Barbara's Blog


Vilano Beach - A bit Confusing, but always Interesting


Vilano Beach, the closest beach to downtown historic St. Augustine, has evolved to include many of the neighboring subdivisions.

Porpoise Point is the southern-most subdivision of what is commonly referred to Vilano Beach. Porpoise Point has its own homeowner's association, which is really comprised of a private water plant and an Architectural Control Committee. The Homeowner Association (HOA) dues are really the property owner's water bill. Each property owner pays a different HOA based on his or her previous year's usage.  There are different tiers of usage. The bill comes out in July for July - June and can be paid for the year in advance or monthly.  The lowest bill is $240/year. The Homeowner's Association is called Homewoner's Utilities, Inc.

The next subdivision is Vilano Beach proper, which is a combination of the commercial district, Vilano Beach Town Center (aka Vilano Beach Main Street), and residential. The Vilano Beach Town Center has a new Town Center Mixed Used District (TCMUD) zoning allowing for commercial on the ground floor and residential or professional offices on the 2nd and 3rd floors. More information on the TCMUD Ordinance can be found here.

Traveling north, the next area you reach is Surfside. Surfside is comprised of single-family homes, some commercial, a couple of low-density condos and a beach side park. There are no covenants and restrictions, which is also true for Pacetti North Beach, better known as North Beach, the next major subdivision north of Surfside.

Just north of North Beach is South Beach, which has never made sense to me. How do you have a subdivision north of area called North Beach and call it South Beach? I guess it is very similar to a subdivision in the northern part of North Beach called Vilano Oaks. Vilano Oaks is a subdivision of 28 single-family homes that technically is not in Vilano and they removed most, if not all, of the oaks to build this subdivision. But as I said in a previous blog, "Vilano" has absorbed much of the neighboring communities from the St. Augustine inlet to Serenata Beach Club in South Ponte Vedra.

There are other subdivisions in the area including Beachwalk on Vilano, legally called Kingston Dunes (also technically not in Vilano), Villages of Vilano (again not technically in Vilano, but who am I to judge?), Mariner's Watch Condos, Seaside of Vilano (condos), Seacrest of Vilano (condos), and some small condo complexes as mentioned earlier. Okay, so let's call it all Vilano! See how confusing this can all be? Please call me when you have a lot of time and I'll walk you through it!

Barbara Jenness takes joy in assisting people in buying or selling their home or land in northeast Florida (St. Augustine, Ponte Vedra,  and Jacksonville). She is a community activist and leader serving as President of Friends of A1A 2008-2010, Past President of Scenic & Historic A1A in St. Johns County for over 10 years, and past vice-president of Vilano Beach Main Street (North Shores Improvement Association). She is a past president for WCR in St. Augustine and a member of South Ponte Vedra Civic Association, Porpoise Point, Serenata Beach Club, and Palencia. She founded and is a Past President of the St. Augustine Regional Council (StAR Council) to promote the St. Augustine area to individuals outside the region.

Awards: REALTOR of the Year, Businesswoman of the Year, SPIRIT Award Passion, Five-Star Best in Client Satisfaction-7 Years Winner

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Comment balloon 2 commentsBarbara Jenness • July 29 2009 10:56PM



  I enjoyed reading your description of the Vilano Beach area and am curious about the HOA and zoing rules. Does Porpoise Point have strict HOA regulations? For example are RVs allowed or specific lawn care rules enforced? Also, where would I get specificinformation as to where the development in Vilano Beach is going to be? For example where exactlywill the proposed condos be constructed and are there new subdivisions planned. Vilano seems like a great place to buy but could the plans overpower the charm? Thanks for any information you can give me.

Posted by Jon Marcus over 9 years ago


Please feel free to call me at 904-823-0027 or e-mail me at and I can give you more info. Yes, Porpoise Point does have Covenants and Restrictions. There are watering laws in St. Johns County that would of course cover Porpoise Point. Vilano Beach Town Center (i.e., what will eventually be redeveloped) includes Vilano Road, Loja, Anahma and Poplar Ave. Vilano Beach Town Center is zoned Town Center Mixed Use allowing for commercial on the ground floor.

Posted by Barbara Jenness, St. Augustine FL Real Estate (Barbara B. Jenness, P.A. - St. Augustine, FL) over 9 years ago