Waterfront
Waterfront Homes
Five kinds of water frontage, each with different permitting, insurance, and upkeep.
Waterfront →
Find a Property
Property Search
Tell us what you are looking for across St. Johns, Flagler, Putnam, Duval, and Clay Counties, and a licensed broker will search the live MLS for you.
Can I search listings directly on this site?
Not yet — live MLS search requires an IDX agreement that is still being finalized. Until then, a licensed broker runs the search against the full MLS and sends you matches, usually the same day.
Contact us for current listings.
What a broker search gets you that a portal does not
Current status. Public portals lag the MLS. In a low-volume market like Putnam County, where a handful of sales move the whole picture, that lag regularly means you are looking at property that is already under contract.
The things portals cannot index. Whether the dock is permitted. What the water depth is at low tide. Whether that "waterfront" listing is deeded frontage, a shared easement, or a community ramp. Whether the parcel has recorded legal access. These decide whether a property is right for you and none of them appear in a search filter.
Honest filtering. We will tell you when a listing you have found is wrong for what you described — the wrong county for your commute, a carrying cost you have not budgeted, a flood determination that changes the math.
Browse by Type
Start From What You Want
The River
St. Johns River Homes
River frontage from Jacksonville south to Lake George.
River homes →
Land
Acreage Properties
Room for horses, workshops, and outbuildings — usually with no HOA.
Acreage →
Investors
Investment Property
Where the math works in this region, and where it does not.
Investment guide →
Fishing
Fishing Properties
The St. Johns, Crescent Lake, and the Lake George end of the system.
Fishing property →
Retirement
Retiring Here
The financial case, and the healthcare question that deserves more thought.
Retirement →
Talk to a Local Broker
Tell Us What You Are Looking For
Area, budget, must-haves, and what you plan to do with the property. The more specific you are, the better the matches — and if we think a different county fits you better, we will say so.
- Searched against the live MLS, not a lagging portal
- Five counties — St. Johns, Flagler, Putnam, Duval, Clay
- No obligation and no pressure
Questions & Answers
Property Search FAQ
Can I search MLS listings on this site?
Not yet. Live MLS listing search requires an IDX agreement, which is being put in place. In the meantime a licensed broker will run the search for you against the full MLS and send matching properties directly — which in practice catches things a public portal misses, including listings that have just come on.
Are the listings on public portals accurate?
They lag. Public portals refresh on their own schedule and routinely show properties that are already under contract, particularly in smaller markets like Putnam County where volume is low and a single sale changes the picture. A broker is working from the live MLS.
What counties does Beaches to River Real Estate serve?
We serve five Northeast Florida counties: St. Johns, Flagler, Putnam, Duval, and Clay. That range covers Atlantic oceanfront, Intracoastal and canal-front, St. Johns River frontage, lakefront, and inland acreage — which is deliberate, because most buyers relocating here are still deciding which of those they actually want.
Do I need a real estate agent to buy a home in Florida?
No, but buyers are generally represented at no direct cost to them under the commission structures still common in this market, and Florida transactions involve county-specific flood determinations, insurance realities, and disclosure requirements that are easy to get wrong. Since 2024 buyer agency agreements have been required in writing before touring homes, so the terms of representation are now explicit up front.
How does Florida property tax actually work for a new buyer?
Property is reassessed at market value on the January 1 following a sale, so the tax bill you inherit is not the seller's bill. If the seller held the home a long time with a homestead exemption, their assessed value was capped at 3% annual growth under Save Our Homes, and yours resets. Always budget from an estimate based on your purchase price.
Is flood insurance required in Northeast Florida?
It is required by lenders when a property sits in a FEMA-designated special flood hazard area, and it is optional but frequently sensible outside one. Flood determination is parcel-specific, not neighborhood-specific — two homes on the same street can carry different requirements depending on elevation. Get the determination and, where relevant, the elevation certificate during your inspection period.
Keep Exploring
Keep Exploring
Buying & Selling
Where to Look
Relocating
Ready When You Are
Send the brief and we will come back with real properties.