Momentum Research: independent market analysis, flood data, insurance estimates, buyer leverage, and objective property scoring, alongside the MLS listing. Not just the listing sheet.
11% above
$/sq ft vs community
$505 here vs $454 median sold (12 mo)
Buyer leverage
Seller-leaning
1 days on market
3.4 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
$6k–$12k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
Above 6 of 7
Price vs recent sales
Asking $2.50M tops 6 of the last 7 closed sales; also one of the largest homes here at 4,939 sq ft
As of September 11, 2026, 99 ESTUARY Cove in Marsh Harbor, Ponte Vedra is listed at $2,495,000 (4,939 sq ft, about $505 per sq ft). That is 20% above Marsh Harbor's median closed sale of $2,078,541 over the last 12 months (7 recorded sales). Per square foot it is above the community's recent $454/sq ft by about 11%. It came to market within the past week. Listing facts: new construction, waterfront, HOA dues of $214/mo. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
New construction — built 2026
4,939 sq ft of living area
3-car garage
Listed at $2,495,000 — recent neighborhood median sale price ~$2,078,541 (nearby sales; deemed reliable, not an appraisal)
New to market
HOA $214/mo (per listing)
School district: CDD No CDD Schools St. Johns County SchoolsCommunity built 2004–2026Nocatee Farmers' Market · 9 min driveBluewater Bar & Grill · 10 min driveCrosswater Park at Nocatee · 11 min drive
Momentum Research · Marsh Harbor
Pricing & the Marsh Harbor market
How this home is priced against recent nearby sales, and where Marsh Harbor has been over 25 years. Momentum Research analysis of realMLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
This home’s $/sq ft vs. nearby sales
List $/sq ft against recent nearby closed sales; the community median is marked.
Price vs. size in Marsh Harbor
Each dot is a closed sale since 2004 (105 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 $505/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 88 (hot).
Property timeline
This home’s history
2026BuiltPer public record
Sep 11, 2026First trackedObserved at $2,495,000
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
$15,550/mo
Principal & interest $12,893/mo83%
Taxes $1,788/mo11%
Insurance $655/mo4%
HOA $214/mo1%
$15,550/mo at 20% down, 30-yr @ 6.71% · edit any field to update.
Strongest on: Market liquidity (75), Pricing power (42)
0 limited50100 exceptional
30/100 is limited 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 area22
This home $505/sq ft vs the community 12-month median $454/sq ft.
Affordability17
List price $2,495,000 vs the community median $2,078,541. Not a measure of personal affordability.
Market liquidity75
Community median 11 days on market, ~3.4 months of supply (12-month record).
Renovation upside10
From a 2026 build and $505/sq ft vs the community median $454/sq ft. Not a condition assessment.
Pricing power42
Recent sales closed at about 99.7% of original asking (~0.3% below). More room below asking generally favors buyers.
Market timing12
Momentum Market Heat is 88/100 (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. 3.4 months of supply in the surrounding market and 1 days on market for this home, against a 11-day area median.Days on market:this home 1Area median: 11 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 $505 per square foot, about 11% above the community’s $454 median. Marsh Harbor’s 12-month median sold price per square foot is $454. Median sold price per square foot is up 98.0% year over year. Confidence: Low · 7 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 Marsh Harbor sales closed near 99.7% 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: one of only 2 active listings in Marsh Harbor, no CDD assessment.
Updated September 11, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Listing description
About this home
Brand-new construction in Marsh Harbor with stunning tidal creek, marsh and Intracoastal views! This thoughtfully designed home offers 5 bedrooms, 5.5 baths, office, bonus room, private multi-generational suite and 3-car garage. The dramatic two-story great room features expansive windows capturing the views and opens to a covered lanai and spacious backyard with plenty of room for a pool.
The first-floor primary suite showcases beautiful marsh and ICW views, tray ceiling, and spa-inspired bath with expansive shower. The gourmet kitchen features a large center island, butler's pantry and top-of-the-line JennAir appliances. A private multi-generational suite offers flexibility for guests or extended family.
Upstairs features a large bonus room and 3 additional bedrooms. A rare opportunity for brand-new construction with incredible views in Marsh Harbor, zoned for Ponte Vedra High School. Multi-Gen Suite Chef's Kitchen with: Designer Tile Backsplash Stacked Cabinets Quartz Countertops 42" Built-in JennAir Refrigerator 48" Gas JennAir Rangetop with built-in heat lamp JennAir Double Oven Kohler Faucet Kohler Vault single sink basin Butlers Pantry with wine chiller Engineered Wood Flooring Elegant Stairwell with wood stair treads Epoxy Garage Floor Coating Pool Prep Package Fireplace 42" Monessen with floor to ceiling tile & large wood mantle Primary Bath features double shower heads, frameless shower & soaking tub Recessed shower niches Upgraded/Custom Light Fixtures Gas lines for pool, summer kitchen, fireplace, etc.
Description provided by PONTE VEDRA CLUB REALTY, INC. 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$2,495,000
Bed / bath5 / 5.5
Living area4,939 sq ft
Year built2026
Property typeSingle Family Residence
Garage3-car
MLS #2164269
Listing statusNew — 1 day on market
Public records & third-party data
FEMA flood zoneNot verified — check msc.fema.gov
Windstorm exposureModerate
CountySt. Johns
Area listings2 active · 2 under contract
Estimated first-year tax~$21,457/yr
CDD assessmentNone on record
HOA (per listing)$214/mo
Calculated estimates
Price per sq ft$505
Estimated monthly payment$15,550
Insurance (illustrative)$6k–$12k/yr
Messtimate range$1,842,247 – $2,484,317
Comparable-sales median$2,078,541
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.
$1,842,247the mess$2,484,317
Actual list price: $2,495,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 35% spread on the same house — and that gap is exactly what an automated guess can't see:
Condition & finishes — as new construction, builder upgrades and finish level aren't in a sq ft number.
The lot — this listing is waterfront; water frontage is priced far off a per-sq-ft average of the neighborhood.
Outliers skew it — the band above comes from 6 nearby sales; one flip or distressed sale moves the whole $/sq ft.
Carrying costs & concessions — this home carries HOA dues of $214/mo; with insurance and any seller-paid buydown, that changes what a buyer actually pays, and a sq ft estimate ignores all of it.
And here's what the live market is doing — which the number above ignores entirely:
This home: 1 days on market vs. a 11-day community median
3 active listings competing, 2 under contract
≈3.4 months of supply
7 closed here in the last 12 months
For reference, this home is listed at $2,495,000 ($505/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: 4,939 sq ft × $373–$503/sq ft from recent nearby closed sales (public records). Estimate for general information only; not an appraisal, valuation, or offer. Updated September 11, 2026.
Keep looking
Similar homes for sale near Marsh Harbor
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 $2,495,000Momentum Realty · on market 1 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.)
~$21,457/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)
$6k–$12k/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
$214/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
Not on record
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?
Want to see 99 ESTUARY Cove?
Tell us when works for you and a local agent will reach out to arrange a showing and answer your questions about this home.
Listed by PONTE VEDRA CLUB REALTY, INC. · MLS # 2164269
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Market data · public records
Recent sales activity in Marsh Harbor
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 Marsh Harbor neighborhood guide for more.
Comparable sales found
6
Recent nearby closings in the data set.
Community median sale price
$2,078,541
Canonical 12-month median closed price. Reference only.
Community median $/sq ft
$454
Canonical 12-month median $/sq ft. Reference only.
Go deeper on Marsh Harbor
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.
Jul 2026 · Infrastructure
CR 210 widening westbound lanes set to reopen in St. Johns County
News4Jax reported that all westbound lanes of the County Road 210 widening project in St. Johns County were expected to reopen by the end of Friday, July 31, 2026, ahead of the August 10 school year start. The county said it is managing 44 active road projects totaling $183.1 million this year.
Why it matters: Expands roadway capacity on a major county corridor, improving traffic flow and supporting continued growth along the CR 210 area. The project is about 12 miles south of Toll Brothers At Marsh Harbor, elsewhere in St. Johns County.
Publix opens and more retailers coming to Marketplace at Nocatee
An official Nocatee business update reported that a Publix supermarket with a pharmacy drive-thru and adjacent Publix Liquors has opened at Marketplace at Nocatee. Additional announced tenants include SoFresh in late summer 2026, a Gate gas station, BODYBAR Pilates, a nail spa and a wine and spirits shop. The Hub at Nocatee entertainment concept is slated for 2028.
Why it matters: Expands grocery, dining and everyday retail capacity at a growing town center, adding anchor and service tenants that build out the commercial base of the area. The project is about 11 miles south of Toll Brothers At Marsh Harbor, elsewhere in St. Johns County.
Six agricultural enclave projects seek to develop 6,500-plus acres in St. Johns County
Jacksonville Today reported that St. Johns County received six proposals totaling more than 6,558 acres for development under a new Florida agricultural enclave law that took effect July 1, 2026. The largest proposal, about 4,462 acres north of Nocatee, comes from the Davis family and the PARC Group. The County Commission scheduled a public hearing on the proposals for August 19, 2026.
Why it matters: Signals a large potential expansion of developable land and future housing and commercial capacity, using a new state process that can convert farmland to residential and commercial use with reduced local review. The project is about 13 miles south of Toll Brothers At Marsh Harbor, elsewhere in St. Johns County.
Grocery-anchored retail center proposed in Durbin Park
A grocery-anchored retail center was proposed at Durbin Park, the large mixed-use development near Interstate 95 and County Road 210 in northern St. Johns County, adding to the district's existing stores, restaurants, and Walmart-anchored core.
Why it matters: Added grocery and retail at Durbin Park deepens everyday conveniences in northern St. Johns County, an amenity factor that can support demand for surrounding communities. The project is about 14 miles southwest of Toll Brothers At Marsh Harbor, elsewhere in St. Johns County.
Approximate driving times to verified nearby destinations. Estimates for general reference; actual times vary with traffic and route.
Groceries
Nocatee Farmers' Market 9 min
Dining
Bluewater Bar & Grill 10 min
Shopping
The Shoppes of St Johns Oaks 18 min
Parks
Crosswater Park at Nocatee 11 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.
GRADEA
Ocean PalmsAssigned elementary school · St. Johns County School District · Grade A (Florida DOE 2025-26)
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.
Sold May 2026
$2,523,056
106 ESTUARY CV Cove, Ponte Vedra
5 / 5.5 bd/ba · 5,020 sq ft · $503/sq ft
Courtesy of NON MLS (realMLS) · View details →
Sold Dec 2025
$2,280,000
339 TIDAL VISTA Way, Ponte Vedra
5 / 5.5 bd/ba · 4,848 sq ft · $470/sq ft
Courtesy of JACKSONVILLE TBI REALTY, LLC · View details →
Sold Mar 2026
$2,295,000
328 TIDAL VISTA Way, Ponte Vedra
5 / 5.5 bd/ba · 5,050 sq ft · $454/sq ft
Courtesy of JACKSONVILLE TBI REALTY, LLC · View details →
Sold Apr 2026
$1,550,000
700 TRANQUILITY Cove, Ponte Vedra
5 / 5.5 bd/ba · 4,173 sq ft · $371/sq ft
Courtesy of WATSON REALTY CORP · View details →
Sold May 2026
$1,510,000
655 PRESERVE VIEW, Ponte Vedra
5 / 5.5 bd/ba · 4,048 sq ft · $373/sq ft
Courtesy of REAL BROKER LLC · View details →
Sold Apr 2026
$2,078,541
304 TIDAL VISTA WAY Way, Ponte Vedra
5 / 4 bd/ba · 3,762 sq ft · $553/sq ft
Courtesy of NON MLS (realMLS) · View details →
Community 12-month median: $454/sq ft. Shown for general reference only — this is not an appraisal or a statement of this home's value. Sold prices are public record and deemed reliable but not guaranteed.
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$11,435 – $16,633/moa rough gross-rent-yield range on list price (comp-based estimate coming).
Estimated cap rate4.8%Net operating income ÷ list price; excludes financing.
Est. monthly cash flow−$4,453 – +$226At 25% down, 30-yr; after a 10% vacancy/maintenance/management reserve.
Before you decide
Buyer research checklist
Items worth confirming for 99 ESTUARY Cove, chosen from what the record shows. This is general guidance, not advice about this specific property.
New construction: get the builder's warranty terms and the certificate of occupancy in writing, and ask which finishes shown are upgrades.
HOA dues are listed at $214/mo: request the current budget, reserves, and rules before relying on that figure or on any restriction.
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.
Waterfront: confirm seawall or dock condition and permits, and ask who owns and maintains the shoreline.
Listed living area is 4,939 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 $21,457/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.
realMLS, refreshed twice daily (last: September 11, 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 99 ESTUARY Cove and when was it built?
Per the listing record, 99 ESTUARY Cove was built in 2026 and has 4,939 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 99 ESTUARY Cove in?
99 ESTUARY Cove is in Marsh Harbor in Ponte Vedra, St. Johns County. The community section on this page shows recent closed sales, days on market, and active inventory for Marsh Harbor from the same MLS data.
Does 99 ESTUARY Cove have an HOA, and how much are the dues?
The listing reports HOA dues of $214 per month. Dues, what they cover, and the community's rules should be confirmed from the association's current documents before relying on them.
Why might property taxes on 99 ESTUARY Cove differ from the current owner's?
The estimate on this page (about $21,457 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 99 ESTUARY Cove 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 99 ESTUARY Cove 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.
