Single Family Residence in Old Ponte Vedra Bch, Ponte Vedra Beach · No CDD
Old Ponte Vedra Bch · Ponte Vedra Beach, FL 32082 · St. Johns
Listing data updated September 12, 2026 · refreshed twice daily
5Bedrooms
5.5Bathrooms
5,701Sq Ft
1989Year Built
$1083Per Sq Ft
Private pool2-car garageNo CDD5 bedrooms
Momentum Research: independent market analysis, flood data, insurance estimates, buyer leverage, and objective property scoring, alongside the MLS listing. Not just the listing sheet.
3% above
$/sq ft vs community
$1083 here vs $1050 median sold (12 mo)
Buyer leverage
Seller-leaning
26 days on market
4.2 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
$27k–$56k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
Above 1 of 1
Price vs recent sales
Asking $6.17M tops 1 of the last 1 closed sales; also one of the largest homes here at 5,701 sq ft
As of September 12, 2026, 23 POINCIANA Way in Old Ponte Vedra Bch, Ponte Vedra Beach is listed at $6,175,000 (5,701 sq ft, about $1,083 per sq ft). That is 28% above Old Ponte Vedra Bch's median closed sale of $4,837,500 over the last 12 months (50 recorded sales). It has been 26 days on market. Listing facts: built in 1989, a private pool, no HOA. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 1989 · 37 yrs
5,701 sq ft of living area
2-car garage
26 days on market
HOA ~$50/mo (estimate; confirm)
Golf course communitySchool district: Nocatee 32081 School District St. Johns County SchoolCommunity built 1949–2027Winn-Dixie · 6 min driveBird Island Park · 6 min driveMerchants Plaza · 7 min drive
Momentum Research · Ponte Vedra Beach
Pricing & the Ponte Vedra Beach market
How this home is priced against recent nearby sales, and where Ponte Vedra Beach has been over 25 years. Momentum Research analysis of realMLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
Price vs. size in Ponte Vedra Beach
Each dot is a closed sale since 2001 (891 total). This home is the gold marker.
Sale price (y) by living area in sq ft (x). realMLS closed sales.
Median $/sq ft by year
Community sold $/sq ft, 2012–2026. This home lists at $1083/sq ft.
Median sale price by year
12-month median closed price, 2012–2026.
Market Heat by year (0–100)
Momentum Market Heat, 2013–2026. Now 62 (hot).
Property timeline
This home’s history
1989BuiltPer public record
Aug 17, 2026First trackedObserved at $6,175,000
NowActiveCurrently for sale
Build year is from public record. Listing milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Financing
Estimated monthly payment
$39,769/mo
Principal & interest $32,074/mo81%
Taxes $4,425/mo11%
Insurance $3,220/mo8%
HOA $50/mo0%
$39,769/mo at 20% down, 30-yr @ 6.76% · edit any field to update.
Estimated from today’s asking price and current St. Johns County tax rates.
⚠️
Many first-time Florida buyers are surprised when property taxes jump after closing. This estimate helps you budget before you make an offer.
Current owner pays $30,675/yr ($2,556/mo)
+$51,825 more each year
(+169%)
Most of this comes from Florida’s Save Our Homes assessment cap resetting when the home sells — the current owner’s protected assessment doesn’t transfer to a new buyer.
🛡️
Current ownerProtected by Save Our Homes
🔄
Home sellsResets the January after
🧾
Buyer paysBased on purchase price
$418,665
Save Our Homes benefit
The current owner’s protected taxable value sits this much below market — which is why today’s bill is lower than a new buyer’s.
Sources: Florida DOR certified tax roll (2025), realMLS. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill.
Momentum Scores
Momentum Property Score
44/100
Strongest on: Pricing power (80), Market liquidity (58)
0 limited50100 exceptional
44/100 is below average across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Price vs area42
This home $1083/sq ft vs the community 12-month median $1050/sq ft.
Affordability4
List price $6,175,000 vs the community median $4,837,500. Not a measure of personal affordability.
Market liquidity58
Community median 43 days on market, ~4.2 months of supply (12-month record).
Renovation upside42
From a 1989 build and $1083/sq ft vs the community median $1050/sq ft. Not a condition assessment.
Pricing power80
Recent sales closed at about 92.0% of original asking (~8.0% below). More room below asking generally favors buyers.
Market timing38
Momentum Market Heat is 62/100 (hot). Cooler readings generally favor buyers; hotter readings favor sellers.
Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent nearby sales. They are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
Momentum Research
The Momentum read
🟠 Seller-leaning conditions around this listing. 4.2 months of supply in the surrounding market and 26 days on market for this home, against a 43-day area median.Days on market:this home 26Area median: 43 daysWhy it matters: above-median time on market, together with the level of supply, is a clear sign of how much leverage sits with buyers.Momentum Research interpretation of the MLS facts in the snapshot above. Source: Data provided by realMLS. As of September 10, 2026.
🟡 Asking $1083 per square foot, about 3% above the community’s $1050 median. Ponte Vedra Beach’s 12-month median sold price per square foot is $1050. Median sold price per square foot is up 36.4% year over year. Confidence: Very High · 50 closed sales in 12 monthsMLS facts: realMLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
Recent Ponte Vedra Beach sales closed near 92.0% of original asking.Why it matters: the community’s own record shows how far opening prices typically move, and how often buyers compete without financing.Momentum Research analysis of realMLS records, community-level, 12 months ending September 10, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: a golf-course community, one of only 17 active listings in Ponte Vedra Beach, no CDD assessment.
Updated September 12, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Listing description
About this home
Taken to the studs and artfully rebuilt in 2022-2023, this 5BR/5.5BA Old Ponte Vedra residence offers 5,701 SF on a private lagoon with its own dock. Inspired by the enduring character of French and English country homes, the interiors feel collected over time: original doors from the Lodge & Club, antique Belgian doors, Duchateau wide-plank floors, checkerboard marble, graceful arches and layered millwork. Calacatta Viola, Caldia and Oro marble appear throughout, while custom Underwood cabinetry is finished with Armac Martin hardware and brass mesh.
The oversized kitchen centers on a La Cornue range, complemented by Miele, Thermador and Fisher & Paykel appliances. The first-floor primary suite opens to the lanai, firepit and serene water views. Lighting by Ralph Lauren, Kelly Wearstler and Arteriors and wallcoverings by Thibaut and Isidore Leroy add the final touches.
Cedar shake roof, elongated pool and spa, covered entertaining spaces and waterfront gazebo complete this rare offer.
Description provided by KELLER WILLIAMS REALTY ATLANTIC PARTNERS and reproduced from the MLS; not independently verified.
Property facts & sources
Every fact, sourced
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
List price$6,175,000
Bed / bath5 / 5.5
Living area5,701 sq ft
Year built1989
Property typeSingle Family Residence
Garage2-car
PoolYes
MLS #2160238
Listing status26 days on market
Public records & third-party data
FEMA flood zoneNot verified — check msc.fema.gov
Ground elevation~10 ft
Windstorm exposureModerate
CountySt. Johns
Area listings17 active · 5 under contract
Estimated first-year tax~$53,105/yr
CDD assessmentNone on record
HOA (estimate)$50/mo
Calculated estimates
Price per sq ft$1083
Estimated monthly payment$39,769
Insurance (illustrative)$27k–$56k/yr
Comparable-sales median$4,837,500
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
This is a deliberately dumb estimate — living area times a range of recent neighborhood $/sq ft, and nothing else. It is not an appraisal, not market value, and not a valuation of this home. Even a tight range from comparable sales can’t price a specific home — here’s why.
$5,267,724the mess$6,704,376
Actual list price: $6,175,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 27% spread on the same house — and that gap is exactly what an automated guess can't see:
Condition & updates — a 1989 home may have had its roof, kitchen, or HVAC replaced since, or not; sq ft can't see either.
The lot & views — a premium golf, water, or preserve lot vs. a road-facing one: same sq ft, very different price.
Outliers skew it — one flip or distressed sale in the comps drags the whole $/sq ft up or down.
Carrying costs & concessions — CDD, HOA, insurance, and seller-paid buydowns change what a buyer actually pays.
The pool — a private pool carries cost and value that living area doesn't capture.
And here's what the live market is doing — which the number above ignores entirely:
This home: 26 days on market vs. a 43-day community median
18 active listings competing, 4 under contract
≈4.2 months of supply
48 closed here in the last 12 months
For reference, this home is listed at $6,175,000 ($1,083/sq ft) — a number set with analysis a Messtimate can't do.
Want a property-specific review from a licensed agent? A Momentum Realty agent will do a real, free comparative market analysis — walking the home, the lot, the condition, and the live market. That's the difference between a Messtimate and a valuation.
Methodology: 5,701 sq ft × $924–$1,176/sq ft from recent nearby closed sales (public records). Estimate for general information only; not an appraisal, valuation, or offer. Updated September 12, 2026.
Keep looking
Similar homes for sale near Old Ponte Vedra Bch
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Listed for $6,175,000Momentum Realty · on market 26 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
Estimated ownership costs
Estimated costs & disclosures
Estimated ownership costs for general information. Confirm each with the county, your lender, and an insurer. See data & estimate notes.
Property tax (first-year est.)
~$53,105/yr
A rough first-year estimate only, applying a typical St. Johns rate to the list price before any exemptions. Florida bills vary substantially after reassessment, homestead and other exemptions, and local taxing districts — this is not your expected bill. Confirm with the county property appraiser.
CDD assessment
None
No CDD assessment on record for this community.
Insurance (illustrative range)
$27k–$56k/yr
An illustrative modeled range, not based on carrier underwriting and not a quote. Florida premiums vary significantly by roof age, wind-mitigation features, claims history, and carrier — a real quote can land well outside this range. Flood zone not verified for this address — check msc.fema.gov and confirm coverage. Get a quote from a licensed insurer before relying on any figure.
HOA
$50/mo
Covers the master association & common areas. Confirm exact dues and what they include.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Not verified
Not yet verified for this address. Look up the parcel at msc.fema.gov before relying on any flood assumption.
Ground elevation
~10 ft
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
This is a coastal Florida county. Premiums and coverage vary by home; obtain a quote from a licensed insurer.
Connectivity
Internet & broadband
Fiber
Check availability
AT&T Fiber covers much of NE Florida; confirm availability at the address.
Cable
Likely
Xfinity/Spectrum cable broadband is widely available.
5G Home
Backup
T-Mobile / Verizon fixed-wireless as a backup option.
Seen enough photos?
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Listed by KELLER WILLIAMS REALTY ATLANTIC PARTNERS · MLS # 2160238
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Market data · public records
Recent sales activity in Old Ponte Vedra Bch
Recent comparable closed sales near this home, from public records. Summary figures are for general reference only and are not a valuation of this property. See the Old Ponte Vedra Bch neighborhood guide for more.
Comparable sales found
0
Recent nearby closings in the data set.
Community median sale price
$4,837,500
Canonical 12-month median closed price. Reference only.
Community median $/sq ft
$1050
Canonical 12-month median $/sq ft. Reference only.
Go deeper on Old Ponte Vedra Bch
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Sep 2026 · Market
A newly built six bedroom Ponte Vedra Beach home closes for more than 11.68 million dollars
A Ponte Vedra Beach home built in 2026 and marketed in a modern French country style sold for more than 11.68 million dollars, according to property records and listings reviewed by the Jacksonville Daily Record. The six bedroom house sits a short distance from the ocean and includes a three car garage.
Why it matters: An eight figure closing on new construction may reinforce the ceiling for oceanside Ponte Vedra Beach pricing, though single trophy sales rarely move the broader median.
County approves an Our Lady Star of the Sea campus consolidation in Ponte Vedra Beach
The St. Johns County Commission voted 5 to 0 on September 1 to approve renovations at the Our Lady Star of the Sea Catholic Church campus in Ponte Vedra Beach. The plan replaces aging buildings with a consolidated early learning and administrative facility and raises the campus maximum development entitlement from 62,779 to 78,800 square feet.
Why it matters: Institutional campus updates like this tend to be neutral to positive for nearby resale activity because they modernize existing uses rather than add new traffic generators.
Large Davis family tract across the Intracoastal starts down a new approval path
The Davis family, through BR4700 LLC, filed for Agricultural Enclave certification on 4,462 acres bordered on the east by the Intracoastal Waterway, with Palm Valley and Ponte Vedra Beach beyond it. The family's Nocatee development abuts the property to the south and its Estuary PUD sits to the west across the Duval line. The filing relies on a new state law effective July 1 that streamlines residential review on certified agricultural land.
Why it matters: Any eventual buildout on a tract this size next to existing Ponte Vedra area development could influence long run traffic and land use patterns, though certification alone does not entitle any homes.
County completes 1.6 million dollar upgrade at Plantation Water Treatment Plant
The St. Johns County Utility Department finished a 1,624,350 dollar capital project at the Plantation Water Treatment Plant in Ponte Vedra Beach, replacing a 40 year old aerator structure with a reinforced concrete facility and a corrosion resistant aluminum aerator. The plant stayed in service through construction with only brief planned outages.
Why it matters: Proactive replacement of aging water infrastructure may support long term utility reliability for Ponte Vedra Beach properties.
Approximate driving times to verified nearby destinations. Estimates for general reference; actual times vary with traffic and route.
Groceries
Winn-Dixie 6 min
Dining
The Boathouse Ponte Vedra 8 min
Shopping
Merchants Plaza 7 min
Parks
Bird Island Park 6 min
Assigned schools
Assigned schools
Schools currently assigned to this address in St. Johns County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
Ponte Vedra RawlingsAssigned elementary school · St. Johns County School District
GRADEA
Alice B. LandrumAssigned middle school · St. Johns County School District · Grade A (Florida DOE 2025-26)
GRADEA
Ponte VedraAssigned high school · St. Johns County School District · Grade A (Florida DOE 2025-26)
Assigned schools per the MLS listing — assignments can change; confirm current zoning with the district. Browse school-zone pages →
How it stacks up
Comparable recent sales
Recent closed sales nearby, with photos, so you can compare. Sold prices are public record, deemed reliable but not guaranteed.
No closely comparable recent sales were found in this data set.
If you rent it out
Investment snapshot
Objective rental and cash-flow estimates for a buyer weighing this as an investment. Rough figures for general information only — not a guarantee of rent, an appraisal, or investment advice. Verify independently.
Estimated rent$28,302 – $41,167/moa rough gross-rent-yield range on list price (comp-based estimate coming).
Estimated cap rate4.6%Net operating income ÷ list price; excludes financing.
Est. monthly cash flow−$12,293 – −$714At 25% down, 30-yr; after a 10% vacancy/maintenance/management reserve.
Before you decide
Buyer research checklist
Items worth confirming for 23 POINCIANA Way, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 1989 (37 years): ask for the roof and HVAC replacement dates — insurers commonly ask for roof age on homes this old, and it changes the premium.
The listing reports no HOA: confirm with the county record that no deed restrictions or mandatory association apply to this parcel.
Look up the parcel on FEMA's Flood Map Service Center and confirm with your insurer whether flood insurance is required.
Get a homeowners insurance quote for this specific address in St. Johns County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
Private pool: confirm the barrier or alarm meets the state residential pool safety code and ask for pump, heater, and resurfacing records.
Listed living area is 5,701 sq ft: verify it against the property appraiser's record and measure before relying on it.
Order a survey to confirm lot boundaries and easements.
Review permit history with the county.
Property taxes: the estimate on this page (about $53,105/yr) assumes reassessment at the list price; the seller's homestead cap does not transfer, so their current bill is not a guide.
School zoning shown here comes from district data and changes; confirm the assigned schools directly with the district before relying on them.
Nearby & commute
Approximate distances
Approximate drive times for general reference only.
City
Ponte Vedra Beach
Groceries, dining, and parks for this city — see the city guide.
realMLS, refreshed twice daily (last: September 12, 2026)
Community market stats
realMLS closed sales, as of September 10, 2026
Flood zone & elevation
Not verified for this address — look it up at msc.fema.gov
Taxes & monthly cost
Estimated from county rates; not a quote
Insurance figure
Modeled estimate; obtain a real quote before offering
Schools
2025-26 district assignments; verify with the district
Momentum Research lines are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Answered before you ask
Frequently asked questions
How big is 23 POINCIANA Way and when was it built?
Per the listing record, 23 POINCIANA Way was built in 1989 and has 5,701 sq ft of living area, 5 bedrooms and 5.5 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 23 POINCIANA Way in?
23 POINCIANA Way is in Old Ponte Vedra Bch in Ponte Vedra Beach, St. Johns County. The community section on this page shows recent closed sales, days on market, and active inventory for Old Ponte Vedra Bch from the same MLS data.
Does 23 POINCIANA Way have an HOA?
The listing reports no HOA. Confirm with the county record that no deed restrictions or mandatory association apply to the parcel.
Why might property taxes on 23 POINCIANA Way differ from the current owner's?
The estimate on this page (about $53,105 per year) assumes reassessment at the list price. Florida's Save Our Homes rule caps annual assessment increases for homesteaded owners, and the assessment resets after a sale, so a new owner's bill may differ from the seller's. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 23 POINCIANA Way in a flood zone?
A flood designation has not been verified for this address. Look up the parcel on FEMA's Flood Map Service Center (msc.fema.gov) and confirm with your insurer.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
Ready when you are
See 23 POINCIANA Way in person
Private tours available 7 days a week, in person or by live video walkthrough. Request a tour or send a question and a licensed Momentum Realty agent will follow up.
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply a typical county millage rate to the list price and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email and we will review and correct or remove it promptly.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
Sold price and details are from public records and the MLS, deemed reliable but not guaranteed. Shown for comparison only — not an appraisal or a statement of this home's value.
