Luckily, there are good deals still out there – you just need to know where to look. This guide breaks down:
- Where to find the best land
- How to evaluate a deal
- What to know before making an offer
Here’s what you need to know before buying land in St. Augustine.
Table of Contents:
UNDERSTANDING THE ST. AUGUSTINE LAND MARKET
St. Augustine’s real estate market is shaped by historic charm, coastal appeal, and rising demand for land.
St. Augustine’s real estate landscape is shaped by demand, zoning laws, and long-term growth trends. Some areas are primed for development, while others hold potential for appreciation over time. Understanding these factors can help you make a smarter investment in St. Augustine, Florida, real estate.
Why St. Augustine is a prime location for land investment
St. Augustine, Florida, land for sale offers a combination of economic growth, tourism, and a limited supply, making it a strong market for buyers looking for development or appreciation. Here’s why demand for land remains high:
- Population growth. Johns County is one of the fastest-growing counties in Florida. More people moving in means a stronger demand for land to develop housing, businesses, and infrastructure.
- Rising property values. St. Augustine has seen steady appreciation, with land values increasing as more development takes place.
- Limited available land. Historic districts, environmental protections, and coastal zoning regulations reduce the amount of land that can be developed, making existing parcels more valuable.
- Tourism and commercial expansion. Millions of visitors come to St. Augustine yearly, driving demand for hotels, retail, and dining. Commercial properties near downtown, the beach, and major highways are in demand.
Market trends: What you need to know
Knowing how the market is shifting can help identify better deals. Here are the key trends affecting St. Augustine, Florida, land for sale:
- Land prices are rising. Prime locations – especially near downtown, the beaches, and major roads – have seen steady price increases.
- Residential land is in high demand. Builders are actively looking for lots to develop housing as population growth drives demand.
- Commercial expansion is pushing prices up. More businesses are moving into St. Augustine, particularly along U.S. 1, State Road 16, and in the West St. Augustine area.
- Infrastructure improvements are increasing land values. Road expansions, new schools, and upcoming commercial developments make certain neighborhoods more desirable.
Types of land available in St. Augustine
Not all land in St. Augustine serves the same purpose. The type of land you choose depends on your goals:
- Residential land. Parcels for single-family homes, townhomes, or multi-family housing developments. Browse residential land for sale in St. Augustine, FL
- Commercial land. Lots zoned for retail, office buildings, hotels, or mixed-use projects. Browse commercial land for sale in St. Augustine, FL
- Agricultural land. Large tracts used for farming, equestrian properties, or conservation. Inquire about available agricultural land
- Waterfront lots. High-value properties along the Intracoastal Waterway, Matanzas River, or the Atlantic Ocean. Inquire about available waterfront lots l
- Rural and undeveloped land. Larger parcels suitable for estates, eco-tourism, or long-term investment. Browse rural-zoned land for sale in St. Augustine, FL
HOW TO FIND THE BEST LAND DEALS IN ST. AUGUSTINE
Finding the best land deals in St. Augustine starts with research – know the market, compare prices, and evaluate growth potential.
The right property at the right price can offer strong returns, but a bad deal can cost you time and money. Understanding location, zoning, and future growth will help spot opportunities others miss.
Key factors that make land a smart investment
Before making an offer on St. Augustine, Florida, land for sale, consider these key factors that separate a smart investment from a risky one:
- Price per acre. Compare recent sales in the area to determine if the asking price is reasonable. Some sellers overprice land, while undervalued properties may have hidden issues.
- Location and accessibility. Properties near growing residential or commercial developments tend to appreciate faster. Proximity to major roads, schools, and business hubs can make a parcel more valuable.
- Market demand. Areas with strong demand for housing or commercial projects often offer the best investment potential – research whether buyers and developers are actively purchasing in the area.
- Future growth potential. Planned infrastructure improvements, rezoning efforts, and population growth can all increase a property’s long-term value. Areas near upcoming highways, retail centers, or business parks often experience higher appreciation.
How to evaluate a land deal
Before you make an offer on any parcel of St. Augustine, Florida, land for sale, take the time to evaluate the property thoroughly. There are a lot of factors that affect how much the land is worth and what it might cost you to develop later, so here are the key things to look at before you commit:
- Confirm the zoning and land use. Check what the property is zoned for – residential, commercial, agricultural, or mixed-use. Some parcels have restrictions that limit what you can build or require rezoning that could delay your project.
- Make sure the property has legal road access. Landlocked parcels can be a major headache if they don’t come with a recorded easement (a legally documented right-of-access through another property). You’ll either need to negotiate one or deal with limited access.
- Check for utilities or budget for installation. Find out if water, sewer, electricity, and internet are available. If not, you’ll need to account for the cost of drilling a well, installing septic, or running lines to the site.
- Look into flood zones and soil quality. Properties in FEMA flood zones may require flood insurance or have building limitations. Some parts of Florida also have poor soil conditions that make construction more expensive.
- Watch for wetlands or environmental restrictions. If part of the land is protected or environmentally sensitive, you may not be able to build on it. Get a wetland delineation if there’s any doubt.
- Identify nearby growth or planned infrastructure. Land values tend to rise near areas with new roads, schools, or commercial developments.
- Factor in hidden costs. Land clearing, grading, permits, surveys, and impact fees can all add up quickly. These need to be part of your financial calculations before you buy.
Negotiating the best price
Once you’ve found a piece of St. Augustine, Florida, land for sale that meets your criteria, the next step is negotiation. Land prices vary widely, and unlike residential properties, land often doesn’t have a clear market baseline. That gives you room to negotiate – if you come prepared. Here are some tips to help you get the best deal:
- Understand the seller’s motivation. Some sellers want a fast closing. Others may be sitting on the land with no pressure to sell. A seller who inherited the land or isn’t using it might be open to a lower offer, especially if the land has been on the market for a while.
- Use property shortcomings to your advantage. Costs can go up on your end if the parcel lacks utilities, needs clearing, or has access issues. Bring them up as negotiation points to justify a lower price.
- Don’t skip the due diligence period. Always include a contingency window for inspections, surveys, and research. If issues pop up, you’ll have leverage to renegotiate or walk away.
- Be realistic and professional in your offer. Lowballing can kill a deal fast. Aim for a fair price backed by comparative analysis and clear reasoning. Sellers are more likely to work with buyers who are serious and informed.
Financing and creative strategies for buying land
Financing land isn’t as straightforward as financing a house. Many banks consider land loans riskier, especially if the parcel is raw or undeveloped. That said, there are still several ways to fund a land purchase – some traditional, others more flexible. The right approach depends on the type of land, your goals, and how quickly you want to develop.
Here are some options to consider when buying a St. Augustine, Florida, land for sale:
- Conventional land loans through a bank or credit union. These work best for improved lots (like land with road access, utilities, and zoning for development). Expect to put down at least 20% to 30%, and terms are often shorter than a typical home loan.
- Seller financing. As your Realtor about sellers offering direct financing if they own the land outright. This can mean lower barriers to entry, more flexible terms, and no bank approval process. Just make sure the terms and repayment schedule are clearly documented.
- Home equity loans or lines of credit (HELOC). If you already own a home, you can tap into existing equity to finance the land. This is often cheaper and easier than a traditional land loan, but it does put your current property at risk if you can’t repay.
- Partnerships or co-investing. Teaming up with another investor or developer can help split the upfront costs and risk. This is more common when buying larger parcels or planning a long-term development strategy.
- Self-directed IRA or 401(k). For some buyers, it’s possible to use retirement funds to invest in land through a self-directed account. This requires careful setup and IRS compliance, but it’s a strategy experienced investors use.
- Government-backed financing (limited availability). In some rural parts of Florida, USDA or similar programs may apply, but these are rare and usually geared toward primary residences, not investment land.
BEST PLACES TO BUY LAND IN ST. AUGUSTINE
St. Augustine’s historic beauty and prime coastal location make it one of Florida’s best markets for land investment.
Not all areas of St. Augustine, Florida, real estate offer the same value or development potential. Some neighborhoods are ideal for residential builds, while others are better suited for commercial projects or long-term investment. Knowing the differences can help you narrow your search and find St. Augustine, Florida, land for sale that fits your plan and budget. Here’s a breakdown of the most promising areas to consider:
- Historic Downtown and nearby neighborhoods
If walkability, tourism, and charm are your priorities, downtown is the most high-demand area. Land here is limited and often comes at a premium, but it’s ideal for boutique hotels, mixed-use buildings, or higher-end residential homes. For investors asking, “Is buying property in Florida a good investment?” downtown St. Augustine delivers both character and strong rental income potential. Inquire about properties for sale in these areas - Anastasia Island and coastal areas
This area appeals to buyers who want proximity to the beach and water access. It’s a good fit for short-term rentals, vacation homes, or high-end residential builds. Lots tend to be smaller, but the location makes up for it – especially if you’re buying an investment property in Florida focused on short-term rental income. Inquire about properties for sale in these areas - West St. Augustine and World Golf Village
These areas offer more space and newer infrastructure. World Golf Village is a master-planned community that attracts buyers looking for residential development with modern amenities. West St. Augustine has seen more commercial growth recently, with room for future expansion. Land here tends to be more affordable than downtown or the beach, making it attractive for first-time investors buying an investment property in Florida on a budget. Inquire about properties for sale in these areas - South St. Augustine and Crescent Beach
Farther from the city center but still desirable, South St. Augustine and Crescent Beach offer a quieter setting. This area is appealing for residential buyers looking to build custom homes or investors seeking undervalued land close to the coast. Crescent Beach, in particular, still has buildable lots at lower price points compared to the northern beaches. Inquire about properties for sale in these areas - Rural land in St. Johns County
If you’re looking for acreage, agricultural zoning, or conservation potential, rural parts of St. Johns County – west and southwest of St. Augustine – offer some of the best prices per acre. These properties work well for large estates, farming, or long-term land banking. Inquire about properties for sale in this area
YOUR GUIDE TO SMARTER LAND DEALS IN ST. AUGUSTINE
There’s a real opportunity in St. Augustine, Florida, land for sale if you know how to evaluate deals, negotiate prices, and choose the right location. The best investments come from working with someone who knows the market inside and out.
Rich O’Brien has been a full-time Realtor in St. Augustine, Florida, real estate since 2004, with a strong focus on land, development, and investment properties. He knows how to assess zoning, spot growth potential, and guide buyers through every step of the process. Backed by Coldwell Banker Premier Properties, Rich brings a no-nonsense, data-driven approach to finding the right property for your goals.
Thinking about buying an investment property in Florida? Call 904.814.2080 or email Rich today to get started.