World Golf Village Isn't One Market. Here's What The Median Price Hides.
If you've spent an hour on the portals, you already know the World Golf Village median. You've seen $426K on one site, $495K on another, and a scatter of $299,900 condos and $925,000 estates that don't seem to belong to the same place. They don't. WGV is a resort-era master plan that grew into dozens of sub-associations, each with its own dues, gates, and rental rules. The "WGV median" is an average of markets that don't compete with each other.
That's the move a buyer needs to make before writing an offer here. Comp inside your pocket, not against the headline.
The June 2026 snapshot looked balanced on paper: a median sale price around $495K at about $201 per square foot, homes averaging 62 days on market and 2.8 months of supply, with values down roughly 5% year over year. Redfin's three-month trailing view told a slightly softer story, with a median price of $426K over the three months ending May 2026, down 2.1% from the same period last year, and homes selling for about 4% below list and going pending in around 91 days.
Those two medians differ by nearly $70K because they're measuring different mixes of homes. The 55+ Cascades section skews the count one way. King & Bear estates skew it the other. A condo near the town center barely lives in the same market as a custom home on the King & Bear course, but they close on the same MLS and get averaged together. If you're pricing an offer against the wrong pocket, you're either leaving money on the table or overpaying for a comp that doesn't apply.
There is no single WGV homeowners association. There are dozens, layered.
HOA dues are quarterly and vary widely by subdivision, typically from roughly $200 to $1,000 per quarter, and some neighborhoods layer a master-association fee plus a sub-association fee. Two homes on adjacent streets can carry very different monthly carrying costs before a mortgage payment enters the math.
A few sub-markets worth naming, because the numbers move by pocket:
The broader WGV snapshot on February 14, 2026 showed 21 properties for sale with an average asking price of $479,290, a high of $925,000, a low of $299,900, and roughly $205 per square foot on 4-bed, 3-bath, ~2,371-square-foot listings. That's a different price band than Cascades two months later, in the same "community."
Here is the piece most buyers relocating from Nocatee, Beachwalk, or Silverleaf don't see coming: WGV's tax bill usually doesn't include a community development district assessment.
Most WGV homes do not carry a community-wide CDD, unlike some newer master-planned communities, but verify for the specific neighborhood since fee structures differ. By comparison, CDDs are prominent across Nocatee, Beachwalk, World Golf Village-adjacent plans and other master-planned communities, with typical Ponte Vedra CDDs running $2,000 to $3,500 per year and varying by lot. That's not a trivial line. Over a ten-year hold, the difference between a $0 and a $2,800 annual CDD is roughly the cost of a new roof.
The catch is that CDD charges are parcel-specific, not countywide, and St. Johns County tax records show this clearly, with Durbin Crossing parcels carrying a separate CDD line and Heritage Landing parcels showing different parcel-level charges. You verify by pulling the parcel, not by trusting the community's reputation. A "no CDD" pocket can sit two streets from a section that carries one.
Two shifts have moved the value case since 2024.
First, the museum left. The World Golf Hall of Fame relocated in 2025. It gave the community its name, but it's no longer on-site. The golf courses, neighborhoods, schools, and amenities are all still here, so buy WGV for the lifestyle, not the museum. If you've been picturing weekend walks to a Hall of Fame plaza, adjust the mental map.
Second, the retail and healthcare pipeline around the I-95 interchange is filling in fast. Existing anchors near the corridor already include Buc-ee's, Bass Pro Shops Outdoor World, Costco, and Home Depot at World Commerce Center, plus Parkway Village of St. Johns with a Publix, Starbucks, Chase Bank, and 7-Eleven, and Parkway Commons with Anejo Cocina Mexicana, Fancy Sushi Kitchen, and Parlor Donuts. Coming next: a Walmart Supercenter off International Golf Parkway directly across from Tocoi Creek High School, with outparcels planned for Chick-fil-A, Chipotle, First Watch, and additional retailers, and an AdventHealth medical campus at World Commerce Center with a 12-bed emergency department and future plans for an 88-bed hospital.
For a buyer, that's the difference between a golf community that's aging quietly and one whose surrounding services are still getting built. Both stories can be told about WGV depending on which pocket you're in.
The market softening is real, and it changes how you approach offers. Homes are sitting longer than in past years, with many going pending after 60 to 100+ days and selling below list price. There were 70 new homes for sale in World Golf Village at a median listing price of $440K, with most homes staying on the market for 74 days and receiving one offer.
One offer is the number to sit with. It means the auction dynamic that ruled 2021 and 2022 is gone here. A prepared buyer who has actually pulled sold comps inside the right sub-association usually has room on anything overpriced. Tight supply and strong demand favor sellers, but homes still take about two months to sell, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.
Buyer origin matters for how you position an offer, too. In Oct '25 through Dec '25, 30% of World Golf Village homebuyers searched to move out, while 70% looked to stay within the metro area, and across the nation, 0.74% of homebuyers searched to move into World Golf Village from outside metros, with Miami buyers leading, followed by New York and Washington. Most competing offers come from inside Northeast Florida, from buyers who already understand the sub-association layer. Out-of-state buyers who lean on the headline median tend to bid on the wrong reference point.
The defining feature for a buyer is internal variation. Dozens of neighborhoods span investor condos to custom King & Bear estates, with different gates, HOAs, and rental rules. Your leverage is knowing which pocket fits the budget and lifestyle and comping within it.
That framing, paraphrasing what local brokers say about WGV, is the practical work. A short checklist:
Is WGV still worth buying now that the Hall of Fame has moved? The Hall of Fame relocated in 2025, but the two championship courses, the schools, and the amenity infrastructure are all still in place. Buyers who came for the museum have adjusted the story. Buyers who came for the golf, the mature preserve, and the St. Johns County school district haven't.
How do WGV dues compare to Nocatee's all-in cost? Nocatee typically carries both HOA dues in the $1,650 to $3,200 per year range, per movewithmomentum.com data, plus a CDD assessment. Most WGV pockets carry HOA dues only, on a quarterly cycle that ranges from about $200 to $1,000 per quarter depending on sub-community. The all-in gap can be meaningful over a long hold, but Nocatee delivers water parks and closer beach access that WGV doesn't try to match.
Are the King & Bear and Slammer & Squire courses open to residents automatically? No. Golf membership is separate from HOA dues at both clubs. Homeownership in WGV gives you proximity, not automatic tee times.
Should I wait for prices to drop further? Values were down about 5% year over year as of mid-2026, and days on market have stretched. That's a buyer-friendlier environment than 2022, but supply at 2.8 months is still closer to balanced than to a full buyer's market. The bigger lever isn't timing the WGV median. It's paying the right number for the specific pocket.
If you're weighing a WGV purchase or thinking about selling inside one of the sub-associations, Lighthouse Realty can walk the parcel-level fee math, the sub-market comps, and the rental rules with you before you commit. Contact us when you're ready for the details behind the headline.
Lighthouse Realty has been in business in the St. Augustine area for over 30 years. We are open 7 days a week to provide you with the best real estate service in St Augustine.
