Why do people want to live by the water in St. Augustine? Ask 100 people and 99 of them will say it’s because of the view. And it makes sense! That world-class view is what sells the postcards. However, waterfront living in St. Augustine is about so much more than a picture-perfect scene out of every window. As soon as those bags hit the floor, you’ll find an idyllic lifestyle, long-term value, and the perfect location in one of Florida’s most historically rich coastal markets all rolled into one. From sunrise walks along the Atlantic to evening boat rides on the Intracoastal, waterfront property here continues to attract both full-time residents and second-home buyers who want more than just four walls and a roof.
At The Newcomer Group, we work daily with buyers and sellers navigating waterfront opportunities across Anastasia Island, Vilano Beach, and Historic Downtown St. Augustine. We know what today’s buyers are really looking for and what sellers should understand when positioning a waterfront home. Buyers are drawn to direct access to the Atlantic Ocean, Intracoastal waterways, and the Matanzas River, along with walkability, boating access, and historic charm.
From a market perspective, waterfront homes tend to:
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Sell faster than non-waterfront homes
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Command higher price-per-square-foot
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Retain value across market cycles
Understanding the Different Types of Waterfront Property
Not all waterfront homes offer the same experience, and knowing the distinction is critical when narrowing your search. There are three primary types of waterfront property in St. Augustine: oceanfront, Intracoastal/riverfront, and canal-front.
Oceanfront homes deliver direct Atlantic views and beach access, often commanding premium pricing due to scarcity and lifestyle appeal. These properties attract buyers looking for a true coastal experience and strong long-term demand.
Intracoastal and riverfront homes, particularly along the Matanzas River, appeal to boaters and buyers who value calmer waters, private docks, and sunset views. These homes often provide more flexibility for year-round outdoor living.
Canal-front properties offer direct water access while maintaining proximity to neighborhoods and amenities. These are less common in the historic area, but are popular in neighborhoods like St. Augustine Shores and World Golf Village.
When browsing listings, it’s important to understand how “waterfront” is defined. Some homes offer water views without direct access, while others include deeded dock rights or private shoreline. A local expert can quickly clarify these distinctions before you invest time or money.
Flood Zones and How They Factor Into Value
Most waterfront homes in St. Augustine fall within designated FEMA flood zones, and that’s normal for coastal Florida. Rather than being a deterrent, flood zones are simply part of the ownership framework and are already factored into pricing, insurance, and financing.
Buyers should understand whether a property is located in Zone AE, VE, or X and how elevation certificates may impact insurance requirements. You can explore flood zone maps directly through FEMA’s Flood Map Service Center.
Savvy buyers focus on location, access, elevation, and long-term appreciation, not just the zone label. Homes in prime waterfront corridors consistently remain among the most sought-after properties in St. Johns County.
Design Trends Buyers Expect in Waterfront Homes
Waterfront buyers today are highly design-driven. Homes that feel dated or closed off tend to linger on the MLS, while thoughtfully designed properties attract immediate interest.
Open floor plans with expansive water views are a must. Buyers want sightlines that connect living spaces directly to the water, often achieved through large sliders, folding glass walls, and elevated ceilings.
Indoor-outdoor living is another priority. Covered lanais, waterfront decks, and seamless transitions between interior and exterior spaces dramatically increase perceived value and usability.
Materials also matter. Coastal buyers favor finishes that are both elevated and practical. Porcelain tile, natural stone, marine-grade hardware, and exterior materials designed for longevity in a salt-air environment are always sought after.
Technology That Today’s Waterfront Buyers Want
Modern waterfront homes are increasingly defined by smart technology that enhances comfort and peace of mind.
Buyers now expect smart climate systems, automated lighting, and integrated security, especially in second homes or seasonal residences. Whole-home water monitoring and leak detection systems are also becoming standard in high-end waterfront properties.
Properties with EV-charging capability and dock electrification are particularly attractive in Intracoastal and riverfront neighborhoods, reflecting how lifestyle and technology continue to merge in luxury real estate.
Waterfront Neighborhoods Buyers Are Searching Most
Anastasia Island remains one of the most in-demand waterfront areas in St. Augustine, offering a mix of oceanfront and Intracoastal properties with easy access to beaches, dining, and local shops.
Vilano Beach appeals to buyers seeking waterfront living with proximity to Jacksonville while maintaining a relaxed, coastal feel. Its combination of ocean access and Intracoastal opportunities makes it especially appealing for lifestyle buyers.
Historic Downtown riverfront properties are among the rarest offerings in the city. These homes blend water views with walkability to St. George Street, restaurants, and cultural landmarks. They are highly desirable and rarely last long when they come to market.
Questions Every Waterfront Buyer Should Ask
Before making an offer, buyers should understand water access rights, dock permits, shoreline ownership, and any HOA or municipal regulations affecting docks or lifts. It’s also important to confirm utilities, maintenance responsibilities, and long-term usability of the waterfrontage.
Some sample questions include:
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What type of water access does this property include, and is it deeded?
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What flood zone is the property in, and how does that affect insurance and financing?
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Are there existing dock permits, seawalls, or shoreline improvements in place?
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How is the home designed to maximize water views and indoor-outdoor living?
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Are there HOA, city, or waterway regulations that affect boat use or waterfront modifications?
Why Local Expertise Matters More on the Water
Waterfront real estate in St. Augustine requires hyper-local knowledge. Small differences in elevation, access, zoning, and dock rights can significantly impact value and usability.
The Newcomer Group specializes in waterfront properties across Anastasia Island, Vilano Beach, and downtown riverfront areas. Our team combines local market data with firsthand neighborhood insight to help buyers and sellers make informed decisions in a competitive market. We’ve helped more than 1,700 families navigate buying and selling along Florida’s coast, with deep experience across Anastasia Island, Vilano Beach, and downtown waterfront corridors. Our approach combines data, design awareness, and boots-on-the-ground knowledge that national portals simply can’t provide.
