Cordova Palms vs Stokes Landing
Two St. Johns communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-02.
| Metric | Cordova Palms | Stokes Landing |
|---|---|---|
| Median sale price | $420K | $274K |
| Price per sq ft | $189 | $220 |
| Avg days on market | 63 days | 63 days |
| Months of supply | 3.0 mo | 1.7 mo |
| Market | Balanced Market | Balanced Market |
| 1-year price change | +1% | +0% |
| Recent closings | 89 | 63 |
The verdict
Cordova Palms carries the higher median price — about 53% above Stokes Landing. Stokes Landing is the tighter market on inventory (1.7 months of supply).
Where each one is
Cordova Palms and Stokes Landing are about a mile apart (straight-line, center to center) and share St. Johns County.
| Cordova Palms | Stokes Landing | |
|---|---|---|
| County | St. Johns County, FL | St. Johns County, FL |
| City / area | St. Augustine | St. Augustine |
| ZIP | 32095 | 32095 |
| Straight-line to downtown Jacksonville | 29 mi | 29 mi |
| Nearest Atlantic beach | 5 mi, South Ponte Vedra Beach | 4 mi, South Ponte Vedra Beach |
| FEMA flood zones (sampled parcels) | not enough parcels sampled | 93% of 15 homes outside a flood zone (Zone X) |
Distances are straight-line; driving distance is usually 15 to 30 percent more. Flood-zone shares come from FEMA flood maps matched to sampled parcels; always check the exact address before you close.
What is for sale today
| Cordova Palms | Stokes Landing | |
|---|---|---|
| Homes for sale now | 22 | 9 |
| Under contract | 7 | 2 |
| Asking prices today | $345K to $500K | $235K to $282K |
| Listed in the last 7 days | 17 | 4 |
| Property types listed | Single Family Residence | Single Family Residence, Townhouse |
Live MLS counts, refreshed with every listing pull. Browse them: Cordova Palms homes for sale · Stokes Landing homes for sale.
The homes themselves
| Cordova Palms | Stokes Landing | |
|---|---|---|
| Homes (parcels) | 48 | 116 |
| Built | 2024–2024 (median 2024) | 2024–2024 (median 2024) |
| Typical living area | 2,463 sq ft | 1,426 sq ft |
| Homesteaded (owner-occupied) share | 56% | 19% |
| Vacant lots | 0 | 139 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Cordova Palms median | Stokes Landing median |
|---|---|---|
| 2024 | $425K (135 sales) | $256K (69 sales) |
| 2025 | $425K (100 sales) | $255K (74 sales) |
| 2026 | $420K (90 sales) | $260K (64 sales) |
Since 2024, Cordova Palms's median sale price is -1% and Stokes Landing's is +2% — Stokes Landing has appreciated faster over that stretch.
How each one trades
| Cordova Palms | Stokes Landing | |
|---|---|---|
| Sale-to-original-list | 95.9% | 97.0% |
| New-construction share of sales | 91% | 95% |
| Typical sold home | 2,201 sq ft | 1,308 sq ft |
Last 12 months of recorded closings; sale-to-original-list is the share of the first asking price sellers actually got.
Schools the listings are zoned for
| Cordova Palms | Stokes Landing | |
|---|---|---|
| Elementary | Crookshank | Palencia |
| Middle | Sebastian | Pacetti Bay |
| High school | St. Augustine | Allen D. Nease |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Which one fits
On budget alone, Stokes Landing is the lower entry point (median $274K vs $420K).
Neither number set decides it: drive both on a weekday evening, check the HOA documents and the flood zone for the exact street, and price the insurance before you write an offer. A Momentum agent who works both communities can pull the comparable sales for any two specific homes.
Questions people ask
Is Cordova Palms more expensive than Stokes Landing?
Yes, on recent sales: the median sale price in Cordova Palms is $420,000 versus $274,000 in Stokes Landing, about 53% higher.
How far apart are Cordova Palms and Stokes Landing?
About a mile straight-line, center to center, both in St. Johns County; driving distance is usually 15 to 30 percent more.
Which has bigger homes?
Cordova Palms. The typical home there is 2,463 sq ft of living area, versus 1,426 sq ft in Stokes Landing.
Which has appreciated more, Cordova Palms or Stokes Landing?
From 2024 to 2026 the median sale price rose -1% in Cordova Palms and 2% in Stokes Landing (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Stokes Landing — sellers there received 97.0% of the original list price over the last 12 months versus 95.9% in Cordova Palms.
What high schools serve Cordova Palms and Stokes Landing?
Listings in Cordova Palms most often report St. Augustine; listings in Stokes Landing report Allen D. Nease. Zoning is set by the district and can change - verify by address.
Go deeper on each: Cordova Palms homes, photos & schools · Stokes Landing homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.