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Ask around and almost every homebuyer out there wants to know if there’s a way to get a better deal. And just about every seller wants to know if they’ll still get top dollar.
The interesting thing is… both can be right at the exact same time. It just depends on where you live.
That’s because today’s housing market isn’t moving in one direction anymore. Some markets clearly favor buyers. Others still favor sellers. But most are sitting somewhere in the middle.
And knowing which market you’re actually in can completely change the strategy you use to buy or sell (and what expectations you should have). Let’s break it down.
So how do you know which market you’re in? There’s one number that tells the story faster than anything else: the months’ supply of homes for sale. It’s the clearest signal of who’s got leverage – and what strategy you’ll need. Think of it like this.
Imagine no additional homes were listed starting today. Months’ supply tells us how long it would take to sell everything that’s currently on the market based on today’s demand.
Generally speaking, if months’ supply is:
Fewer than 4 months: Sellers usually have the advantage.
4 to 6 months: Buyers and sellers are on more equal footing.
More than 6 months: Buyers can usually negotiate for a better deal.
Right now, the National Association of Realtors (NAR) data says that number is 4.6 and that puts the overall market back in balanced territory (see graph below):
That means, as a whole, the market has finally moved back into a much more balanced range after years of being tilted in sellers’ favor. While that may look like the scales have tipped only slightly, it’s enough to make a real difference in what strategy you’ll need for your move – at least in most places.
Redfin data helps shed some light on how this shakes out across the country. It breaks down which cities are leaning in either direction (see graph below).
Some markets give buyers more leverage. Those are in blue.
Some still favor sellers. That’s the orange.
Others fall somewhere in between. Those are gray.
Notice anything? A lot more places are seeing more buyer-friendly conditions right now. In fact, this is the most buyer-friendly market we’ve seen in nearly 6 years.
But don’t take that as buyers have the upper hand everywhere.
There are still cities where sellers still have the power. And if you’re in one of them, your approach to selling or buying looks completely different than it would in a buyer-leaning market.
That’s why the biggest mistake isn’t thinking it’s finally a buyer’s market. And it isn’t thinking it’s still a seller’s market either. It’s making any assumption without talking to an expert agent first.
Today’s market is incredibly local. In one market, a buyer may be getting thousands of dollars in concessions from a seller. And a homeowner may have to consider dropping their price.
But in another, a buyer may be stressed about coming in with their best offer, or they may lose out on the home to another buyer. And a seller may still be seeing strong demand and prices inching higher.
Same overall housing market.
Very different experiences.
The truth is what’s happening in your back yard affects everything from pricing your house to making an offer to negotiating repairs or concessions. And that’s why an agent’s local knowledge matters more now than ever before.
Your plan has to be based on your neighborhood – and only an agent has the expertise to get that right.
This market isn’t one-size-fits-all.
If you’re wondering who has the upper hand where you live, talk to a local agent. They’ll help you understand what’s happening in your market, who’s got the leverage, and what strategy gives you the best shot at getting what you want.
If you’re waiting for mortgage rates to fall a lot before you buy, you may be waiting a while. But before you get discouraged, there’s a number working behind the scenes that’s actually good for you right now. It’s called the spread, and once you understand it, you may see today’s rates in a whole new light.
For starters, mortgage rates don’t move on their own. They tend to follow the 10-year treasury yield, a number tied to how investors feel about the economy.
It’s not an exact science, since plenty of other factors can move it day to day, but broadly speaking, when the economy looks strong, that yield tends to climb over time. When the outlook gets shaky, it tends to ease. For over 50 years, the 10-year treasury yield and mortgage rates have moved almost in lockstep (see graph below):
The gap between them is called the “spread.” On average, that gap runs about 1.76 percentage points. And that spread impacts your mortgage rate. A wider spread tends to push mortgage rates higher than the treasury yield alone would suggest, while a narrower spread keeps rates closer to the treasury yield.
If you’re hoping mortgage rates will drop a lot, here’s the reality – they probably won’t, at least not anytime soon. One of the big reasons why comes down to that spread between the 10-year treasury yield and mortgage rates.
A few years ago, that gap got a lot wider as uncertainty in the economy pushed it as high as 3.19 points in 2023.
Now here’s the part worth noting – that gap has been narrowing lately. It’s down to about 2.01, just above the long-term average of 1.76 (see graph below):
When the gap is wide, there’s more room for rates to fall. But when it’s relatively normal, like it is now, there’s less wiggle room for rates to fall.
Today’s mortgage rate is basically the treasury yield plus the spread. So, when either one moves, your rate moves with it. Here are 3 different rates, all built off today’s 10-year treasury yield of 4.68% to show you just how much the spread matters for your bottom line (see graph below):
If the spread were still stretched out like it was in 2023, rates would be pushing close to 8% right now. That’s because the spread was over a full point wider than it is today.
But now, thanks to the spread narrowing recently, today’s rate sits around 6.69%. That’s the middle scenario in that visual. That’s a big difference in your monthly payment compared what we could see if the spread was as big as it was 2023. As Logan Mohtashami, Lead Analyst at HousingWire, put it:
“Of course, mortgage spreads being better in 2026 is the housing hero story of the year . . .”
Now compare that middle bar to the 3rd one. If the spread were sitting at its exact long-term average, rates would be around 6.5%. That’s only about a quarter of a point away from where rates actually are today. That means most of the improvement in mortgage rates we should realistically expect from a shrinking spread has already happened.
In other words, the same narrowing spread that’s the reason rates aren’t close to 8% today is also a big reason why they’re not likely to fall a lot further.
That’s the trade-off with a narrowing spread. Rates may not be where you want them, but they’re better than they could’ve been. If you want help figuring out what that means for your monthly payment, reach out to a local lender
If you’re planning to buy your next home soon, you’ve probably heard the old rule about saving 20% for your down payment.
The truth is, you usually don’t have to. Plenty of loan options let qualified buyers put down much less. But a lot of repeat buyers are choosing to put down 20% anyway.
So, why are they if they don’t have to?
Two reasons. They know a bigger down payment pays off, and after years in their current house, they’ve built up enough equity that it’s finally possible.
According to the National Association of Realtors (NAR), the typical repeat buyer puts down 23%when they buy a home (see graph below):
That’s more than double the 10% they may have put down as a first-time buyer. So, how do they manage it? Their equity.
When you’ve owned a house for a while, two things tend to happen. One, you pay down your mortgage, and two, your home’s value climbs. The difference between what you still owe on your mortgage and what your house is worth is your equity. And the longer you’ve lived in your house, the bigger that number grows.
When you sell, your equity turns into cash. And NAR data shows most repeat buyers put it straight toward their next down payment (see chart below):
First-time buyers don’t have that springboard yet, and that’s normal. But if you already own, you may be holding more buying power than you think because of it.
And if putting 20% down is finally possible, it may be worth at least considering. Here’s why. Let’s go over what you get in return.
As Redfin explains, putting more down pays off in a few ways:
A smaller monthly payment. The more you put down, the less you borrow at today’s rates. And if taking on a higher mortgage rate is one of the reasons you’re debating whether to move, that’s a win.
Paying less interest. A smaller loan can also carry less interest across the life of your mortgage. If you put 20% down, you’ll only pay interest on the remaining 80%. Put 5% down and you’ll pay interest on the remaining 95%, which will cost you more over the lifetime of the loan.
No private mortgage insurance (PMI). When you put down less than 20% on a conventional loan, lenders usually add a monthly fee called private mortgage insurance. With 20% down, PMI isn’t required and that saves your money every month.
A stronger offer. A larger down payment can make your offer more attractive, since sellers tend to read it as a sign your financing is solid and the deal is more likely to close.
So, no. You don’t need to put 20% down to buy your next home. But you may want to. If your equity puts it within reach, going bigger can lower your costs and make moving more doable than you think – even with today’s rates.
A trusted lender can run the numbers on your financing, and a local agent can help you figure out what your current house could add to your next down payment.
Imagine waiting a year to buy a home, only to find mortgage rates haven’t changed much. That may sound frustrating.But it’s a real possibility.
A lot of people are putting their plans on hold because they believe much lower mortgage rates are right around the corner. But, based on today’s forecasts, that may not happen. And you should know that before you decide what to do.
Let’s look at why experts don’t expect a dramatic drop in rates – and the options that could help you buy anyway. Because even if rates don’t fall, you can still move. Here’s how.
If you’re waiting for rates to fall, you’re not alone. A recent survey from Clever-Best Interest found 42% of people believe mortgage rates will drop below 5% this year.
The challenge is, that’s not what the experts who study mortgage rates every day are expecting.
Forecasts from Fannie Mae, the Mortgage Bankers Association, and Wells Fargo all show mortgage rates staying relatively steady in the low-to-mid 6% range through at least mid-2027 (see graph below):
Why? Rates are influenced by inflation, the overall economy, Treasury yields, Federal Reserve policy, global events, and a lot of other moving pieces. And right now, those factors simply aren’t pointing toward the kind of dramatic rate drop many buyers are waiting for.
Could rates move a little? Of course. But if you’re holding out for a bigger drop, today’s forecasts suggest you may be waiting a lot longer than you expect.
One reason experts aren’t expecting rates to fall much? Inflation. Generally speaking, high inflation is the enemy of lower mortgage rates.
And after a period of relative stability from mid 2023 to late 2025, recent data shows inflation has actually been trending higher lately (see graph below):
In other words, one of the biggest ingredients needed for much lower mortgage rates simply isn’t in place today. That helps explain why experts aren’t forecasting the kind of meaningful decline so many buyers are hoping for.
And this may be the biggest mindset shift of all. The reality is, while today’s rates may feel high compared to a few years ago, they’re not high. They’re normal.
Historically, mortgage rates have spent the majority of their time somewhere between about 5% and 10%. And data from Freddie Mac shows we’re actually well in that range today. It just feels high because we all remember the ultra-low rates homeowners got during the pandemic (see graph below):
Now, this doesn’t suddenly make a 6% mortgage feel exciting. But it does remind us that waiting for super low rates again may not be a realistic strategy.
None of this is meant to convince you that you have to buy today. You don’t. But if you need to because something in your life’s changed, there are still ways to find better affordability without waiting for mortgage rates to fall.
Check out newly built homes. Many builders are offering incentives to attract buyers, including price cuts, potentially lower rates, free upgrades, and more.
Ask about an adjustable-rate mortgage (ARM). If you don’t plan to stay in the home long-term, an ARM may offer a lower initial interest rate than a traditional 30-year fixed mortgage. It’s not the right choice for everyone, but it’s worth asking a lender if it fits your plans.
Look into mortgage rate buydowns. This is when you pay upfront to reduce your mortgage rate so you can get for a lower monthly payment without waiting for rates to fall.
Find out about assumable mortgages. An assumable mortgage allows you to take over the seller’s existing loan, including its lower mortgage rate.
The important thing is you shouldn’t assume waiting is your only option.
Talk with your real estate agent and lender about whether one of these strategies could be a good fit for you.
If you’ve been putting your home search on hold because you’re convinced mortgage rates will be much lower soon, it may be worth taking another look at that strategy.
Connect with an agent or lender so you have an expert who can at least walk you through your options and decide whether waiting really puts you in a better position – or just keeps you on the sidelines a little longer.
For years, a lot of would-be homebuyers have worried about the same thing. How do you compete with big investors who can swoop in, pay cash, and snap up the houses you want?
Well, worry a little less. Because right now, those big investors aren’t buying up the market. They’re backing out of it.
According to Redfin, investor home purchases just fell to their lowest level since 2020 – when the start of the pandemic temporarily caused pretty much all homebuying to pull way back. Before that, you’d have to go all the way back to 2016 to find a time when investors bought this few homes (see graph below):
Why the step back? Two big reasons.
First, Washington passed a housing law that takes aim at large institutional investors. To be clear, these mega investors were never as big a part of the market as the headlines made it sound. They’ve always made up a relatively small slice of housing pie. But the law still targeted the largest ones, and it worked fast. According to Thom Malone, Principal Economist at Cotality:
“When Washington announced its intention to curb institutional investors’ homebuying, the market reacted. . . Cotality data shows that investment by mega investors who own 1,000 or more properties retracted almost instantly.”
Second, the housing market has cooled. Price growth has slowed in much of the country, and in some markets, prices are dipping. That makes the math a lot less appealing for investors betting on quick gains. Lance Lambert, CEO of ResiClub, explains:
“Ever since rates spiked and the Pandemic Housing Boom fizzled out in spring 2022, institutional single-family rental (SFR) operators have pulled way back from buying up homes on the resale market—the math just isn’t as appealing right now. Home prices and rents are no longer ripping, holding costs (property taxes and insurance) have jumped, capital markets have shifted their attention elsewhere, and elevated materials prices make renovations expensive.”
This is the part most people miss. Big investors aren’t just slowing down their purchases. Data from Parcl Labs and ResiClub shows the largest institutional investors are now selling more homes than they’re buying – and that gap is growing these past 4 quarters (see graph below):
Every one of those homes goes right back into the market for buyers like you. And since big investors tend to own homes at the lower end of the price range, a lot of what they’re selling is exactly the kind of home first-time buyers are looking for. As Malone puts it:
“. . . this sudden dropoff in institutional investment is a signal to first-time homebuyers that there’s an opening.”
Less competition from deep-pocketed buyers. More homes hitting the market. And many of them at prices that work for a first purchase. That’s a shift that works in your favor.
Big investors are stepping back, and they’re adding homes to the market as they go. If you’ve been waiting for a better shot at buying, this could be it. Connect with a local agent to find out what’s popping up in your area. You may have more options than you think.
If you’re a homeowner getting ready to move, one question usually comes first: should you buy your next home before you sell, or sell your current house before you start looking?
There’s no single right answer. The best call depends on your finances, your local market, and your timeline. And a trusted agent can help you weigh all of it.
But in a lot of cases these days, selling first puts you in the stronger spot.
Selling is usually the trickier half of a move today, so getting it done first clears your biggest hurdle. And that’s especially true right now, because there are more homes for sale than there are buyers, which means houses are taking longer to sell than they did a year or two ago.
So how does leading with your sale pay off? Let’s start with the money.
Buy before you sell, and you could end up carrying two mortgages at once. And especially since houses are staying on the market longer these days, that overlap may drag on for more time than you’d planned. And if unexpected repairs come up, it could get even more expensive.
Selling first takes that risk off the table, so you’re not multitasking homeownership. As Ramsey Solutions puts it:
“It’s best to sell your old home before buying a new one to avoid unnecessary risks and possible headaches.“
This is always true, but one of the biggest perks of selling first is that you’ll know exactly how much money you’re walking away with. And one of the big figures that matters in that conversation is how much equity you have in your current place.
Equity is basically your house’s value minus what you still owe on your mortgage. And it adds up fast. According to Realtor.com, homeowners who’ve been in their home for 5 years have about $180,000 in equity on average. And those who’ve had their home for 6-10 years? They have over $340,000.
After you sell, you can use that money to cover your down payment or even buy your next home in cash. And knowing that profit up front helps you plan your next move.
When your house is already sold, you don’t have to make your offer contingent on that sale. In a market where buyers are taking their time, that’s exactly what a seller wants to see.
Picture it from the seller’s side. If their house has been sitting for a while, they’ll gravitate toward the offer most likely to close without a snag.
That can also give you room to ask for a little more, like repairs, since a motivated seller would rather keep things moving than lose you and wait for another offer to come in. Your agent can help you make the most of your upper hand in that scenario.
Selling first has its tradeoffs too, and it helps to see the pros and cons side by side before you decide. Here’s a quick breakdown based on information from Zillow (see visual below):
The cons are manageable with the right plan, so talk about them with your agent. They can help you negotiate things like a rent-back, where you stay in your house for a set time after closing, or line up flexible closing dates to keep the transition smooth.
There’s no one-size-fits-all answer to buying and selling at once. But for a lot of homeowners, leading with the sale makes moving easier on their mind and their wallet.
Connect with a local agent, and they’ll help you navigate selling and buying with more confidence, more financial power, and less stress.
Watch chocolatiers at work before sampling some of Whetstone’s signature chocolates. Photo courtesy of Whetstone Chocolate’s website.
Historic landmarks are great, but fresh pastries before 10 a.m.? Also important. If you’re searching for the best desserts in St. Augustine, skip the debate over where to go and turn it into a self-guided tour instead. Coffee first. Chocolate later. Ice cream before anyone can talk you out of it. The city’s bakeries, chocolate shops, and frozen treat stops are close enough to string together into an afternoon that’s just as satisfying as any sightseeing itinerary.
Bring a friend so you can split a few treats, or keep every bite to yourself. We won’t judge. Just save a little space before each stop, because every bakery, chocolate shop, and ice cream counter has something worth trying.
Image courtesy of Alms + Fare website.
Starting your dessert tour with ice cream would be bold, but a pastry and coffee make a much stronger first impression. Alms + Fare opens the day with flaky croissants, seasonal pastries, muffins, cookies, and specialty coffee in a bright café on San Marco Avenue. The bakery unlocks its doors at 7:00 a.m. daily, so plan to arrive early. Favorites have a habit of disappearing before lunchtime.
Alms + Fare also stands out for its inclusive menu. Everything in the bakery is made in a dedicated gluten-free kitchen, with dairy-free treats and several vegan options available as well. That means groups with different dietary preferences can order together without anyone feeling limited to a single menu item.
Don’t let the gluten-free menu fool you into lowering your expectations. The laminated pastries and baked goods have built a following well beyond diners with dietary restrictions. Depending on the day, you’ll find all your fresh-baked favorites alongside rotating seasonal pastries that give returning visitors something new to look forward to. Take your coffee to go if you’d rather start walking right away, or enjoy a seated breakfast before heading toward your next stop. Either way, you’ll have a solid foundation for the sugar-filled afternoon ahead.
After beginning with a pastry and coffee, it’s time to trade flaky layers for something a little more polished. Crème de la Cocoa has earned a reputation for beautifully crafted desserts that look almost too good to eat.
The bakery and dessert boutique at 299 San Marco Ave, is open Tuesday through Saturday from 10:00 a.m. to 6:00 p.m., making it an ideal second stop before the afternoon crowds settle into downtown. Inside the display case, you’ll find elegant entremets, colorful macarons, cheesecakes, tarts, cookies, cupcakes, and rich flourless chocolate cake, along with seasonal desserts that change throughout the year.
Crème de la Cocoa also makes it easier for groups with different dietary preferences to find something they’ll enjoy. Gluten-friendly desserts are available, though anyone with food allergies should ask the staff about ingredients and preparation since the bakery works with common allergens, including wheat, dairy, eggs, soy, peanuts, and tree nuts. This is the stop where you’ll probably spend a few extra minutes deciding what to order. Nobody ever said choosing between a macaron and a slice of cake was supposed to be easy.
Image courtesy of Claude’s Chocolate website.
Pastries had their moment. Now it’s chocolate’s turn. Since opening in 2005, this family-owned shop has been crafting handmade French-style chocolates in St. Augustine, with display cases full of truffles, caramels, chocolate-covered treats, and other artisan confections that are almost impossible to leave behind.
Located at 6 Granada Street across from the Lightner Museum, Claude’s is open daily, beginning at 11:00 a.m., with extended evening hours on Fridays and Saturdays. Alongside its handcrafted chocolates, you’ll also find Belgian bonbons, rich Italian-style hot chocolate made with real grated chocolate, coffee drinks, and gelato for anyone tempted to switch things up.
Many visitors build their own assortment before heading back out to explore downtown, mixing classic milk and dark chocolates with favorites like sea salt caramels, chocolate bark, and hand-decorated truffles. Buying a box to take home sounds like a great idea. Keeping it unopened until you get there is a completely different challenge.
You’ve sampled handcrafted chocolates. Now it’s time to see how they’re made. Whetstone Chocolates has been a St. Augustine favorite since 1967, combining handcrafted confections with an interactive factory tour that gives visitors a behind-the-scenes look at the chocolate-making process.
On St. George Street, this downtown shop is open daily and is an ideal place to browse after spending time on the city’s busiest pedestrian street. The shelves are stocked with chocolate bars, truffles, fudge, chocolate-covered espresso beans, and other sweet souvenirs that travel surprisingly well… assuming they make it home.
The real highlight, however, is the Whetstone Chocolates Store and Tasting Tour located at 139 King Street. Visitors learn about the history of chocolate, sample chocolates from around the world, and watch chocolatiers at work as they discover what goes into each handcrafted creation. It’s a fun change of pace from simply picking out treats at the counter, giving this stop a little something extra before continuing your dessert tour.
A Florida dessert tour wouldn’t feel complete without ice cream. Mayday Handcrafted Ice Cream & Cookies is a welcome cooldown after a few chocolate stops, serving small-batch ice cream, fresh-baked cookies, and ice cream sandwiches that are worth the sticky fingers.
Right on St George St, Mayday is open daily, with hours extending into the evening for anyone whose dessert tour turns into an after-dinner outing. The menu rotates throughout the year, so alongside favorites like Sea Salt Caramel and Chocolate Brownie, you’ll usually find seasonal flavors that make every visit different. They also have two other locations if you happen to miss their St George Street location, 1765 Tree Blvd, #5 and 461 A1A Blvd.
Visitors looking for dairy-free treats aren’t left out, either. Non-dairy flavors made with oat milk are typically available, so groups with different dietary preferences have another stop where everyone can order something they’ll enjoy. A scoop in a cup, a cone piled high, or an ice cream sandwich between two warm cookies? That’s entirely your call. Just don’t be surprised if someone in your group starts talking about coming back before you’ve even finished the last bite.
Photo courtesy of The Hyppo Gourmet Ice Pops website.
Ice cream may have cooled you down, but The Hyppo delivers a refreshing finish that doesn’t feel quite as rich after a full afternoon of desserts. Instead of scoops and cones, this downtown shop serves handcrafted gourmet ice pops made with fresh fruit, herbs, and natural ingredients.
About a five-minute walk from the Plaza de la Constitución, The Hyppo features dozens of inventive flavors throughout the year. Choices like Strawberry Dragon Fruit, Pineapple Cilantro, and Mango Habanero sit alongside classics, so there’s always something unexpected waiting in the freezer. Many of the fruit-based pops are naturally vegan, dairy-free, and gluten-free, turning The Hyppo into another thoughtful stop for those with different dietary preferences. The lighter flavors also make it a satisfying way to wrap up the tour without feeling like you’ve overdone it.
You’ve made it from pastries and coffee to handcrafted chocolates, elegant desserts, ice cream, and gourmet ice pops without repeating the same sweet treat twice. Not bad for one day. The best desserts in St. Augustine turn “I’ll just grab one thing” into a pastry for breakfast, chocolates for later, and an ice cream stop that somehow seemed completely reasonable at the time. Good thing this tour builds in plenty of walking between stops.
There’s also a decent chance you’ll leave with a bakery box tucked under one arm or a bag of chocolates that was supposed to make it home untouched. We won’t ask how that worked out. After all, there’s no rule saying that sightseeing has to come before dessert.
Some of the best desserts in St. Augustine include the gluten-free pastries at Alms + Fare, elegant cakes and macarons from Crème de la Cocoa, handcrafted chocolates at Claude’s Chocolate and Whetstone Chocolates, small-batch ice cream from Mayday Handcrafted Ice Cream & Cookies, and gourmet ice pops from The Hyppo. Together, they create a self-guided dessert tour that offers a little bit of everything.
Most of the stops are within or just outside the Historic District, making them easy to connect in a single afternoon. Crème de la Cocoa serves as the northern starting point, while the remaining locations are a short drive or walk from one another, with several clustered in the heart of downtown St. Augustine.
Yes. Several stops on this tour are within walking distance of popular attractions like the Plaza de la Constitución, St. George Street, the Lightner Museum, and Flagler College. That makes it simple to enjoy a few historic landmarks between dessert stops without spending your day driving across town.
Sharing is a great way to sample more of the tour without filling up too quickly. Split a pastry in the morning, trade bites of cake or chocolate later in the day, and save your own ice cream or ice pop for the final stops. Of course, nobody’s judging if you’d rather keep your dessert to yourself.
Most individual desserts range from about $4 to $10, depending on what you order. Sharing a few treats can help stretch your budget while letting everyone try everything. Picking up an extra box of chocolates to take home may be the biggest temptation of the trip.
Absolutely. Most visitors can complete the tour in about three to five hours, depending on how much time they spend shopping, sightseeing, or taking breaks between stops. There’s nothing wrong with stretching it across a full day, though. Dessert has a funny way of making the hours disappear quickly.
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There’s no better way to experience a St. Augustine summer than by paddling through its scenic salt marshes, where guided Eco Tours offer a closer look at the region’s wildlife and natural beauty.
Some vacations are remembered by the landmarks you photographed. Others stand out because of the experiences you managed to fit into a few days away. If you’re visiting during the warmer months, a St. Augustine summer bucket list is a fun way to mix a few local favorites into your plans without turning every day into a race from one attraction to the next.
That could mean taking the ferry to Fort Matanzas, picking up breakfast at the Saturday farmers market, or ending the day beneath the oak trees at Colonial Oak Music Park. There’s plenty to fill a summer trip with without feeling like every hour needs to be planned in advance. Check off one experience, or see how many you can fit into a single visit. There’s no trophy waiting at the finish line, but you’ll still be able to say your summer vacation was time well spent.
Known for their sweet flavor and fiery finish, datil peppers have become one of St. Augustine’s signature ingredients.
Every destination seems to have one food visitors are told they have to try. In St. Augustine, that recommendation is the datil pepper. About the size of a thumb, this locally celebrated pepper delivers a sweet, fruity flavor before a slow-building heat kicks in, making it a favorite ingredient in everything from seafood dishes to house-made sauces.
Many believe the pepper arrived in the St. Augustine area with Minorcan settlers in the late 1700s, eventually becoming a familiar ingredient in local recipes and a signature flavor throughout the city’s restaurants. Today, the small pepper remains closely tied to St. Augustine’s culinary identity, appearing in everything from seafood dishes to sauces and spreads across the city.
For a place to start, order the Datil Pepper Shrimp at Catch 27 or try one of The Floridian’s menu items featuring house-made datil ketchup or datil jam. Before your trip is over, stop by Hot Stuff on Treasury Street to sample locally made sauces, jellies, and seasonings, then pick up a bottle or two to recreate the flavor at home.
Walking along the St. Augustine bayfront comes with plenty to see, but a dolphin breaking the water’s surface is the kind of moment that can make an ordinary stroll stand out. Bottlenose dolphins regularly travel through the waters around St. Augustine, and visitors may spot them swimming through Matanzas Bay, near the Bridge of Lions, or along the seawall near the Castillo de San Marcos.
The best time to watch for dolphins is usually in the morning or late afternoon when temperatures are cooler and the water is calmer. Find a spot along the bayfront, take your time looking across the water, and keep an eye out for a fin, a splash, or a quick movement near the surface. Sightings are never guaranteed, which is what makes spotting one feel like a lucky addition to your day.
Visitors hoping for a closer look can book a dolphin-watching cruise with companies like St Augustine Eco Tours, whose Dolphin Odyssey & Sightseeing Tour takes guests through the waterways around St. Augustine in search of wild dolphins and other coastal wildlife. For a simpler approach, a waterfront walk, a bench overlooking the bay, or a stop near the Bridge of Lions might be all it takes to catch a glimpse of one of St. Augustine’s most recognizable coastal residents.
A short ferry ride across the Matanzas River is all that stands between visitors and Fort Matanzas National Monument.
Most visitors know St. Augustine for its historic streets and centuries-old buildings, but Fort Matanzas adds a boat ride to the history lesson. Located on a small island south of the city, the Spanish fort is reached by a free ferry that crosses the Matanzas River.
Built by the Spanish in 1742, Fort Matanzas protected the southern entrance to St. Augustine and helped defend the city from potential attacks. The small fort gives visitors a chance to learn about the city’s colonial past while taking in the surrounding waterways and coastal landscape.
The trip begins at the Fort Matanzas visitor center, where visitors can pick up free ferry tickets before boarding the boat to the fort. The ferry runs on a first-come, first-served basis, so arriving earlier in the day is a good idea during busy summer months. Once across the river, guests can walk around the fort, join a ranger-led program, and visit the nearby nature trails before heading back to the mainland.
Fort Matanzas is a historic stop that doesn’t require a full day away from St. Augustine’s main attractions. Between the quick boat ride, the coastal setting, and the chance to stand inside a centuries-old Spanish fort, it is an experience that combines history and the outdoors in a way that feels right for a summer visit.
Not every summer activity needs to happen while the sun is still overhead. Night kayaking gets you out on the water when the day’s heat has faded and the shoreline begins to glow with evening lights. The Matanzas River has been tied to St. Augustine since the city’s earliest days, serving as a route for ships, a natural defense, and an important part of the area’s coastal landscape. A nighttime kayak trip brings together that history with the simple fun of being out on the water after sunset.
Several local outfitters offer guided nighttime kayak trips, including St. Augustine Eco Tours, which leads sunset and evening paddles through the area’s waterways. Guided tours are a good option for first-time kayakers because they provide equipment, local knowledge, and a planned route through the water.
Summer evenings can bring changing weather conditions, so checking the forecast before heading out is always a smart move. Bring water, wear clothing that can get wet, and reserve your spot ahead of time since guided kayak tours fill up during the busy travel season.
Walking tours after dark share the legends, mysteries, and unexplained tales tied to St. Augustine’s oldest streets and buildings.
St. Augustine’s history books tell you who built the city. Ghost tours dig into the legends that grew around its streets, buildings, and landmarks.
A Ghostly Encounter focuses on the legends tied to St. Augustine’s historic district, leading guests through locations connected to the city’s folklore on a 90-minute walking tour. Ghost City Tours takes a broader approach with several experiences. These include the family-friendly Ghosts of St. Augustine tour, adults-only walks, and a haunted pub crawl for visitors looking for a more playful way to hear the city’s legends.
Ghost tours work well for visitors who enjoy history with a little mystery mixed in. Reservations are recommended, since many tours have limited group sizes. Comfortable shoes are a must, and bringing water is always a smart idea for walking tours in Florida weather.
An evening at Colonial Quarter can include dinner, shopping, and live entertainment all in one stop.
St. Augustine has plenty of places to hear live music, but Colonial Oak Music Park keeps things simple. A seat beneath the branches, a local band on stage, and an open space where families, friends, and pets can gather make it a favorite downtown stop.
Colonial Oak Music Park has more than live music. Food and drinks are available on-site, and the 300-year-old live oak tree gives a historic feel to the free performances hosted during the year. The outdoor setup is a place to enjoy music without committing to a formal concert venue. Checking the event calendar before your visit is the best way to plan around the various themed nights, especially as musicians and schedules vary throughout the season.
Stop by the St. Augustine Amphitheatre on Saturdays for the Farmers Market.
The St. Augustine Amphitheatre Farmers Market is a Saturday morning tradition where locals shop for fresh produce, grab breakfast, and catch up with vendors they know. Summer is a great time to stop by for seasonal fruit, fresh-made foods, and handmade goods from local vendors. Browse for a few minutes, stay for an hour, or pick up breakfast before heading to the beach or your next stop around town.
The St. Augustine Amphitheatre Farmers Market takes place every Saturday morning, with vendors and offerings changing year-round. Check the market schedule before your visit to see what will be available during your trip.
A St. Augustine summer bucket list doesn’t need to end with every box checked. It isn’t homework, and nobody is handing out extra credit for finishing first. Add the activities your family is excited about, skip the ones that don’t fit this trip, and leave room for the recommendations you pick up after you arrive.
Not every great idea comes from a travel guide. A restaurant suggestion from a shop owner on St. George Street, a band you hear while walking through the historic district or on a Thursday evening with Music in the Plaza, or a conversation with another family at the beach can send you somewhere you never planned to go in the first place. Whatever doesn’t make it onto your bucket list this time is just another reason to start planning your next St. Augustine vacation.
Pack lightweight clothing, comfortable walking shoes, sunscreen, a reusable water bottle, and a hat. A small backpack is also useful for beach days, downtown walks, and carrying snacks or souvenirs.
A St. Augustine summer bucket list doesn’t have to fit into a single trip. Choose the activities that match your family’s schedule and save the rest for your next visit.
Absolutely. Balance a few ticketed attractions with free activities like the beach, live music at Colonial Oak Music Park, or the St. Augustine Amphitheatre Farmers Market. Free museums, including the Governor’s House Cultural Center and Museum and the St. Augustine Art Association, can also help keep costs down.
Many of them are. The beach, dolphin watching, Fort Matanzas, Colonial Oak Music Park, and the farmers market are all family-friendly options that can be mixed and matched based on your children’s ages and interests.
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Palm trees line St. George Street in the heart of St. Augustine’s historic district.
A day in downtown St. Augustine never goes exactly as planned. You head toward the Castillo de San Marcos National Monument, then catch the smell of fresh empanadas drifting from the Spanish Bakery on St. George Street. A few minutes later you’re peeking into an art gallery on Aviles Street or squeezing onto Treasury Street to see why a road barely wide enough for a car has become a favorite spot for photographers. Suddenly, the afternoon looks different than it did when you left your hotel.
That isn’t accidental. Before downtown filled with today’s businesses, these historic St. Augustine streets connected important parts of the city under Spanish and British rule. Today, each street has its own character while linking many of St. Augustine’s well-known landmarks together.
Historic Aviles Street is filled with galleries, cafés, and years of history.
Aviles Street feels noticeably calmer than many of the surrounding streets. There aren’t flashing signs pulling your attention in every direction, or crowds packed shoulder to shoulder from morning until night. Instead, it’s the kind of place where an art gallery, café, or museum convinces you to come inside.
That isn’t a new development. Originally known as Hospital Street, Aviles Street dates back to the city’s earliest Spanish settlement and is widely recognized as the oldest platted street in the United States. Archaeologists have uncovered pottery fragments beneath the bricks dating to the early 1600s, adding another reminder that people have been living, working, and passing through here for centuries.
Today, art has become part of the street’s identity. The Bart on Aviles displays works by nationally and locally recognized artists, while neighboring galleries offer even more local talent to appreciate. Just across the street, the Father Miguel O’Reilly House Museum, the oldest surviving mission-style residence in St. Augustine. A short walk south leads to the Ximenez-Fatio House Museum preserves the history of a nineteenth-century boarding house that welcomed travelers arriving by stagecoach and steamboat.
By the time you’ve finished browsing a gallery or stopped for lunch at one of Aviles Street’s cafés, you’re only a few minutes from St. George Street, Charlotte Street, and the Plaza de la Constitución.
St. George Street is lined with locally owned shops and historic buildings.
It’s easy to tell who has never visited St. Augustine before. They’re the ones stopping every few steps. A candy shop catches someone’s eye. A musician starts playing beneath the shade of an old oak. Someone else is debating between fresh fudge and homemade ice cream while another visitor disappears into a courtyard they hadn’t noticed a moment earlier. On St. George Street, everyone’s looking at something new, which helps explain why no visit lacks surprises.
That steady stream of people stretches back centuries. St. George Street served as the city’s main north-south corridor, bringing homes, businesses, churches, and government buildings together during both the Spanish and British colonial periods. Although today’s storefronts look nothing like those early days, the street has remained a gathering place for centuries.
Many popular attractions are only a few steps apart. Near the northern end, the City Gate marks the historic entrance into the colonial city, while the nearby Castillo de San Marcos National Monument overlooks Matanzas Bay. Continuing south, you’ll pass the Oldest Wooden School House, a cedar and cypress building constructed in the 1700s that survived both the British occupation and the city’s devastating fires. Farther south, the Colonial Quarter gives visitors a closer look at blacksmithing, shipbuilding, and daily life under Spanish rule. In between, independent bookstores, specialty food shops, and longtime local businesses make it a great place for souvenir shopping.
The easiest way to find Treasury Street is by going to The Peña-Peck House on St. George Street. Photo courtesy of the Woman’s Exchange of St. Augustine.
Blink, and you might walk right past Treasury Street. At just over six feet wide, it’s so narrow that two cars couldn’t pass each other even if they tried. That alone has turned it into a favorite photo stop, but the unusual dimensions aren’t just a quirky piece of trivia.
Treasury Street earned its name from the Spanish Royal Treasury building that once stood nearby, where taxes and royal funds were collected during Florida’s colonial period. Its narrow width also reflects the practical realities of early St. Augustine, when streets were designed for pedestrians, horses, and small carts rather than modern traffic. More than three centuries later, Treasury Street still follows much of its original footprint, giving visitors a rare chance to see how compact the colonial city really was.
Despite its size, Treasury Street sits in the middle of several important landmarks. Walk its full length, and you’ll cover the distance in well under a few minutes, though many visitors spend more time taking photos than actually crossing the street.
Charlotte Street keeps your eyes looking upward. Between the historic homes, balconies, churches, bed & breakfasts and centuries-old architecture, there’s just as much to notice above eye level as there is in the storefront windows. It feels like a street that encourages curiosity, especially once you leave the busier blocks behind.
That mix of old and new has defined Charlotte Street for generations. During the British period, the street was renamed in honor of King George III’s wife, Queen Charlotte, though its roots reach back to the city’s Spanish colonial years. Over time, homes, businesses, religious buildings, and civic landmarks all found a place here.
Charlotte Street gives the rooftops and bell towers a chance to steal the show. The Cathedral Basilica of St. Augustine stands nearby with its striking bell tower and Spanish Renaissance Revival design, while the Governor’s House Cultural Center and Museum showcases Florida history through rotating exhibits and archaeological collections.
Charlotte Street doesn’t announce itself the way St. George Street does. Instead, your attention drifts toward wrought-iron balconies, historic markers, and architectural details that are easy to miss when you’re focused on reaching the next attraction.
The González–Álvarez House, known as the Oldest House, can be found near Marine Street.
Marine Street feels like a reminder that downtown St. Augustine wasn’t built entirely for tourists. Historic homes sit behind picket fences, front porches still welcome afternoon conversations, and everyday life continues only a few blocks from some of the city’s busiest attractions. That balance has always been part of Marine Street’s character.
The street takes its name from the marine encampments that occupied this area during Florida’s Second Spanish Period, when soldiers stationed near the bay lived and trained within walking distance of the city’s defensive walls. St Francis Barracks, today known as State Arsenal, is the headquarters of the Florida National Guard. Officers homes as well as the National Cemetery is located on Marine Street. As St. Augustine grew, Marine Street gradually became a residential corridor while keeping much of its historic character intact. Today, you’ll find everything from modest nineteenth-century cottages, larger Victorian-era homes, to a military presence which gives the street a feel that’s noticeably different from the commercial blocks farther north.
The St. Augustine Lighthouse & Maritime Museum is only a five-minute drive across the Bridge of Lions on Anastasia Island, while downtown’s museums and restaurants remain close enough to reach on foot in about 15 to 20 minutes. Marine Street won’t appear on every tourist’s list, and that’s perfectly fine. It doesn’t need to. Spending a little time here rounds out your visit to an area of St Augustine that many people drive past without ever noticing.
The next time your plans require you to go through the historic district, don’t be surprised if Treasury Street pulls you in for a photo, Charlotte Street has you admiring rooftops instead of storefronts, or St. George Street sends you down a side street you hadn’t noticed a minute earlier. Chances are, you’ll also find yourself lingering on Aviles Street or taking a quick drive over to Marine Street before calling it a day.
Looking straight ahead on any of these streets almost feels like a missed opportunity. Google Maps will probably disagree, but downtown St. Augustine has always made a pretty good case for taking the long way.
Aviles Street is widely recognized as the oldest continuously occupied street in the continental United States. Dating back to St. Augustine’s early Spanish settlement, it’s now home to art galleries, museums, cafés, and some of the city’s oldest architecture.
Yes. Aviles Street, St. George Street, Treasury Street, and Charlotte Street are all located within St. Augustine’s historic district and are only a few minutes apart on foot. Marine Street sits farther south, about a 15 to 20 minute walk from the Plaza de la Constitución, though many visitors choose to make the short drive instead.
St. George Street sees the largest crowds throughout the year because it’s lined with restaurants, specialty shops, attractions, and historic sites. Midday, weekends, holidays, and the annual Nights of Lights celebration are typically the busiest times. If you prefer a quieter visit, weekday mornings usually offer a little more room to explore.
Walking all five streets doesn’t take very long, but exploring them usually does. Between galleries, museums, local shops, restaurants, and historic landmarks, many visitors spend several hours wandering the historic district without realizing how much time has passed.
St. George Street has the largest concentration of shops, candy stores, restaurants, and specialty retailers. Aviles Street is a great choice if you’re interested in local art galleries and smaller businesses, while Treasury Street, Charlotte Street, and Marine Street are better suited for sightseeing, architecture, and history than shopping.
Start with a destination if you’d like, but don’t feel obligated to stick to the shortest route. Some of the best discoveries happen when you turn onto a side street, stop at a place that catches your attention, or spend extra time exploring somewhere you hadn’t planned to visit.
Disclaimer: Every effort is made to ensure the accuracy of information on the City Blog.
Sharing and re-posting this blog is encouraged.
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