This home is in Arbor Mill, St. Augustine.

No photos available

This listing has no photos yet

No photos available

This listing has no photos yet

Active

Active·Listed today·Arbor Mill

163 Vivian James Drive

St. Augustine, FL 32092

$639,000$254/sqftEst. $3,258/moMLS# 2156775

Beds

Baths

2,517

Sq Ft

2019

Built

Garage

Pool

About this home

Arbor Mill

Built in 2019 and thoughtfully designed for modern Florida living, this beautifully maintained 4-bedroom, 3 full bath home with a dedicated office overlooks a peaceful, stocked pond and offers exceptional indoor-outdoor living in the highly desirable Arbor Mill community. Arbor Mill complements the lifestyle with resort-style amenities including a community pool, clubhouse, tennis and pickleball courts, playground, sports fields, dog park, and the added convenience of dedicated RV and boat storage. From the moment you step inside the home, soaring ceilings, 9-foot interior doors, abundant natural light, and an open-concept floor plan create an inviting sense of space, while the spacious great room is anchored by custom built-ins and a contemporary electric fireplace featuring adjustable LED lighting and supplemental heat. At the heart of the home, the chef's kitchen is designed for both everyday living and entertaining, showcasing an oversized granite island, abundant white cabinet

Cost to own

Mortgage calculator

Home Price

$639,000

Down Payment: 20%

$127,800

Interest Rate: 6.58%

Loan Term

Monthly Payment

$3,258

Principal & Interest: $3,258

Property taxes (est.): $850

Insurance (est.): $426

Estimated Total Monthly

$4,534

*30-year loan at 6.58% APR (avg 30-yr rate 2026-07-23, Freddie Mac PMMS via FRED). Taxes use the county effective rate; insurance is a rough estimate — Florida premiums swing with roof age and flood zone (see the Reality Check). Actual costs may vary.

Cost to own

True monthly cost

What this home actually costs per month at the asking price — not just the mortgage.

Principal & interest20% down · 6.58% · 30yr$3,258

Property taxesest. at asking price, St. Johns County$850

HOAbilled annually$66

Estimated total, before insurance$4,174/mo

Seller’s 2025 tax billper the MLS — includes any CDD / assessments$6,237/yr · $520/mo

• 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).

Cost to own

Taxes & assessment

Year	Market value	Taxable value	Change
2025	$477,016	$426,294	—
2024	$503,943	$453,943	—
2023	$500,041	$281,648	—
2022	$424,281	$271,988	—
2021	$338,284	$262,610	—
2020	$308,294	$258,294	—

2025 property taxes (current owner): $6,237/yr

Estimated taxes if purchased at asking price: ~$10,200/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 (2025), NEFMLS.

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 2019)

Roof age drives Florida insurance pricing more than anything else — worth confirming before you offer.

Solar potential: ~1,739 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 home

This 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.

History

Price & status history

Jul 23, 2026Listed$639,000

History tracked by kristafracke.com from the live MLS feed. Earlier changes may predate tracking.

Features

Price$639,000

Price / Sq Ft$254

Bedrooms4

Bathrooms3.00

Full Baths3

Square Footage2,517

Total Structure Area3,429 sq ft

Acres0.28 acres

Year Built2019

TypeResidential

Sub-TypeSingle Family Residence

StyleRanch, Traditional

Property ConditionUpdated/Remodeled

StatusActive

# of Garages3

Has PoolNo

Is WaterfrontYes

Direction FacesWest

School Information

ElementaryMill Creek Academy

MiddlePacetti Bay

HighTocoi Creek

Community Information

Address163 Vivian James Drive, St. Augustine, FL 32092

Area303-Palmo/Six Mile Area

SubdivisionArbor Mill

CitySt. Augustine

CountySt. Johns

StateFL

Zip Code32092

Lot Size12,196.8 sq ft

Parcel Number0271411890

ZoningResidential

Amenities

AmenitiesPool, Basketball Court, Clubhouse, Dog Park, Fitness Center, Park, Pickleball, Playground, RV/Boat Storage, Tennis Court(s), Trash

UtilitiesCable Available, Electricity Connected, Natural Gas Connected, Sewer Connected, Water Connected

SewerPublic Sewer

Water SourcePublic

ParkingAttached, Garage

ViewPond, Water

Waterfront TypePond

Interior

Interior FeaturesBreakfast Bar, Built-in Features, Butler Pantry, Ceiling Fan(s), Eat-in Kitchen, Entrance Foyer, Jack and Jill Bath, Kitchen Island, Open Floorplan, Pantry, Primary Bathroom -Tub with Separate Shower, Primary Downstairs, Smart Thermostat, Split Bedrooms, Walk-In Closet(s)

AppliancesDishwasher, Dryer, Electric Oven, Gas Cooktop, Microwave, Refrigerator, Tankless Water Heater, Washer

HeatingCentral, Electric

CoolingCentral Air, Electric

FlooringCarpet, Tile

FireplaceYes

# of Fireplaces1

Fireplace FeaturesElectric

# of Stories1

LevelsOne

LaundryElectric Dryer Hookup, In Unit, Lower Level, Sink, Washer Hookup