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St. Augustine is one of Florida's enduring coastal markets — a community where beach access, second-home demand, and primary-resident transactions all coexist. Inventory ranges from oceanfront condos to inland single-family, and buyer profiles span retirees, vacation-property investors, and year-round residents.
St. Augustine offers Florida coastal living at price points that draw both primary-residence buyers and second-home seekers from across the country. The market sees strong seasonal cycles — winter months bring heavy snowbird and second-home volume; summer settles into a more local rhythm.
St. Johns County's single-family median hit $579,000 in June 2026 (NEFAR, June 2026) — roughly $17,370 gross on a 3% side. A 20–30% brokerage split takes $3,474–$5,211 of that, every closing; Gromadzki takes a flat $499. In a market where a downtown historic cottage, a beach condo on Anastasia Island, and a Dream Finders new-build all trade on the same license, keeping your full commission per deal is the difference between building a business and feeding a split.
Coastal market specialists, second-home and snowbird agents, vacation-rental investor specialists, and primary-residence agents serving year-round St. Augustine residents.
Coastal St. Augustine agents benefit from a mixed buyer pool — primary residents, snowbirds, and second-home buyers. The flat-fee model works well across all three segments since the $499 fee applies the same to a primary-home sale and a vacation-property close.
Sources: Northeast Florida Association of REALTORS (NEFAR), June 2026; St. Augustine city median and days-on-market per Momentum Realty MLS summary (May 2026); new-construction median (June 2026). County single-family data used as anchor; city-level portal medians diverge by property-mix window.
The Nation's Oldest City sits inside one of Florida's most affluent and fastest-growing counties, and the 2026 numbers show a market that has cooled from frenzy into something workable. The St. Johns County single-family median reached $579,000 in June 2026 (NEFAR, June 2026), essentially flat month over month, with 3.0 months of supply and active inventory up 9.3% year over year to 1,841 homes. Regionally, the Northeast Florida median rose to $420,000, up 7.9% year over year (NEFAR, June 2026) — so prices are firm, but buyers finally have choices and negotiating room they did not have two years ago.
One honest data note every agent working here should internalize: city-of-St.-Augustine medians diverge sharply from the county. The city median printed around $415,000, up 4.0% year over year, with a 96.8% sale-to-list ratio and a median 97 days on market (Momentum Realty MLS summary, May 2026) — because the city's mix leans toward older, smaller historic-district and mainland stock, while the county figure is pulled up by beach, Ponte Vedra–adjacent, and new-construction closings. Local reporting is blunt about it: well-priced, well-presented homes still go under contract in 30–60 days, while overpriced listings routinely sit past 100. Pricing skill, not luck, is what closes deals in this market.
Few Florida markets ask an agent to speak this many dialects. Historic Downtown and Lincolnville trade on character and scarcity — the Lincolnville median runs about $574,000, up ~4% year over year, with renovated cottages clearing $300K+ and the historic district above $600K (local MLS reporting, 2026) — and draw developers, investors, and second-home buyers who want walkable, storied real estate. Anastasia Island / St. Augustine Beach (32080) is the premium coastal tier at roughly a $593,500 median in June 2026 (Broker One, June 2026), where the single-family side stays strong but older beach condos have softened (down ~11% year over year in early 2026 reporting).
Then there is the risk layer. Davis Shores, on the island just over the Bridge of Lions, sits in FEMA flood zone AE and took some of the area's worst surge in Matthew and Irma; homes there span $300K to well over $1M for a waterfront perch, and elevation and flood history drive both the insurance bill and the resale story street by street (local flood-zone guides, 2026). Inland and west, World Golf Village (32092) anchors the value-and-golf segment at roughly $503,000, down ~3.8% year over year with ~75 days on market (local zip analysis, April 2026), while Nocatee — spilling in from the county's north end — offers master-planned amenities and beach proximity at higher price points, with CDD fees agents must be ready to explain. Reading which of these five stories you're in is the core competency here.
St. Johns County has enormous builder inventory — Nocatee, SilverLeaf, World Golf Village, and the CR-210 corridor — with Dream Finders Homes, Lennar, D.R. Horton, Richmond American, and MasterCraft among the active names. The St. Augustine new-construction median was $468,742 in June 2026, with standard product running from the $240s into the mid-$500s and a distinct luxury tier reaching past $1M. Builder co-op commissions are a real, recurring revenue lane, and the buyer pool feeding them is unusually deep: retirees and 55+ relocators drawn to the county's schools, healthcare, and no state income tax; out-of-state relocation buyers; second-home and historic-home buyers chasing downtown character; and cash-heavy purchasers common in the beach and historic segments.
The 2025–26 shift agents must underwrite is coastal risk and insurance. Homeowners premiums in St. Johns County commonly run $2,800 to $5,500+ per year, with newer inland homes and strong wind mitigation at the low end and older or waterfront homes in Davis Shores, Lincolnville, and Anastasia Island at the high end (St. Johns County insurance guides, 2026). Flood coverage is a separate line — the NFIP average is around $938/year but climbing — and the county's participation in the NFIP Community Rating System can earn meaningful discounts in mapped zones. Agents who can read an elevation certificate, a FEMA zone, and a wind-mitigation report are the ones winning listings near the water; agents who can't, quietly lose them.
St. Augustine agents belong to the St. Augustine & St. Johns County Board of REALTORS® (SASJCBOR), founded in 1964, and list through the board's MLS. Since December 2023 that MLS has participated in the Coast 2 Coast MLS Data Share alongside realMLS (NEFAR, Northeast Florida), the Space Coast Association of REALTORS, and — from early 2024 — the Daytona Beach Area Association of REALTORS. The practical upshot: a St. Augustine agent can search and work listings across all four MLSs from within their native system, covering St. Johns, Duval, Volusia, and Brevard without four separate logins — a natural fit for a statewide, agent-first brokerage.
Now the math, at the real county median. An agent closing 10 sides a year at St. Johns County's $579,000 median grosses about $173,700 at 3% per side (NEFAR, June 2026). A 20% split brokerage keeps roughly $34,740 of that; a 25% split, about $43,425 — before any monthly fees or desk costs. At Gromadzki, those ten closings cost $4,990 flat, and ~$30,000–$38,000 more stays with the agent. In a market where the deals that close require genuine flood-zone, historic-property, and new-construction expertise, that's income earned by skill — income a percentage split quietly taxes away, deal after deal.
One simple structure, statewide. $499 per closed deal, $0 monthly, $0 annual — and you keep 100% of your commission on every St. Augustine transaction.
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