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For sale at $1.35 million, a unique stilt house in St. Augustine, Florida, offers unparalleled, private beach access but comes with significant environmental risks, including a 100% probability of flooding over the next 30 years. This 3,400-square-foot, four-bedroom home, built on wooden pilings in 1980, last sold for $200,000 in 2006. Prospective buyers must carefully balance the allure of a 24/7 oceanfront sanctuary against the financial and safety implications of its extreme-risk location.
What Are the Specific Environmental Risks of This Stilt House?
A stilt house is a building elevated on pillars or pilings, often used in coastal areas to mitigate flood damage. According to data from risk assessment platforms valid for 2024, this property carries an "extreme" risk rating for flooding, wind, and heat. The primary concern is flooding, with a projected 100% chance of occurring within a 30-year period. This classification goes beyond typical coastal hazards and indicates a property that is highly vulnerable to storm surges and sea-level rise. Ownership would likely necessitate specialized, and potentially costly, insurance policies and require a robust emergency preparedness plan.
What Does This Unique Beachfront Property Offer?
The home is situated on a nearly half-acre sandy lot in the Summer Haven community, accessible primarily by 4x4 vehicles. Its rustic aesthetic is defined by rich wood interiors, vaulted beamed ceilings, and a large stone fireplace, creating a cabin-like atmosphere. The key feature is the wraparound porch providing panoramic views of the Atlantic Ocean. The dwelling is off-grid-capable, fully powered by rooftop solar panels, ensuring functionality during power outages. With no direct road traffic, the listing markets the property as a secluded sanctuary for reconnecting with nature.
What Should a Potential Buyer Consider Before Purchasing?
Beyond the environmental risks, a buyer must be prepared for the task of modernizing the home. The interior has not been updated to contemporary standards, preserving its 1980s character. The following table summarizes key financial and logistical considerations:
| Consideration | Detail |
|---|---|
| List Price | $1,35 million |
| 2023 Property Tax | Approximately $12,000 (Based on our experience assessment) |
| Insurance | Expected to be high-cost due to extreme flood and wind risk |
| Access | Requires a 4x4 vehicle |
| Modernization | Likely needed for interior amenities and systems |
Financing such a unique, high-risk property can also be challenging. Based on our experience assessment, lenders may require larger down payments or have specific eligibility criteria for homes in designated high-risk zones.
Is This St. Augustine Stilt House a Good Investment?
The investment potential is highly dependent on the buyer's risk tolerance and objectives. The property has a volatile price history, having been listed for $2.2 million in 2004 before selling for $200,000 in 2006. While the current owners are asking $1.35 million, the value is intrinsically tied to the land and the unique experience rather than the structure itself. It is not a typical rental investment property but could appeal as a private, off-grid retreat for a specific buyer profile.
Purchasing a home in an extreme-risk zone requires a clear-eyed evaluation of long-term costs versus lifestyle benefits. This St. Augustine stilt house provides a one-of-a-kind oceanfront living experience but demands a significant commitment to maintenance, insurance, and safety. Key due diligence steps include obtaining detailed flood insurance quotes, a specialized structural inspection for stilt foundations, and a thorough review of local zoning and building codes for coastal properties.
