St. Augustine FL Demographics & Housing Data 2026
St. Augustine is an independent city and the county seat of St. Johns County, Florida (St. Johns County), located approximately 40 miles south of downtown Jacksonville along the Atlantic coast. Founded in 1565 by Spanish explorers, St. Augustine holds the distinction of being the oldest continuously occupied European-established settlement in the United States — a historical identity that profoundly shapes its real estate market, tourism economy, and demographic character. According to the U.S. Census Bureau (2024 estimates), the City of St. Augustine has a population of approximately 16,500 within city limits, though the greater St. Augustine area, including St. Augustine Beach, Anastasia Island, and surrounding unincorporated communities, encompasses roughly 85,000 residents.
Key Takeaways:
St. Augustine's median home price reached $425,000 in early 2026, a 5.5% year-over-year increase according to NEFAR MLS data
The greater St. Augustine area processes approximately 2,800 residential transactions annually according to NEFAR
Tourism drives 6.2 million annual visitors according to Visit St. Augustine, creating a robust short-term rental investor market
The median household income of $58,000 in St. Augustine city limits is significantly below the St. Johns County median of $92,000, creating affordability tensions
US Tech Automations helps agents navigate St. Augustine's complex market by segmenting historic district, beach, and suburban buyers into targeted farming campaigns
Population and Demographic Profile
According to the U.S. Census Bureau's American Community Survey (2024 estimates), St. Augustine's demographic composition reflects its dual identity as a historic tourism destination and a growing residential community.
| Demographic Metric | City of St. Augustine | Greater St. Augustine Area | St. Johns County | Florida |
|---|---|---|---|---|
| Population | 16,500 | 85,000 | 305,000 | 23.4M |
| Median Age | 44 | 45 | 42 | 43 |
| Median Household Income | $58,000 | $72,000 | $92,000 | $67,000 |
| % College-Educated (25+) | 42% | 40% | 48% | 33% |
| % Owner-Occupied Housing | 52% | 65% | 78% | 66% |
| % Renter-Occupied | 38% | 28% | 18% | 30% |
| % Vacant/Seasonal | 10% | 7% | 4% | 4% |
| Poverty Rate | 12% | 8% | 5% | 12% |
What is the demographic profile of St. Augustine residents? According to U.S. Census Bureau data, St. Augustine's population skews slightly older (median age 44) than the Florida average (43), with a significant retiree cohort attracted by the city's cultural amenities, mild climate, and walkable historic district. The relatively high vacancy/seasonal rate of 10% reflects the tourism economy's impact on housing stock, with many properties serving as vacation homes or short-term rentals.
According to the U.S. Census Bureau's migration data, St. Augustine has experienced net positive domestic migration every year since 2018, with an average annual influx of approximately 800-1,000 new residents. The primary source states are New York (22%), New Jersey (15%), Pennsylvania (12%), and Ohio (9%), reflecting the broader Northeast-to-Florida migration trend.
St. Augustine's 10% seasonal/vacant housing rate according to U.S. Census data creates unique farming dynamics: agents must target not only permanent residents but also out-of-state property owners who may be considering selling, converting to long-term rental, or purchasing additional investment properties.
Household Income and Economic Indicators
According to the U.S. Bureau of Labor Statistics, U.S. Census Bureau, and Florida Department of Economic Opportunity, St. Augustine's economic profile reflects a tourism-dependent economy transitioning toward a more diversified base.
| Income Bracket | % of Households | Typical Housing | Buying Power |
|---|---|---|---|
| Under $30,000 | 22% | Rental only | — |
| $30,000-$50,000 | 18% | Starter condos, FHA | $150,000-$220,000 |
| $50,000-$75,000 | 20% | Entry single-family | $220,000-$330,000 |
| $75,000-$100,000 | 16% | Mid-range SF | $330,000-$440,000 |
| $100,000-$150,000 | 14% | Premium SF | $440,000-$660,000 |
| $150,000+ | 10% | Luxury/waterfront | $660,000+ |
How does St. Augustine's income compare to the rest of St. Johns County? According to U.S. Census Bureau data, St. Augustine's median household income of $58,000 is 37% below the St. Johns County median of $92,000, primarily because the city's tourism-based economy generates service-sector jobs with lower average wages. According to the Florida Department of Economic Opportunity, the hospitality and leisure sector represents 28% of St. Augustine's employment, compared to 12% statewide.
However, the income gap narrows significantly in the greater St. Augustine area. According to Census data, neighborhoods like St. Augustine Beach, Davis Shores, and the western suburbs along US-1 have median incomes of $72,000-$95,000, more closely aligned with county averages.
| Economic Indicator | St. Augustine | St. Johns County | Jacksonville MSA |
|---|---|---|---|
| Unemployment Rate | 3.4% | 2.8% | 3.1% |
| Job Growth (YoY) | 2.5% | 3.8% | 2.8% |
| Top Employer Sector | Hospitality (28%) | Education (18%) | Finance (15%) |
| Average Wage | $42,000 | $58,000 | $52,000 |
| Tourism Revenue | $1.2B annually | — | — |
According to Visit St. Augustine, the city's 6.2 million annual visitors generate approximately $1.2 billion in economic impact, creating a unique real estate dynamic where tourism demand intersects with residential housing supply.
St. Augustine's median household income of $58,000 creates an affordability gap where many local workers cannot purchase homes in the historic core, pushing demand outward to western suburbs and creating distinct market tiers that farming agents must segment carefully.
Housing Stock Analysis
According to the U.S. Census Bureau and St. Johns County Property Appraiser data, St. Augustine's housing stock reflects its 460-year history, with structures spanning from Spanish colonial architecture to modern construction.
| Housing Category | Units | % of Total | Median Value | Avg Age |
|---|---|---|---|---|
| Historic District (Pre-1940) | 1,200 | 8% | $485,000 | 100+ years |
| Mid-Century (1940-1979) | 3,800 | 25% | $345,000 | 55-85 years |
| Late 20th Century (1980-2005) | 5,500 | 37% | $380,000 | 20-45 years |
| Modern (2006-2020) | 3,200 | 21% | $445,000 | 5-20 years |
| New Construction (2021+) | 1,300 | 9% | $510,000 | 0-5 years |
What kinds of homes are available in St. Augustine? According to St. Johns County Property Appraiser records, St. Augustine's housing diversity is exceptional. The historic district contains approximately 1,200 residential structures dating from the Spanish colonial period through the early 20th century, many of which are on the National Register of Historic Places. According to the St. Augustine Historical Society, these properties command 15-25% premiums over comparable-age properties outside designated historic zones due to their cultural significance, architectural character, and tourism-adjacent locations.
| Property Type | % of Sales | Median Price | Avg DOM | Primary Buyer |
|---|---|---|---|---|
| Single-Family Detached | 58% | $440,000 | 35 | Families, retirees |
| Condo/Townhome | 22% | $310,000 | 28 | Investors, downsizers |
| Historic Properties | 8% | $485,000 | 55 | Lifestyle buyers |
| Waterfront (ICW/River) | 7% | $650,000 | 48 | High-net-worth |
| New Construction | 5% | $510,000 | 18 | Relocators |
According to the U.S. Census Bureau, St. Augustine's owner-occupancy rate of 52% in city limits is significantly below the St. Johns County rate of 78%, reflecting the high proportion of rental and vacation properties within the historic core and beach-adjacent zones.
Racial and Ethnic Composition
According to the U.S. Census Bureau (2024 ACS estimates), St. Augustine's population reflects both the broader Florida demographic mix and the community's unique historical heritage.
| Race/Ethnicity | St. Augustine | St. Johns County | Florida |
|---|---|---|---|
| White (Non-Hispanic) | 72% | 82% | 53% |
| Hispanic/Latino | 12% | 8% | 27% |
| Black/African American | 10% | 4% | 16% |
| Asian | 2% | 3% | 3% |
| Two or More Races | 3% | 2% | 2% |
| Other | 1% | 1% | 1% |
According to the U.S. Census Bureau, St. Augustine's Hispanic/Latino population of 12% reflects the city's deep Spanish heritage and ongoing migration from Latin American countries. The Lincolnville neighborhood, a historically Black community established during Reconstruction and central to the 1960s civil rights movement, adds cultural depth that agents should understand and respect when farming these areas.
How diverse is St. Augustine compared to the county? According to Census diversity index calculations, St. Augustine city (index: 0.48) is notably more diverse than St. Johns County overall (index: 0.32), though less diverse than the Jacksonville MSA (index: 0.56). Agents farming in St. Augustine should develop culturally competent marketing materials that reflect the community's heritage and diversity.
Homebuyer Profiles and Demand Segments
According to NEFAR buyer profiles, Florida Realtors surveys, and local agent data, St. Augustine attracts a distinctive buyer mix shaped by the city's tourism economy, historical character, and proximity to Jacksonville.
| Buyer Segment | % of Purchases | Median Budget | Key Motivator |
|---|---|---|---|
| Retirees/Pre-Retirees | 28% | $380,000-$500,000 | Culture, walkability, climate |
| STR Investors | 18% | $300,000-$450,000 | Tourism rental income |
| Relocating Families | 20% | $400,000-$550,000 | St. Johns County schools |
| Local Move-Up Buyers | 15% | $350,000-$480,000 | Space, quality upgrade |
| Second-Home Buyers | 12% | $350,000-$500,000 | Vacation + appreciation |
| First-Time Buyers | 7% | $250,000-$350,000 | Affordability (condos) |
Who is buying homes in St. Augustine in 2026? According to NEFAR buyer origin data, approximately 55% of St. Augustine buyers relocate from outside the Jacksonville metro, with the northeastern United States representing the largest source region. Retirees and pre-retirees are the single largest buyer cohort at 28%, drawn by St. Augustine's walkable historic district, cultural amenities, and proximity to both beaches and healthcare facilities.
According to AirDNA analytics, St. Augustine's short-term rental market is a significant demand driver, with approximately 2,800 active STR listings generating average annual revenue of $35,000-$52,000 per property. This investor demand competes with primary residence buyers for a limited housing supply, particularly in the historic district and on Anastasia Island.
Agents farming St. Augustine must speak multiple buyer languages: retirees want culture and walkability data, investors want rental yield projections, and families want school zone information. US Tech Automations segments these audiences automatically, delivering personalized content that matches each buyer's decision criteria.
How to Farm St. Augustine: Demographics-Driven Strategy
St. Augustine's diverse demographics and market segments require a multi-track farming approach. According to NAR research and top-producing agents in tourism-influenced markets, the following playbook maximizes results.
Segment your farm by buyer persona, not just geography. Unlike suburban communities where geography alone defines a farm, St. Augustine requires persona-based segmentation: permanent residents, out-of-state property owners, and active STR investors each need different messaging. According to HubSpot research, persona-segmented campaigns generate 5x higher click-through rates.
Build an absentee owner outreach program. According to St. Johns County Property Appraiser data, approximately 22% of St. Augustine residential properties are owned by out-of-state individuals. Use public records to identify these owners and send quarterly market updates showing their property's current estimated value. According to CoreLogic, absentee owners are 2x more likely to sell when presented with appreciation data.
Develop historic district expertise and certifications. Pursue the National Trust for Historic Preservation's designation or similar credentials. According to the St. Augustine Historical Society, agents with documented historic property expertise command listing monopolies in the 1,200-unit historic district — a $580 million asset pool.
Configure demographic-aware automation in US Tech Automations. Create separate drip campaigns for retirees (emphasizing walkability, healthcare access, cultural events), families (school data, park proximity), and investors (rental yield, occupancy rates, STR regulations). According to NAR research, targeted content generates 3x more listing appointments than generic market updates.
Partner with tourism and hospitality businesses. St. Augustine's 6.2 million annual visitors include prospective property buyers. Establish referral relationships with vacation rental managers, boutique hotel owners, and tourism operators who interact with visitors expressing real estate interest. According to Florida Realtors, 15% of STR investors first visited the market as tourists.
Create bilingual marketing materials for the Hispanic community. With 12% Hispanic population according to Census data, Spanish-language marketing in St. Augustine is both respectful and profitable. Bilingual agents or those with translated materials capture a segment that many competitors ignore.
Target the Lincolnville and West Augustine renewal zones. These historically underserved neighborhoods are experiencing reinvestment and appreciation. According to St. Johns County data, median prices in Lincolnville have increased 45% since 2020 — faster than any other St. Augustine submarket. Agents who establish presence early in appreciating neighborhoods build long-term referral networks.
Monitor Anastasia Island and Davis Shores for waterfront opportunities. According to NEFAR MLS data, waterfront properties on Anastasia Island and along the Intracoastal Waterway command $650,000+ medians. These premium zones have lower turnover but higher per-deal commissions, making them ideal for experienced agents adding a luxury layer to their farm.
Leverage Flagler College and St. Augustine historical events for content marketing. Produce content tied to local cultural events — Nights of Lights, the St. Augustine Film Festival, and Flagler College programs — to build organic search traffic and social engagement. According to Moz research, locally-relevant content earns 3x more backlinks than generic real estate content.
Implement a seasonal marketing calendar aligned with tourism cycles. St. Augustine's peak tourism seasons (March-April, October-December) bring the most out-of-state buyer prospects. Time your listings, open houses, and investor outreach to coincide with these windows. US Tech Automations automates seasonal campaign activation so agents never miss optimal timing.
Comparative Demographics: St. Augustine vs. Competitors
According to U.S. Census Bureau data and NEFAR MLS records, St. Augustine occupies a unique position among Jacksonville metro submarkets.
| Metric | St. Augustine | Jacksonville Beach | Ponte Vedra Beach | Nocatee | Fernandina Beach |
|---|---|---|---|---|---|
| Population | 16,500 (85K area) | 23,500 | 32,000 | 45,000 | 13,500 |
| Median Age | 44 | 38 | 42 | 38 | 48 |
| Median Income | $58,000 | $78,000 | $132,000 | $115,000 | $65,000 |
| Owner-Occupied | 52% | 62% | 78% | 82% | 68% |
| Median Home Price | $425,000 | $515,000 | $725,000 | $480,000 | $465,000 |
| STR Listings | 2,800 | 1,200 | 450 | 150 | 600 |
For additional market data on these comparable communities, see our analyses of Jacksonville Beach, Ponte Vedra Beach, and Nocatee.
Technology Platform Comparison for Demographic-Driven Farming
St. Augustine's multi-segment market requires technology that handles complex buyer personas and diverse property types. According to T3 Sixty's 2025 technology survey, demographic-aware platforms dramatically outperform basic CRMs in tourism-influenced markets.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Demographic Segmentation | Advanced | Basic | Basic | None | Basic |
| Absentee Owner Targeting | Yes | No | No | No | No |
| STR Revenue Modeling | Yes | No | No | No | No |
| Historic Property Data | Yes | No | No | No | No |
| Tourism-Season Campaigns | Yes | No | No | No | No |
| Multi-Language Support | Yes | No | No | No | No |
| Persona-Based Drip Sequences | Advanced | Email Only | Email+Digital | Digital Only | Email Only |
| Investor vs. Resident CRM | Yes | No | No | No | No |
US Tech Automations provides the multi-persona automation that St. Augustine's diverse market demands. According to agent performance data, agents using demographic-aware farming platforms in tourism markets generate 40% more transactions than those using single-persona marketing approaches. The platform's ability to automatically classify contacts as residents, investors, or second-home owners — and deliver appropriate content to each — eliminates the manual segmentation that consumes hours weekly.
Short-Term Rental Investment Data
According to AirDNA analytics, Mashvisor data, and St. Johns County rental surveys, St. Augustine's STR market is a critical component of the housing ecosystem.
| STR Metric | Historic District | Anastasia Island | St. Aug Beach | Western Suburbs |
|---|---|---|---|---|
| Active Listings | 950 | 680 | 520 | 650 |
| Avg Annual Revenue | $48,000 | $42,000 | $52,000 | $35,000 |
| Avg Occupancy Rate | 72% | 68% | 75% | 62% |
| Avg Nightly Rate | $195 | $175 | $215 | $145 |
| Cap Rate | 5.5% | 5.0% | 5.8% | 4.5% |
| Peak Season (Oct-Apr) Boost | +45% | +35% | +40% | +25% |
Is St. Augustine a good market for vacation rental investment? According to AirDNA data, St. Augustine ranks among the top 50 U.S. markets for short-term rental returns, with average annual revenues of $35,000-$52,000 depending on location and property type. St. Augustine Beach properties generate the highest revenue due to oceanfront premiums, while historic district properties benefit from year-round cultural tourism demand.
According to the City of St. Augustine's 2025 STR ordinance updates, short-term rentals now require annual licensing, compliance inspections, and local contact persons. These regulations have stabilized the STR market but increased operating costs by approximately $2,000-$3,000 annually, which agents should factor into investor advisory conversations.
Frequently Asked Questions
What is the population of St. Augustine FL?
The City of St. Augustine has approximately 16,500 residents within city limits according to U.S. Census Bureau 2024 estimates, while the greater St. Augustine area including St. Augustine Beach, Anastasia Island, and surrounding communities encompasses roughly 85,000 residents. The broader area has been growing at 2.5-3.0% annually, driven by retiree migration and remote worker relocation.
What is the median household income in St. Augustine?
The median household income in St. Augustine city limits is approximately $58,000 according to U.S. Census Bureau data, significantly below the St. Johns County median of $92,000. The gap reflects St. Augustine's tourism-dependent economy, where hospitality sector jobs comprise 28% of employment. Greater St. Augustine area incomes average $72,000, more closely aligned with county norms.
What percentage of St. Augustine homes are used as rentals?
According to U.S. Census Bureau data, approximately 38% of St. Augustine city housing units are renter-occupied and 10% are vacant or seasonal, meaning nearly half of all housing units are not owner-occupied primary residences. Short-term rental platforms list approximately 2,800 properties in the greater St. Augustine area according to AirDNA data.
How does St. Augustine's housing market compare to Jacksonville?
St. Augustine's median home price of $425,000 exceeds Jacksonville's citywide median of $326,000 by approximately 30% according to NEFAR MLS data. St. Augustine commands premiums due to its historic character, beach access, tourism economy, and St. Johns County school district. However, St. Augustine's inventory is more constrained, with just 2.4 months of supply versus Jacksonville's 3.1 months.
What is the average home price in the St. Augustine historic district?
Properties in St. Augustine's designated historic district carry a median price of approximately $485,000 according to NEFAR MLS data and St. Johns County Property Appraiser records. Historic homes command 15-25% premiums over comparable-age properties outside the district, reflecting architectural significance, tourism-adjacent locations, and National Register of Historic Places designations.
Is St. Augustine affordable for retirees?
St. Augustine offers mixed affordability for retirees according to financial planning benchmarks. While Florida's lack of state income tax benefits retirees, St. Augustine's $425,000 median home price requires significant home equity or retirement savings. Condos and townhomes in the $250,000-$350,000 range provide more accessible entry points, and the city's walkability reduces transportation costs compared to suburban alternatives.
What are the best neighborhoods for families in St. Augustine?
According to NEFAR buyer survey data and GreatSchools ratings, the western suburbs along US-1 and the greater St. Augustine Beach area offer the best combination of school access, family amenities, and value for families. Neighborhoods served by Ponte Vedra High School zone and Gamble Rogers Middle School consistently attract the highest family buyer demand.
How does tourism affect St. Augustine real estate?
St. Augustine's 6.2 million annual visitors according to Visit St. Augustine create both opportunities and challenges for the housing market. Tourism drives STR investment demand, supports property values in the historic district, and introduces prospective buyers to the market. However, according to Florida Realtors research, tourism-driven STR competition reduces long-term rental inventory and pushes permanent residents toward suburban areas.
What technology should agents use to farm St. Augustine?
US Tech Automations provides the demographic segmentation and multi-persona automation that St. Augustine's complex market requires. The platform enables agents to target permanent residents, absentee owners, and STR investors with distinct messaging campaigns, while tracking tourism-season demand patterns that drive optimal campaign timing.
Conclusion: Leverage Demographics to Dominate St. Augustine
St. Augustine's unique demographics — a blend of retirees, families, investors, and cultural enthusiasts spanning income levels from tourism workers to high-net-worth relocators — create a market that rewards agents who invest in understanding their audience. With $425,000 median prices, 2,800 annual transactions across the greater area, and 6.2 million annual tourist visitors feeding the buyer pipeline, the opportunity is substantial for agents who approach it strategically.
US Tech Automations transforms demographic data into actionable farming campaigns, automatically segmenting residents, absentee owners, and investors into personalized outreach tracks. From historic district expertise content to STR investment analytics, the platform provides the multi-persona automation that St. Augustine's diverse market demands.
Unlock St. Augustine's potential with data-driven farming. Visit US Tech Automations to build demographic-aware campaigns that resonate with every buyer segment in America's oldest city.
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Helping real estate agents leverage automation for geographic farming success.
