9600 McMahon Ave
Hastings, FL 32145
$275,900
MLS #262746
4 bd · 2 ba · 1,872 sq ft
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St. Johns · Flagler · Putnam · Duval · Clay
Helping You Buy, Sell, Invest, and Relocate Across Northeast Florida
Local Florida brokers and agents serving St. Johns, Flagler, Putnam, Duval, and Clay Counties — from Atlantic oceanfront to the St. Johns River.
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New Book
The Florida Tax Deed Playbook
Smart Strategies for Building Wealth
Buy smart. Bid with confidence. Build wealth through Florida tax deeds.
Every year, properties across Florida's 67 counties are sold at public auction to recover unpaid property taxes. Most people never learn how it works. The investors who do find opportunities sitting in plain sight, in county records anyone can access.
A start-to-finish guide to buying property at Florida tax deed auctions, written by two licensed Florida real estate brokers who research parcels, attend the auctions, and help investors from across the country buy and sell tax deed property.
This isn't theory or a get-rich-quick pitch. It's the practical roadmap Wendy and Taylor built through years of driving back roads, pulling county records, and learning what actually separates a bargain from an expensive mistake.
- Florida's two-step system, from tax certificate to tax deed under Chapter 197
- Finding upcoming auctions through the Clerk of the Circuit Court in any county
- Researching a parcel before you bid: GIS, zoning, flood zones, wetlands, legal access, HOA and POA obligations
- Which liens are extinguished at sale, and which survive to become your problem
- Proxy bidding, and setting a maximum you will actually stick to
- Everything after you win: paperwork, deadlines, certification or quiet title, and reselling at a profit
Includes a Pre-Auction Property Evaluation Worksheet, a Post-Auction Action Plan, a Tax Deed Investment Tracker, due diligence checklists, and process flowcharts — plus "From the Field" notes from both authors throughout.
Written for curious first-timers, land investors, and real estate professionals who want to add tax deeds to what they already do. No prior auction experience required.
Tax deed investing isn't about buying the cheapest property. It's about making the smartest decision.
Northeast Florida, Coast to River
Beaches to River covers a region that runs from the Atlantic surf at Ponte Vedra and Flagler Beach, across the Intracoastal and Palm Coast’s saltwater canals, inland to the St. Johns River and the lake country of Putnam County. That range is the point. Most buyers arriving in Northeast Florida have not yet decided whether they want oceanfront, a canal with a boat lift, river frontage, a lake, or ten acres and no neighbors — and those choices carry very different price tags and very different carrying costs.
We are licensed Florida brokers and agents working all five counties, which means we can tell you when the county you are searching is not the one that fits what you actually described. That is more useful than a listing feed.
Active Listings
What Is on the Market Now
Properties listed by Beaches to River Real Estate. Ask us about any of them, or open the full MLS search for photos, maps, and filters.
5484 1st St
St. Augustine, FL 32080
$749,900
MLS #262588
3 bd · 2 ba · 1,344 sq ft
Ask about this property →614 Bowers Ln
St. Augustine, FL 32080
$315,000
MLS #263199
2 bd · 2 ba · 1,020 sq ft
Ask about this property →All listings above are listed by Beaches to River Real Estate, Wendy Brown. MLS ID shown on each card. Information is deemed reliable but not guaranteed and should be independently verified. Prices and availability change — check the live MLS search for current status.
Where Will You Land?
Featured Communities
From the historic city and the barrier islands to master-planned St. Johns County and the river towns south of it. The right one depends on which kind of water you want, and what you are prepared to spend to hold it.
St. Johns County
St. Augustine
The oldest continuously occupied European-founded city in the United States, and the county seat — a walkable historic core on the water, wrapped in neighborhoods that range from 1800s masonry to 1970s ranch.
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St. Johns County
St. Augustine Beach
The island's own city — a pier, a commercial strip, driving-permitted beach access, and the only walkable beach town in St. Johns County.
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St. Johns County
Ponte Vedra Beach
The county's coastal luxury market — oceanfront, golf, and the 32082 ZIP code, which is a genuinely different place from the inland 32081 that also says "Ponte Vedra".
Explore Ponte Vedra Beach →
St. Johns County
Nocatee
One of the largest master-planned communities in the country — a town center, a water park, and a CDD bond structure that belongs in your budget before you tour.
Explore Nocatee →
St. Johns County
Vilano Beach
The barrier island north of the inlet — a different island from Anastasia, five minutes from downtown, with ocean on one side and the Tolomato River on the other.
Explore Vilano Beach →
Duval County
Jacksonville
The largest city by land area in the contiguous United States, built along the St. Johns — which means "Jacksonville" is a dozen different housing markets, not one.
Explore Jacksonville →
Flagler County
Palm Coast
A 1970s ITT-planned city built around 26 miles of saltwater canals — the region's best value for a home with a dock and ocean access by boat.
Explore Palm Coast →
Putnam County
Palatka
The Putnam County seat and the commercial center of the river — a historic downtown on the water, a state college, and the most housing stock in the county.
Explore Palatka →
The Question That Matters Most
Five Kinds of Waterfront, Five Different Realities
In Northeast Florida, "waterfront" describes five genuinely different products with different permitting agencies, insurance costs, and maintenance burdens. Choosing between them is the first real decision.
Atlantic oceanfront and near-beach
Direct beach access, ocean views, and the strongest short-term rental demand in the region — where local ordinance permits it, which varies by municipality and should be verified in writing before an investment purchase. Best for: Buyers whose priority is the ocean itself, and who have budgeted honestly for what oceanfront costs to hold.
Learn more →Intracoastal and saltwater canal
Ocean access by boat without oceanfront pricing or oceanfront insurance. For most buyers who say they want waterfront, this is the type that actually matches the budget and the use case. Best for: Boaters who want reliable saltwater access and are prepared to maintain a seawall and dock.
Learn more →St. Johns River frontage
One of the few north-flowing rivers in North America, and the defining feature of this region. Bass, crappie, and shad fishing, sunset views over open water, and boating access that connects Palatka to Jacksonville and out to the Atlantic. Best for: Anglers, boaters, and buyers who want genuine open-water frontage at a price coastal counties cannot approach.
Learn more →Lakefront
Some of the most productive bass fishing in the country, quiet water for kayaks and pontoons, and a pace that is genuinely different from the coast. This is where the region's fishing reputation actually lives. Best for: Anglers, retirees, and anyone who wants water frontage without coastal carrying costs.
Learn more →Master-planned community
Amenity-led and family-heavy: pools and lagoons, trails, fitness, community events, and top-ranked St. Johns County schools. This is the reason most out-of-state buyers with school-age children end up in this county, and the amenity package is genuinely the product rather than a brochure line. Best for: Buyers who want new construction, amenities, and St. Johns County schools, and who would rather pay a predictable CDD and HOA than maintain an older home or a dock.
Learn more →Inland acreage and rural
Room for horses, workshops, equipment, and outbuildings, generally with no HOA and no one within earshot. For buyers coming from the Northeast, the amount of land this region's pricing buys is usually the thing that decides the move. Best for: Buyers who want land, privacy, and no HOA, and who are comfortable owning their own water and waste systems.
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Compare
The Five Counties We Serve
| County | Main City | School District | Character |
|---|---|---|---|
| Putnam County | Palatka | Putnam County | The most affordable county in the region, and the one where land, water frontage, and privacy are still within reach of an ordinary budget |
| St. Johns County | St. Augustine | St. Johns County | The highest-demand county in Northeast Florida, driven substantially by a school district that ranks at or near the top of the state year after year |
| Flagler County | Palm Coast | Flagler County | The value coast — canal-front and near-beach living at prices below St. Johns County, with Palm Coast's planned-community layout and trail network |
| Duval County | Jacksonville | Duval County | The region's employment center and its widest range of price points, from downtown condos to Beaches oceanfront to established suburban neighborhoods |
| Clay County | Orange Park | Clay County | The family suburb of the region — strong schools, a short commute to Jacksonville, and genuine St. Johns River frontage at a fraction of coastal pricing |
Key Takeaways
- Waterfront type drives cost more than location does. Oceanfront, canal, river, lake, and acreage carry very different insurance, permitting, and maintenance burdens.
- Flood determination is parcel-specific. Two homes on one street can carry different requirements and very different premiums.
- Your tax bill is not the seller's tax bill. Florida reassesses at market value the January 1 after a sale.
- Putnam County is the region's value: the only county where waterfront and acreage are routinely available below regional median.
Resources
Start Here
Buyers
Buying a Home in Florida
The process, the costs, and the Florida-specific things that surprise out-of-state buyers.
Buyer guide →
Sellers
What's My Home Worth?
A broker-prepared valuation using real comparable sales — free, and no obligation to list.
Get a valuation →
Relocating
Moving to Northeast Florida
Cost of living, taxes, insurance, schools, and healthcare — the honest version.
Relocation hub →
The River
St. Johns River Homes
River frontage from Jacksonville to Lake George — permitting, docks, and what to check.
River homes →
Putnam County
Putnam County Real Estate
The most affordable waterfront and acreage in Northeast Florida.
Putnam County →
Investors
Investment Property Guide
Where the math works in this region, and where it does not.
Investment guide →
Talk to a Local Broker
Tell Us What You Are Looking For
Whether you are buying, selling, investing, or still deciding which county fits — start with a conversation. No pressure, no obligation.
- Licensed Florida brokers working all five counties
- Honest carrying-cost estimates — insurance, taxes, and flood, before you offer
- Straight answers, including when the answer is that this is not the right area for you
Questions & Answers
Northeast Florida Real Estate FAQ
Why is St. Johns County so expensive compared to the rest of Northeast Florida?
Schools, mostly. The St. Johns County district has ranked at or near the top of Florida for years, and that pulls sustained demand from families relocating into the region. Add a finite coastline, a historic city that constrains new construction, and heavy in-migration into the northern corridor, and prices sit well above neighbouring counties. Buyers who do not need the school district often get materially more house in Putnam, Clay, or Flagler.
Is Putnam County, Florida a good place to live?
It depends entirely on what you want. Putnam County offers the lowest cost of entry in Northeast Florida, genuine water frontage on the St. Johns River and a large lake system, and acreage at prices the coastal counties cannot approach. The tradeoffs are equally real: fewer employers, longer drives to major shopping and specialized healthcare, and a school district that does not rate as highly as St. Johns or Clay. It suits retirees, anglers, remote workers, and buyers who prioritize land and water over amenities and commute.
What are the best areas to live in St. Johns County?
It depends what you are optimizing for. Nocatee and the CR 210 corridor for new construction, amenities, and schools. Ponte Vedra Beach for oceanfront and golf. St. Augustine and its historic districts for walkability and character. St. Augustine Beach and Anastasia Island for beach living. World Golf Village and Sawgrass Players Club for established gated golf. Elkton and the SR 207 corridor if you want acreage inside the county.
Why are homes in Putnam County so much cheaper than St. Johns County?
Three factors compound. Putnam is inland, so it falls outside the coastal wind-borne debris region that raises both construction cost and insurance premiums. It has a smaller employment base, so demand is lower. And St. Johns County carries a substantial school-district premium that Putnam does not. None of these make Putnam property a worse asset — they make it a different one.
What is a CDD fee and do St. Johns County communities have them?
A Community Development District bond is a charge assessed against the parcel to fund a community's infrastructure and amenities. It appears on your tax bill rather than in the listing price, it varies by village and by parcel, and it can run for decades. Most of the county's master-planned communities — Nocatee, SilverLeaf, Shearwater, RiverTown, Beachwalk, Beacon Lake — carry one. Ask for the figure on the specific parcel and the remaining term before you make an offer.
What is there to do in Putnam County?
The county is oriented around water and outdoors: bass and crappie fishing on the St. Johns, Crescent Lake, and Lake George; boating with access all the way to Jacksonville and the Atlantic; Ravine Gardens State Park and Dunns Creek State Park; and the Palatka-to-St. Augustine State Trail. Palatka anchors the county for dining and events, including the Florida Azalea Festival and the Blue Crab Festival.
Is St. Augustine a good place to buy a historic home?
It is one of the few places in Florida where you genuinely can. The tradeoff is process: exterior work on a contributing structure in the historic district goes through architectural review, the construction is coquina, tabby, and heart pine rather than block and stucco, much of the district sits low against the bay so flood exposure is a first-order question, and off-street parking is rare. None of that is a reason not to buy — it is a reason to know what you are buying first.
How far is Putnam County from the beach?
From Palatka, St. Augustine and its beaches are roughly 45 minutes east and Daytona Beach roughly an hour southeast. That is the core Putnam tradeoff: you are close enough to reach the Atlantic for the day, far enough that you are not paying coastal prices or coastal insurance to live there.
Ready to Make Your Move?
Buying, selling, investing, or relocating — start with a free, no-pressure consultation with a local broker.