This home is in Arbor Mill, St. Augustine — a waterfront home in St. Johns County.
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Sold·Closed Oct 3, 2025·137 days on market·Recent sales in Arbor Mill·Arbor Mill
281 Vivian James Drive
St. Augustine, FL 32092
8 more homes for sale in Arbor Mill →Search Arbor Mill on the map
About this home
Arbor Mill
Sellers are offering a 1% credit towards buyers closing costs/rate buy down with an acceptable offer. Experience elegant living in this beautifully maintained 4 bedroom, 2 bath home, perfectly situated on a premium lot with pond views. The open concept floorplan connects the living, dining & kitchen areas, creating a welcoming space for entertaining. The split floor plan offers privacy, with a spacious master suite that includes a bath with soaking tub, walk in shower & custom walk in closet. The kitchen is a chef's dream with granite countertops, gas cooktop, walk in pantry & stylish backsplash, complemented by wainscoting in the dining area. Architectural touches such as crown molding, 8 foot doors & rounded corners add sophistication throughout. Step onto the screened lanai overlooking the tranquil water, preplumbed for a future summer kitchen, perfect for enjoying the outdoors year round. Amenities include a pool, dog park, RV parking, playground & sports courts, & No CDD Fees.
Next steps in Arbor Mill
Cost to own
True monthly cost
What this home actually costs per month at the asking price — not just the mortgage.
- • Homeowners insurance is on top — in Florida it varies widely with roof age and wind/flood zone (see the Reality Check below). Budget it before you offer.
- • In CDD communities (Nocatee, eTown, Seven Pines…), bond assessments are collected on the property-tax bill, and the amount varies home to home — a prior owner may have prepaid the bond — so we confirm this home’s exact line rather than trust a community average.
- • Taxes are estimated at YOUR purchase price — Florida assessments reset on sale, so the seller’s current bill is usually lower than yours will be (that applies to the reference bill above too).
Mortgage calculator — adjust rate & down payment
Cost to own
Mortgage calculator
Storms & insurance
Florida Reality Check
The storm-and-insurance facts every Florida buyer should know up front.
Flood zone not yet determined
Check the exact parcel at msc.fema.gov or ask Krista to pull it.
Flood damage is not covered by standard homeowners insurance — it’s always a separate policy.
Evacuation zone not yet determined
Check floridadisaster.org/knowyourzone.
Roof: Shingle — year not disclosed (home built 2020)
Roof age drives Florida insurance pricing more than anything else — worth confirming before you offer.
Solar potential: ~1,791 usable sun-hours per year
A strong solar roof by Florida standards — worth pricing panels if energy bills matter to you.
Krista can connect you with local insurance quotes before you make an offer.
Ask about this homeThis Reality Check is informational only — it draws on FEMA/FDEM hazard layers, Florida DOH water records, and the listing’s own fields at this property’s coordinates. None of it is a determination, survey, or inspection, and public records can lag or conflict with on-site conditions. Independently verify anything you’ll rely on: the flood zone at msc.fema.gov and floridadisaster.org/knowyourzone (and confirm flood-insurance cost with your lender and a licensed insurance agent), and the sewer/septic, roof, and utilities with a professional inspection.
Cost to own
Taxes & assessment
2024 property taxes (current owner): $3,118/yr
Estimated taxes if purchased at asking price: ~$8,600/yr
Florida’s Save Our Homes cap limits how fast the current owner’s assessment can rise — and it resets when a home sells, so a buyer’s tax bill is typically based on the purchase price, not the seller’s bill above. Estimate uses the median effective rate across 1,595 current St. Johns listings and includes typical non-ad-valorem assessments; actual taxes depend on exemptions and taxing district. Sources: Florida DOR certified tax roll, NEFMLS.
History
Price & status history
- Nov 4, 2025Listed$549,900
History tracked by kristafracke.com from the live MLS feed. Earlier changes may predate tracking.
Closed sales
What sold nearby
Closed sales within about two miles in the last 18 months, same property type, similar size. Closed prices from the MLS, not estimates. Their median is $241/sq ft; this home is listed at $232/sq ft.
| Address | Closed | Price | $/sq ft | Bd/Ba | Sq ft | DOM | Miles |
|---|---|---|---|---|---|---|---|
| 163 Vivian James Drive, St. Augustine, FL 32092Listed by HOUSE & HAVEN | Sep 2026 | $635,000 | $252 | 4/3 | 2,517 | 17 | 0.1 |
| 479 Athens Drive, St. Augustine, FL 32092Listed by ROUND TABLE REALTY | Sep 2026 | $622,000 | $241 | 3/2.5 | 2,577 | 17 | 0.2 |
| 39 Athens Drive, St. Augustine, FL 32092Listed by WATSON REALTY CORP | Sep 2026 | $500,000 | $220 | 4/2 | 2,268 | 151 | 0.4 |
| 324 Silver Glen Avenue, St. Augustine, FL 32092Listed by FLUID REALTY, LLC. | Sep 2026 | $362,500 | $136 | 4/2.5 | 2,668 | 7 | 0.6 |
| 93 Scarlet Rose Lane, St. Augustine, FL 32092Listed by KELLER WILLIAMS REALTY ATLANTIC PARTNERS ST. AUGUSTINE | Sep 2026 | $750,000 | $280 | 5/4 | 2,679 | 5 | 0.7 |
| 2080 Crown Drive, St. Augustine, FL 32092Listed by COMPASS FLORIDA LLC | Oct 2026 | $625,000 | $238 | 4/3 | 2,626 | 90 | 1 |
Sold data from the realMLS IDX feed. A closed price is what a buyer paid, not what this home is worth; Krista runs the adjustments per home.
Features
Community Information
Amenities
Interior
Exterior
Additional Information
Listing Courtesy of: KELLER WILLIAMS REALTY ATLANTIC PARTNERS ST. AUGUSTINE
Information deemed reliable but not guaranteed. Data provided through the IDX program of realMLS (Northeast Florida Multiple Listing Service). © 2026 Northeast Florida Multiple Listing Service, Inc. All rights reserved.
The neighborhood
About Arbor Mill
Arbor Mill is a neighborhood in St. Johns County, FL (St. Johns County), ZIP 32092.
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Your Local Realtor
Krista Fracke
Broker Associate
This home sold on Oct 3, 2025. If you own nearby and want to know what this sale means for your value, or you're shopping this street, I can walk you through it.
Text Krista about this saleHomes for sale nearby →20+ years · 500+ closings · NE Florida
Curious what nearby homes sold for?
MLS rules keep sold prices off public sites — ask Krista and she'll email you recent sales for this area.
Northeast Florida living
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