Moving to St. Augustine: Costs, Taxes, and What to Budget

Housing Costs in St. Augustine: What You'll Actually Pay in 2026

The median home price in St. Augustine sits around $425,000 as of early 2026, depending on proximity to the historic district and the waterfront. Homes in newer subdivisions west of I-95—like Silverleaf and Julington Creek Plantation—tend to list between $375,000 and $525,000. Properties in the historic downtown or along Anastasia Island command $500,000 to well over $1 million.

If you're comparing St. Augustine to Jacksonville's urban core, you're paying a premium for the coast and tourism appeal. Similar homes in Springfield Jacksonville or Murray Hill typically run $100,000 to $200,000 less—but you're trading coastal access for city walkability.

For renters, expect $1,800 to $2,400/month for a two-bedroom apartment depending on the neighborhood. Single-family rentals in desirable areas often exceed $2,500/month, especially during peak tourist season when short-term rental competition drives up long-term lease prices.

Buyers should budget for:

• 3.5% to 5% down payment ($14,875 to $21,250 on a $425,000 home)
• Closing costs around 2% to 3% of purchase price ($8,500 to $12,750)
• First year's homeowners insurance (see insurance section below)
• Property tax prorations at closing

Property Taxes: St. Johns County Rates and What They Fund

St. Johns County has a millage rate around 7.5 to 8.5 mills depending on your exact location and local assessments. That translates to roughly $7.50 to $8.50 per $1,000 of assessed value. On a $425,000 home, you're looking at approximately $3,200 to $3,600 annually in property taxes—assuming you claim Florida's homestead exemption, which cuts your taxable value by $50,000.

Without homestead exemption (which applies only to primary residences), that same home would generate closer to $4,000 to $4,500 in annual taxes. If you're buying an investment property or second home, budget accordingly.

St. Johns County consistently ranks as one of the best-funded school districts in Florida, which is a major draw for families. Property taxes here are higher than surrounding counties like Flagler or Putnam, but the return in terms of schools, infrastructure, and services is measurable.

Important: Florida caps annual assessed value increases at 3% for homesteaded properties under the Save Our Homes law. If you're moving from a state with income tax, the lack of state income tax in Florida often offsets higher property taxes—but run your own numbers based on your income bracket.

Homeowners Insurance and Flood Insurance: The Hidden Cost of Coastal Living

Homeowners insurance in St. Augustine averages $3,500 to $6,000 per year for a standard single-family home—significantly higher than the national average. Proximity to the coast, hurricane risk, and Florida's volatile insurance market all contribute to rising premiums.

If your home is in a FEMA-designated flood zone (common in St. Augustine, especially east of US-1), you'll need separate flood insurance. Policies through the National Flood Insurance Program (NFIP) typically run $1,200 to $2,500 annually depending on your elevation and flood zone designation. Some lenders require flood insurance even if you're in a moderate-risk zone.

Wind mitigation inspections and hurricane shutters can lower your premiums by 10% to 20%, but upfront costs for retrofits can exceed $5,000. Factor this into your first-year budget if you're buying an older home without storm protection.

This is one area where St. Augustine's costs diverge sharply from Jacksonville's inland neighborhoods. Homes in Murray Hill or Springfield typically carry much lower insurance costs due to reduced flood and wind risk.

Everyday Living Expenses: Groceries, Utilities, and Transportation

Groceries in St. Augustine run about 5% to 8% above the national average, partly due to the tourism economy and limited competition among major supermarkets. A family of four can expect to spend $900 to $1,200 per month on groceries depending on shopping habits and dietary preferences.

Utilities average $180 to $250 per month for a 1,500-square-foot home, with spikes during summer months when air conditioning runs constantly. Water and sewer bills in St. Augustine add another $60 to $90 monthly. If you're moving from a cooler climate, budget for higher cooling costs—Florida summers are brutal.

Transportation costs: St. Augustine is not a walkable city outside the historic downtown core. Most residents need a car. Gas prices in Florida typically track below the national average, but you'll drive more than you think. Parking in the historic district can cost $10 to $20 per day if you work downtown, though most residential areas offer free street parking.

Auto insurance in Florida is notoriously expensive—among the highest in the nation. Expect to pay $1,800 to $2,800 annually for full coverage on one vehicle, more if you're a new resident without established Florida driving history.

Dining, Entertainment, and Lifestyle Costs

St. Augustine's restaurant scene caters heavily to tourists, which inflates prices. A casual dinner for two averages $60 to $80 before tip. Fine dining pushes $150 to $200. If you're coming from a major metro, you'll notice the limited variety outside of seafood and American fare—though the quality is generally strong.

Entertainment costs vary. Many residents take advantage of free beach access and historic walking tours, but theme park trips (Jacksonville, Orlando) and weekend getaways add up. A family beach day costs next to nothing; a weekend at Universal Orlando runs $1,500+.

Gym memberships, yoga studios, and fitness classes in St. Augustine range from $40 to $120 per month. Childcare costs for families with young kids run $1,000 to $1,500 per month for full-time daycare—comparable to Jacksonville but lower than Miami or Tampa.

For more insight into lifestyle and dining options in nearby Jacksonville neighborhoods, check out the Riverside Jacksonville dining guide or the Murray Hill coffee and restaurant scene.

Income and Job Market Considerations

St. Augustine's job market skews heavily toward tourism, hospitality, healthcare, and education. If you're not working remotely or retiring, local wages may not match the cost of living. Median household income in St. Johns County is around $80,000 to $85,000—higher than the state average, but not proportionally higher than housing costs.

Many St. Augustine residents commute to Jacksonville for higher-paying jobs in finance, logistics, healthcare, and tech. The drive to downtown Jacksonville takes 45 to 60 minutes depending on traffic and where in St. Augustine you live. If you're considering this commute, compare it to living in neighborhoods like San Marco, which offers a much shorter commute to downtown employers.

Remote workers and retirees make up a growing share of St. Augustine's population, which helps explain why home prices have climbed faster than local wages. If your income isn't tied to the local economy, St. Augustine offers strong quality of life—but if you're job hunting locally, expect competition and wages that lag behind housing costs.