Building on the ocean from Vilano to Crescent Beach.
South of Ponte Vedra the oceanfront is its own market. Lots come up one or two at a time, they have sold for $540,000 to $1,250,000 since 2021, and the new beach houses built on them have brought $4,225,000 to $5,150,000. The lots and sales below are live from the MLS; the permits, which split between the city and the county, come after.
By Krista Fracke — Broker Associate, Christie's International Real Estate First Coast · 20+ years in Northeast Florida · 500+ closings · client reviews
Three stretches of one coast
I’m Krista Fracke, and I read this coast as three markets. Vilano Beach runs north of the inlet along Coastal Highway. St. Augustine Beach is the city on Anastasia Island. South of it, Butler Beach and Crescent Beach run down A1A toward Summer Haven. The numbers below are split by where each property sits on the map.
Vilano Beach
- Lots listed now
- 1, $1,300,000
- Oceanfront lot sales since 2016
- 5, $302,500 to $900,000
- New homes sold since 2023 (built 2018+)
- None on record
St. Augustine Beach
- Lots listed now
- None this week
- Oceanfront lot sales since 2016
- 1, $1,200,000
- New homes sold since 2023 (built 2018+)
- 2, $4,225,000 to $4,250,000
Butler Beach, Crescent Beach & south
- Lots listed now
- None this week
- Oceanfront lot sales since 2016
- 1, $1,250,000
- New homes sold since 2023 (built 2018+)
- 1, $5,150,000
Across the coast, 18 homes described as oceanfront have sold since 2024, at a median of $2,237,500 and a top sale of $5,750,000.
The lot on the market now, and what is next door
Every lot listed on Coastal Highway or A1A, or described by its listing as oceanfront, with the closest finished oceanfront homes on the market or sold since 2021. The water wording is the listing agent’s own.
Listing describes the water as: Navigable Water, Ocean Front
Next door
- 4582 Coastal HighwayAsking $2,200,000
built 2002 · 2,974 sq ft · next door · listed by COLDWELL BANKER VANGUARD REALTY
- 4342 Coastal HighwaySold $1,750,000
Nov 2021 · built 1977 · 1,539 sq ft · 0.34 mi · listed by NON MLS (realMLS)
- 4230 Coastal HighwaySold $2,090,000
Oct 2025 · built 2016 · 2,555 sq ft · 0.58 mi · listed by KELLER WILLIAMS REALTY ATLANTIC PARTNERS ST. AUGUSTINE
Oceanfront lot sales since 2016
Every lot sale on this coast whose listing described it as oceanfront, newest first. Some also front the inlet or the river; the listing’s own wording is on each sale’s page.
| Sold | Address | Price | Size | Listing office |
|---|---|---|---|---|
| Apr 2026 | 427 Porpoise Point DriveBARBARA B JENNESS PA | $900,000 | 0.26 ac | BARBARA B JENNESS PA |
| Mar 2026 | 4210 Coastal HighwayKELLER WILLIAMS REALTY ATLANTIC PARTNERS ST. AUGUSTINE | $540,000 | 0.33 ac | KELLER WILLIAMS REALTY ATLANTIC PARTNERS ST. AUGUSTINE |
| Oct 2025 | 3930 Coastal HighwayKELLER WILLIAMS REALTY ATLANTIC PARTNERS | $790,000 | 0.32 ac | KELLER WILLIAMS REALTY ATLANTIC PARTNERS |
| Jul 2025 | 0 Atlantic ViewTHE NEWCOMER GROUP | $1,250,000 | 0.18 ac | THE NEWCOMER GROUP |
| Jan 2025 | 4200 Coastal HighwayPONTE VEDRA CLUB REALTY, INC. | $670,000 | 0.19 ac | PONTE VEDRA CLUB REALTY, INC. |
| Jul 2020 | 3220 Coastal HighwayWATSON REALTY CORP | $302,500 | 0.22 ac | WATSON REALTY CORP |
| Apr 2018 | 612 Ocean Palm WayST AUGUSTINE REALTY | $1,200,000 | 1.25 ac | ST AUGUSTINE REALTY |
What new oceanfront homes have sold for
The build-versus-buy benchmark: oceanfront homes built since 2018 that have sold here since 2023.
| Sold | Address | Price | Built · sq ft | Listing office |
|---|---|---|---|---|
| Jun 2025 | 7224 A1ALIGHTHOUSE REALTY ASSOCIATES | $5,150,000 | 2024 · 4,090 | LIGHTHOUSE REALTY ASSOCIATES |
| Jun 2026 | 1 2nd LaneNON MLS (realMLS) | $4,250,000 | 2018 · 4,557 | NON MLS (realMLS) |
| Nov 2024 | 1 2nd LaneNON MLS (realMLS) | $4,225,000 | 2018 · 4,630 | NON MLS (realMLS) |
Who permits what
City or county. Inside the City of St. Augustine Beach, the city issues the building permit and applies its own code. Vilano Beach, Butler Beach, Crescent Beach and Summer Haven are unincorporated, so St. Johns County does. The address alone does not always tell you which; the parcel record does.
The coastal construction control line. Seaward of the state line, new construction also needs a permit from the Florida Department of Environmental Protection. The review sets where on the lot the house can sit, how it is founded and how the work treats the dune, with conditions that protect nesting sea turtles, including how the house is lit.
The flood zone and the elevation. The zone changes lot by lot, and the FEMA flood map gives each parcel’s zone and base flood elevation. In the coastal high-hazard zone (VE), a new house is elevated on pilings or columns with the space below left open or closed only with breakaway walls. The Florida Building Code’s wind and flood provisions apply on top.
Renovate or rebuild. For an older beach house you mean to keep, the federal substantial improvement rule applies: once the work reaches half the structure’s market value, the whole house has to meet current flood standards.
The part nobody tells you
On this coast the listing’s water wording needs checking more than anywhere. A lot on Coastal Highway or A1A can sit across the road from the beach, or front the river or the inlet as well as the ocean, and the MLS field does not always say which. The survey settles it, and I want it in hand before the offer.
This is the work I do every week. Looking at a lot between Vilano and Crescent Beach? Send me the address. I'll put its flood zone, its county record, who permits it and what the houses beside it sold for in front of you before you offer.
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Broker Associate · Christie's International Real Estate First Coast · 20+ years · 500+ closings
Common questions
Can you build a new oceanfront home in St. Augustine Beach?
Yes. Inside the City of St. Augustine Beach the city issues the building permit; in Vilano Beach, Butler Beach, Crescent Beach and Summer Haven, which are unincorporated, St. Johns County does. Either way, construction seaward of the state coastal construction control line also needs a Florida DEP permit, which governs where the house sits on the lot, how it is founded and elevated, and how the work treats the dune and nesting sea turtles.
What does an oceanfront lot cost around St. Augustine?
Oceanfront lots on this coast have sold for $540,000 to $1,250,000 since 2021. One lot is listed right now. They come up one or two at a time, so the sale history on this page is the better guide than any single asking price.
How does this coast compare with building in Ponte Vedra Beach?
It is a different market rather than a cheaper copy. Oceanfront lots here trade at a fraction of what the north end of Ponte Vedra Boulevard brings, and the new houses built on them are beach houses rather than estates. Both pages show their live sales, so the comparison is on the record.
Should I renovate an older beach house or tear it down?
The federal flood rules decide much of it. When improvements to a house in a flood zone reach half of its market value, the whole structure has to be brought up to current flood standards, which on the dune line usually means elevation. Past that point a renovation often costs what a new house costs and delivers an older one.
Building on the ocean in Ponte Vedra →
The Boulevard and the beach road to the north.
Vilano Beach homes →
North of the inlet, live from the MLS.
St. Augustine Beach & Anastasia Island →
Every home and condo on the island.
Crescent Beach & Summer Haven →
The quiet southern stretch toward Matanzas Inlet.
What oceanfront costs to own →
Wind, flood and the dune, after the house is built.
St. Augustine flood zones →
Zone by zone, with the live listing mix.
Building on this coast?
Start with the stretch and the lot. I’ll line up what is listed, what sold and what was built beside it, and tell you which lots are worth a survey.