augustine Beach (Hello! This is where our office is and where we live!) delivers restaurants, live music, the Ocean Pier and livelier beach-town energy. Get up for an early walk and it wouldn’t be out of the question to run into Luke and Louie getting in a morning surf session or our marketing team snapping pics of the sunrise. Butler Beach and Crescent Beach gradually become quieter and more residential.
The island includes historic bungalows, mid-century homes, low-rise condominiums, riverfront retreats, beachside cottages and luxury oceanfront residences. Some buyers want to bike across the Bridge of Lions for dinner. Others want to walk to the beach, launch a paddleboard, attend an Amphitheatre concert or enjoy a peaceful stretch of sand.
That means sellers need to be precise. “Located on Anastasia Island” is a starting point. We can help you tell the full story. Successful marketing should explain exactly which island lifestyle the home provides.
How Do the Lifestyles Compare?
Vilano tends to feel more rugged and surf-oriented, with a narrower, more sloped shoreline in certain areas. Anastasia Island offers more beach environments, including the natural setting of Anastasia State Park, the active St. Augustine Beach corridor and quieter shores farther south. Another pro tip from a local? Matanzas Inlet Beach at the southern end of Anastasia is hard to beat.
For dining and entertainment, Anastasia Island wins on sheer volume. Vilano has a smaller collection of local restaurants and waterfront favorites, but that is part of its charm. It feels easygoing rather than packed with options.
Water lovers can succeed on either side. Vilano offers access to the inlet, ocean and Intracoastal, while Anastasia Island provides proximity to Salt Run and the Matanzas River. The right choice depends on whether your ideal day involves fishing, surfing, kayaking or watching boats from your porch.
Coastal living also comes with practical questions. Buyers should evaluate flood zones, elevation, wind insurance, storm preparation and salt-air maintenance for each property. Roofs, HVAC systems, windows, railings and exterior finishes all deserve closer attention near the water. Anyone interested in rental income should verify current zoning, municipality, neighborhood and HOA restrictions rather than assuming every coastal property follows the same rules.
Daily routines matter, too. Consider bridge traffic, commute patterns, beach parking and seasonal visitors. We used to remind potential buyers to think about grocery access, but there is now a Publix in both Vilano and St. Augustine Beach!
Selling a Coastal Home in St. Augustine?
Buyers are buying a morning beach walk, favorite paddle route, easy trip downtown or sunset view from the porch.
The Newcomer Group understands how to translate those experiences into compelling real estate marketing. If you are considering selling in Vilano Beach or on Anastasia Island, let’s position your home around the coastal lifestyle—and story—that only your property can offer.
