Cloisters of All Saints Condominiums For Sale & Neighborhood Guide
Cloisters of All Saints is a condominium community at 415 Saint Francis Street in Tallahassee’s All Saints District, just south of downtown in the 32301 ZIP Code. The building offers a distinctly urban ownership option, with recorded sales ranging from compact one-bedroom residences to substantially larger multi-bedroom condominiums.
Cloisters of All Saints Key Facts
- Location: All Saints District near downtown Tallahassee
- Address: 415 Saint Francis Street, Tallahassee, FL 32301
- Property Type: Condominium residences
- Construction Era: Primarily mid-2000s, with recorded units commonly dating from 2006 through 2008
- Unit Size: Recorded sales range from roughly 900 to 2,450 square feet
- Condominium Association: Yes; Cloisters of All Saints is professionally managed by Kirby Management Group. Buyers should obtain the current budget, assessments, reserves, insurance information, governing documents, and unit-specific obligations before purchase
- CDD: None
- Water: City of Tallahassee
- Electric: City of Tallahassee
- Wastewater: Public sewer
- Elementary School: Bond Elementary School
- Middle School: Nims Middle School
- High School: Leon High School
- Condominiums for sale: View current Cloisters of All Saints condominiums for sale
Cloisters of All Saints Neighborhood Summary
Cloisters of All Saints combines condominium ownership with an in-town location near downtown, the Gaines Street corridor, Florida State University, Florida A&M University, and other central Tallahassee destinations. The unit mix is important: a 900-square-foot one-bedroom residence and a 1,800-square-foot or larger multi-bedroom residence serve different buyers and should not be compared as though they were interchangeable.
Buyers considering the building can compare the broader 32301 housing market and the full Tallahassee Communities guide before narrowing the decision to the current Cloisters of All Saints listings.
Condos For Sale in Cloisters of All Saints
About Cloisters of All Saints
Cloisters of All Saints is a condominium property centered at 415 Saint Francis Street in the All Saints District. Recorded sales show a broad residence mix rather than one standard floor plan. Smaller units around 900 square feet coexist with 1,800-square-foot residences and larger units above 2,000 square feet, which makes unit size, bedroom configuration, condition, location within the property, and included features important when comparing value.
The building’s mid-2000s construction era also means owners may have made different levels of interior improvement since original completion. Kitchens, bathrooms, flooring, HVAC equipment, appliances, fixtures, finishes, and other unit-specific components can vary even when two residences share a similar original construction date. Buyers and sellers should separate building-level characteristics from improvements that belong to the individual condominium.
All Saints District And Downtown Tallahassee Access
The community sits in the All Saints District just south of downtown Tallahassee, placing residents close to the Gaines Street corridor, Florida State University, Florida A&M University, downtown government and business activity, and central-city entertainment and dining. The practical advantage is an in-town location where many destinations are concentrated within a relatively small area.
Location should still be evaluated through the buyer’s actual routine rather than a broad downtown label. The discussion of why real estate value is hyper-local is especially relevant here because a condominium’s appeal can depend on its immediate setting, building, unit position, and nearby alternatives. Buyers can also compare all current 32301 properties for sale when deciding whether Cloisters offers the right combination of ownership style and location.
Residences, Building Character, And Unit Differences
Cloisters of All Saints includes compact one-bedroom condominiums as well as much larger multi-bedroom residences. Historical Manausa sales data show units ranging from roughly 900 to 2,450 square feet, with 1,800-square-foot residences appearing repeatedly in the record. This wide range can materially affect average sale prices and makes size-adjusted comparisons important.
Square footage alone is not enough. Buyers should compare interior condition, renovation quality, floor plan, natural light, unit position, parking rights, storage, balcony or outdoor-space rights when applicable, furnishings or personal property included in the contract, and any association restrictions that affect intended use. Those details can create meaningful differences between units in the same condominium property.
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Condominium Association, CDD, Utilities, And Ownership Considerations
Cloisters of All Saints has an active condominium association, and Kirby Management Group currently identifies Cloisters of All Saints among the associations it manages. Condominium buyers should review more than the regular assessment amount. The current budget, reserve information, master insurance, governing documents, pending or approved special assessments, maintenance responsibilities, leasing rules, pet rules, parking rights, and any lender-required condominium documentation can all affect the purchase decision.
The supplied community records identify no CDD, City of Tallahassee water and electric service, and public sewer. Buyers should confirm the exact recurring assessment and any unit-specific charges through current association-issued documents and the closing process. The mortgage calculator and affordability calculator can help organize financing, but condominium assessments, insurance, taxes, maintenance inside the unit, and possible special assessments belong in the complete ownership budget.
Schools And Address Verification
Cloisters of All Saints is assigned to Bond Elementary School, Nims Middle School, and Leon High School. Buyers should verify the assignment for the exact unit address through the Leon County Schools zone lookup before relying on it for a purchase decision because attendance boundaries can change.
Cloisters of All Saints Market Snapshot
Cloisters of All Saints is one condominium property with a limited number of annual transactions and a wide range of residence sizes. That combination can make annual averages move sharply when the mix of sold units changes. A year dominated by smaller one-bedroom residences can look very different from a year containing several 1,800-square-foot or larger sales, even before differences in condition and finishes are considered.
Cloisters of All Saints Condominium Price Trends
Average Condo Price
The price graph tracks the average completed sale price of Cloisters of All Saints condominiums over time. It is most useful as a building-level trend, not as a direct estimate for one residence. Changes in the mix of compact and larger units can move the annual average substantially, so price should always be read beside the value and size graphs.
Cloisters of All Saints Condominium Value Trends
Average Condo Value
The value graph adds a price-per-square-foot view that helps compare differently sized residences, but it still does not equal a unit-specific appraisal. Condition, floor plan, position, parking rights, included features, association obligations, and the competing condominium inventory available to buyers all influence what one residence is worth.
Cloisters of All Saints Condominium Size Trends
Average Condo Size
The size graph is particularly important at Cloisters because the recorded sales history spans roughly 900 to 2,450 square feet. If larger residences make up more of one year’s closings, average prices can rise partly because larger units sold. If smaller residences dominate, the reverse can occur. Reading size beside price and value helps keep a change in sales mix from being mistaken for a uniform change in every unit’s value.
Cloisters of All Saints Condominium Sales
Condo Sales in Cloisters of All Saints
| Address | Price | Price / SQF | Closing Date | Year Built | SQF | Sale Type |
|---|---|---|---|---|---|---|
| 415 St Francis Street | $305,000 | $339 | 2026-08-28 | 2007 | 900 | Resale |
| 415 Saint Francis Street | $305,000 | $339 | 2026-07-29 | 2007 | 900 | Resale |
| 415 Saint Francis St 127 | $400,000 | $222 | 2026-07-17 | 2007 | 1,800 | Resale |
| 415 Saint Francis Street | $530,000 | $294 | 2026-07-16 | 2007 | 1,800 | Resale |
| 415 St. Francis Street | $475,000 | $264 | 2026-05-18 | 2008 | 1,800 | Resale |
| 415 Saint Francis Street | $250,000 | $278 | 2025-08-05 | 2007 | 900 | Resale |
| 415 ST FRANCIS ST | $380,000 | $211 | 2025-06-11 | 2008 | 1,800 | Resale |
| 415 Saint Francis St 133 | $260,000 | $289 | 2025-06-10 | 2007 | 900 | Resale |
| 415 St Francis St St E 201 | $525,000 | $233 | 2025-04-28 | 2006 | 2,250 | Resale |
| 415 Saint Francis Street 122 | $465,000 | $258 | 2024-08-15 | 2007 | 1,800 | Resale |
| 415 Saint Francis Street | $345,000 | $383 | 2024-07-02 | 2010 | 900 | Resale |
| 415 ST FRANCIS ST | $345,000 | $383 | 2024-07-02 | 2010 | 900 | Resale |
| 415 Saint Francis Street | $245,000 | $272 | 2024-06-28 | 2008 | 900 | Resale |
| 415 ST FRANCIS ST | $245,000 | $272 | 2024-06-28 | 2008 | 900 | Resale |
| 415 Saint Francis Street #132 | $225,000 | $250 | 2024-06-20 | 2007 | 900 | Resale |
| 415 SAINT FRANCIS ST 131 | $215,000 | $239 | 2024-05-31 | 2007 | 900 | Resale |
| 415 Saint Francis St 114 | $225,000 | $250 | 2024-03-08 | 2007 | 900 | Resale |
| 415 St Francis St | $200,000 | $222 | 2024-03-07 | 2008 | 900 | Resale |
| 415 St Francis Street | $350,000 | $389 | 2024-01-08 | 2008 | 900 | Resale |
| 415 St Francis Street | $487,000 | $271 | 2023-12-27 | 2007 | 1,800 | Resale |
| 415 All Saints Street | $205,000 | $228 | 2023-09-21 | 2007 | 900 | Resale |
| 415 Saint Francis St 118 | $205,000 | $228 | 2023-09-16 | 2007 | 900 | Resale |
| 415 St Francis Street | $385,000 | $214 | 2023-08-31 | 2008 | 1,800 | Resale |
| 415 St Francis Street | $200,000 | $222 | 2023-08-04 | 2008 | 900 | Resale |
| 415 Saint Francis St 414 | $436,250 | $194 | 2023-08-02 | 2008 | 2,250 | Resale |
| 415 Saint Francis St 111 | $190,000 | $211 | 2023-07-12 | 2007 | 900 | Resale |
| 415 Saint Francis Street | $525,000 | $233 | 2023-05-26 | 2008 | 2,250 | Resale |
| 415 St Francis Street | $117,000 | $130 | 2023-05-20 | 2008 | 900 | Resale |
| 415 St Francis St St E 202 | $430,000 | $191 | 2023-04-17 | 2006 | 2,250 | Resale |
| 415 St. Francis Street | $430,000 | $191 | 2023-04-17 | 2006 | 2,250 | Resale |
| 415 St. Francis Street | $425,000 | $189 | 2023-03-31 | 2006 | 2,250 | Resale |
| 415 St Francis St St E 204 | $425,000 | $189 | 2023-03-30 | 2006 | 2,250 | Resale |
| 415 St Francis St St E 204 | $420,000 | $187 | 2023-02-03 | 2006 | 2,250 | Resale |
| 415 Saint Francis Street | $420,000 | $187 | 2023-02-03 | 2006 | 2,250 | Resale |
| 415 Saint Francis Street | $390,000 | $173 | 2022-10-07 | 2006 | 2,250 | Resale |
| 415 St Francis St St E 206 | $390,000 | $173 | 2022-10-07 | 2006 | 2,250 | Resale |
| 415 Saint Francis Street | $185,000 | $206 | 2022-07-12 | 2007 | 900 | Resale |
| 415 Saint Francis Street | $351,000 | $195 | 2022-05-16 | 2008 | 1,800 | Resale |
| 415 Saint Francis Street | $185,000 | $206 | 2022-05-06 | 2007 | 900 | Resale |
| 415 St Francis Street | $300,000 | $167 | 2022-04-01 | 2008 | 1,800 | Resale |
| 415 Saint Francis St 129 | $300,000 | $167 | 2022-03-31 | 2007 | 1,800 | Resale |
| 415 Saint Francis St 134 | $175,000 | $194 | 2022-03-23 | 2007 | 900 | Resale |
| 415 Saint Francis St 122 | $315,000 | $175 | 2022-03-22 | 2007 | 1,800 | Resale |
| 415 Saint Francis St 135 | $177,500 | $197 | 2022-03-03 | 2008 | 900 | Resale |
| 415 Saint Francis Street | $283,000 | $157 | 2022-02-16 | 2007 | 1,800 | Resale |
| 415 Saint Francis Street, Unit 401 | $399,500 | $178 | 2021-12-10 | 2008 | 2,250 | Resale |
| 415 St Francis Street | $290,000 | $161 | 2021-11-12 | 2008 | 1,800 | Resale |
| 415 St Francis Street | $275,000 | $153 | 2021-08-10 | 2008 | 1,800 | Resale |
| 415 St Francis Street | $169,000 | $188 | 2021-07-30 | 2008 | 900 | Resale |
| 415 Saint Francis St 139 | $180,000 | $200 | 2021-06-22 | 2008 | 900 | Resale |
| 415 Saint Francis St 115 | $189,000 | $210 | 2021-05-19 | 2007 | 900 | Resale |
| 415 St. Francis Street | $175,900 | $195 | 2021-05-10 | 2008 | 900 | Resale |
| 415 Saint Francis Street | $158,000 | $176 | 2021-04-30 | 2007 | 900 | Resale |
| 415 St Francis Street | $149,000 | $166 | 2021-03-02 | 2007 | 900 | Resale |
| 415 Saint Francis Street | $264,000 | $147 | 2020-12-29 | 2007 | 1,800 | Resale |
| 415 St Francis Street | $262,000 | $146 | 2020-12-10 | 2008 | 1,800 | Resale |
| 415 St Francis Street | $329,900 | $147 | 2020-11-23 | 2006 | 2,250 | Resale |
| 415 St. Francis Street | $320,000 | $142 | 2020-11-06 | 2006 | 2,250 | Resale |
| 415 Saint Francis St 114 | $165,000 | $183 | 2020-10-09 | 2007 | 900 | Resale |
| 415 Saint Francis Street | $155,500 | $173 | 2020-06-12 | 2007 | 900 | Resale |
| 415 St Francis Street | $164,500 | $183 | 2020-01-08 | 2007 | 900 | Resale |
| 415 E Saint Francis St 128 | $266,000 | $148 | 2019-08-26 | 2007 | 1,800 | Resale |
| 415 Saint Francis Street Unit 204 | $305,000 | $136 | 2019-08-01 | 2006 | 2,250 | Resale |
| 415 St Francis St St E 204 | $305,000 | $136 | 2019-07-30 | 2006 | 2,250 | Resale |
| 415 St Francis St St E 205 | $300,000 | $133 | 2019-07-26 | 2007 | 2,250 | Resale |
| 415 E Saint Francis St 136 | $151,000 | $168 | 2019-06-28 | 2007 | 900 | Resale |
| 415 Saint Francis Street #132 | $162,000 | $180 | 2019-05-30 | 2007 | 900 | Resale |
| 415 E Saint Francis St 111 | $145,000 | $161 | 2019-03-27 | 2007 | 900 | Resale |
| 415 E Saint Francis St 114 | $140,000 | $156 | 2019-02-12 | 2007 | 900 | Resale |
| 415 St. Francis St #137 | $143,000 | $159 | 2018-08-13 | 2007 | 900 | Resale |
| 415 St Francis #112 Street | $135,000 | $150 | 2018-06-29 | 2007 | 900 | Resale |
| 415 St Francis #205 Street | $385,000 | $171 | 2018-04-12 | 2006 | 2,250 | Resale |
| 415 St Francis #132 Street | $135,000 | $150 | 2018-02-23 | 2007 | 900 | Resale |
| 415 St Francis #403 Street | $439,000 | $195 | 2018-02-06 | 2008 | 2,250 | Resale |
| 415 St Francis Street | $242,000 | $134 | 2017-12-29 | 2007 | 1,800 | Resale |
| 415 St Francis Street | $260,000 | $144 | 2017-03-15 | 2007 | 1,800 | Resale |
| 415 St Francis St | $135,000 | $150 | 2017-02-10 | 2007 | 900 | Resale |
| 415 St Francis St | $138,000 | $153 | 2016-08-22 | 2007 | 900 | Resale |
| 415-2 St. Francis #306 | $142,000 | $158 | 2016-07-22 | 2008 | 900 | Resale |
| 415 St. Francis Street | $140,000 | $156 | 2016-07-01 | 2008 | 900 | Resale |
| 415 St Francis St | $262,500 | $146 | 2016-06-27 | 2007 | 1,800 | Resale |
| 415 St. Francis Street | $135,500 | $151 | 2016-06-03 | 2008 | 900 | Resale |
| 415 St. Francis Street #203 | $345,000 | $153 | 2016-05-31 | 2006 | 2,250 | Resale |
| 415 St. Francis Street | $250,000 | $139 | 2016-03-25 | 2007 | 1,800 | Resale |
| 415 St Francis | $235,000 | $131 | 2015-09-10 | 2007 | 1,800 | Resale |
| 415 St. Francis Street | $290,000 | $129 | 2015-06-26 | 2008 | 2,250 | Resale |
| 415 St Francis St | $235,000 | $104 | 2014-10-23 | 2006 | 2,250 | Resale |
| 415 St Francis St | $95,200 | $106 | 2014-08-22 | 2007 | 900 | Resale |
| 415 St Francis St | $92,500 | $103 | 2014-02-21 | 2007 | 900 | Resale |
| 415 St Francis St | $198,600 | $110 | 2013-07-26 | 2008 | 1,800 | Resale |
The sales table provides the property-level evidence behind the graphs. Buyers and sellers can compare closing dates, sale prices, living area, year built, and sale type, then narrow the set to the residences most similar to the subject unit. Because a small condominium market can have limited turnover, the explanation of how real estate market time can be distorted is also useful when judging how quickly a particular unit should sell.
The building-level history establishes context, but the next decision is always unit-specific. Buyers should combine the most comparable Cloisters sales with current competing condominiums, the residence’s condition and layout, association obligations, financing requirements, and the features attached to that exact unit.
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Buying A Home In Cloisters of All Saints
A Cloisters buyer is purchasing both an individual residence and an interest in a condominium association. Due diligence therefore has two tracks. The first examines the unit itself, including condition, systems, finishes, included personal property, parking and storage rights, and the suitability of the floor plan. The second examines the association, including assessments, reserves, insurance, governing documents, maintenance responsibilities, restrictions, and any pending financial obligations.
That broader review helps prevent a buyer from focusing only on the interior finishes or purchase price. Manausa’s guidance on avoiding buyer’s remorse through planning and a defined budget fits condominium buying particularly well because the monthly payment is only one part of the ownership cost. Buyers can also review the Tallahassee buying resources and use the Home Finder to compare Cloisters with other downtown and central-city options.
Selling A Home In Cloisters of All Saints
Cloisters sellers compete on more than square footage. A strong listing should make the unit’s floor plan, renovations, light, finishes, parking rights, storage, outdoor space when applicable, included furnishings, and association context easy for a buyer to understand. Because unit sizes vary widely within the property, the closest comparable sales should receive more weight than a broad building average.
Marketing also needs to reach the buyer who specifically wants this type of in-town condominium. The guide to targeted advertising for a home sale explains why reaching likely buyers matters more than raw exposure, while the discussion of visual marketing and targeted online exposure reinforces the value of presenting a condominium’s interior and layout clearly before a showing.
Owners can request a home evaluation, review the Manausa marketing plan, and use the home-selling guide to prepare the unit, establish a supported price, launch the listing, negotiate offers, and move toward closing.
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Nearby Neighborhoods
Buyers comparing Cloisters of All Saints can also explore these downtown, central Tallahassee, and nearby in-town communities:
- Plaza Tower
- The Tennyson
- Tallahassee Center
- Glenview Place
- Woodland Drives
- Indian Head Acres & Lehigh
- Betton
- Waverly Hills
- Parkside
- Town N Country Park
Cloisters of All Saints FAQs
Where is Cloisters of All Saints in Tallahassee?
Cloisters of All Saints is at 415 Saint Francis Street in Tallahassee’s All Saints District, in the 32301 ZIP Code just south of downtown.
Is Cloisters of All Saints a condominium?
Yes. Cloisters of All Saints is a condominium property. Owners purchase individual residences and share responsibilities and expenses through the condominium association.
How much are the condominium assessments?
The current assessment should be verified for the exact unit through current association-issued documents and the closing process. Buyers should also review the current budget, reserves, insurance information, special-assessment status, and the services covered by the regular assessment rather than comparing the fee in isolation.
Does Cloisters of All Saints have a CDD?
No. The supplied community records identify no Community Development District.
What utilities serve Cloisters of All Saints?
The supplied community records identify City of Tallahassee water and electric service and public sewer. Buyers should verify how utilities are billed and which services, if any, are included in the condominium assessment for the exact unit.
How large are Cloisters of All Saints condominiums?
Recorded sales range from roughly 900 to 2,450 square feet. The history includes compact one-bedroom residences, recurring 1,800-square-foot units, and larger multi-bedroom condominiums, so buyers should compare similar layouts and sizes whenever possible.
Which public schools are assigned to Cloisters of All Saints?
The assigned public schools are Bond Elementary School, Nims Middle School, and Leon High School. Buyers should verify the exact unit address through Leon County Schools because attendance boundaries can change.
What should buyers review before purchasing a condominium here?
Review the individual unit, the association’s current financial and governing documents, regular and special assessments, reserves, master insurance, maintenance responsibilities, parking and storage rights, leasing and pet restrictions, financing requirements, and the most comparable recent unit sales. A condominium purchase is both a residence decision and an association decision.
We Are Here To Help
If you are buying, selling, or evaluating a condominium in Cloisters of All Saints, the Joe Manausa Team at Xcellence Realty can help you compare unit-level sales, association obligations, current competition, and the details that matter to an informed decision.
When moving to, in, or from Tallahassee, you will fare better if you work with a local expert. We are here to help. If you have further questions on the Tallahassee real estate market, you can leave a comment below, give us a call at (850) 366-8917, or drop us a note and we’ll give you the local information needed to ensure a successful, smooth transaction.
As a local born and raised in Tallahassee with a focus on customer service, I promise you’ll find great success when working with the Joe Manausa Team at Xcellence Realty, just as have our past customers. You can read thousands of their reviews reported on Google, Facebook and Zillow right here: Real Estate Agent Reviews Tallahassee.
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