Boscobel Farm
Homes for Sale in Ponte Vedra Beach, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 1 closed sale in Boscobel Farm in Ponte Vedra Beach, FL, the most recent in April 2010. Across Ponte Vedra Beach as a whole, 575 homes closed in the last 12 months at a median of $854,500, 47 median days on market, with 156 homes for sale today. At that median and St. Johns County's FY2025-26 rate of 13.47 mills, annual property tax runs about $11,510 ($10,990 with the full homestead exemption).
Boscobel Farm sits in Ponte Vedra Beach, in St. Johns County, and that address does most of the heavy lifting on price here. Without an active median or inventory count in front of me, I'd treat this as a location-driven, condition-driven market: what a specific home commands will hinge on its size, finishes, lot, and how recently it's been updated rather than on any single headline number.
For buyers, that means underwriting each listing on its own merits and not assuming the last comp sets your price. For sellers, it means presentation and condition are the levers you actually control; the address gets you attention, but the finished product decides where you land. Come in with current, property-level data before you set a number in either direction.
The 60-Second Overview
A Ponte Vedra Beach community in St. Johns County, where the coastal location and the individual condition of each home carry more weight than any neighborhood average.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Boscobel Farm is best for.
Best for
- Buyers prioritizing a Ponte Vedra Beach location in St. Johns County
- Buyers comfortable evaluating homes on condition and comps rather than a headline price
- Buyers with budget flexibility who want to bid on the specific home, not the average
Probably not for
- Buyers who need a fixed, published price range before engaging
- Buyers wanting a large pool of interchangeable listings to compare quickly
- Buyers unwilling to underwrite condition and updates on a home-by-home basis
The market around Boscobel Farm
Boscobel Farm is too small for its own price trend, so here is the market around it.
In ZIP 32082, 319 homes are on the market and 27% are under contract — a steady corner of Ponte Vedra Beach.
Across St. Johns County, 1,840 homes are active and 837 pending (31% under contract).
ZIP and county figures describe the wider market, not Boscobel Farm specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Boscobel Farm, Ponte Vedra Beach
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
The Boscobel Farm buying strategy.
If we were buying in Boscobel Farm today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Boscobel Farm.
What drives value in Boscobel Farm
Ponte Vedra Beach is a coastal St. Johns County market, and demand for that location tends to hold up across cycles. The practical takeaway for Boscobel Farm is that pricing is best read at the property level — square footage, lot, updates, and overall condition — rather than off a blended community figure.
Because we don't have a live spread of active and sold prices in this snapshot, resist the urge to anchor to a single number. Pull current comparables for the exact home you're considering, weigh condition honestly against them, and let that drive the offer or the list price.
The location and the amenities are priced into every listing in Boscobel Farm. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
We work Ponte Vedra Beach and St. Johns County as our home turf, and in a small, condition-sensitive community like Boscobel Farm that local read matters. We'll price and negotiate off current, property-level comps instead of a headline average, and we'll tell you plainly when a specific home doesn't pencil out for your goals.
Boscobel Farm in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Boscobel Farm buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Boscobel Farm sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Boscobel Farm, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Boscobel Farm home worth?
Get a no-obligation home value based on real comparable sales in Boscobel Farm, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Ponte Vedra Beach →
Should you buy in Boscobel Farm?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2010 (1 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Boscobel Farm fits the bigger picture — live prices, inventory, and Momentum Scores:
The real cost & risk here
Before the list price, the Florida math the portals skip. These are St. Johns County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · St. Johns County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.