Boscobel Farm
Homes for Sale in Ponte Vedra Beach, FL
True comps, carrying-cost math, and listings before the portals.
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.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
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, 248 homes are on the market and 22% are under contract — a steady corner of Ponte Vedra Beach.
Across St. Johns County, 1,909 homes are active and 863 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.
Recent Developments in Boscobel Farm
Development, infrastructure, retail, and school activity affecting Boscobel Farm, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Development
Habitat for Humanity seeks buyers for last homes in 36-home Volusia Woods
Habitat for Humanity of St. Johns County has four unoccupied homes remaining in Volusia Woods, a 36-home neighborhood in St. Augustine. Its income-restricted homes cost under $300,000 against a county median above $500,000, supported by roughly $1 million in ARPA money and $264,000 in county grants. Habitat hopes to place owners by the holidays.
What it may mean for the marketIncome-restricted ownership options priced well below the county median add a small amount of lower-priced for-sale supply in St. Augustine. The site is about 3 miles west of Boscobel Farm.
Source: Jacksonville Today - August 2026Schools
St. Johns County school board moves ahead with design of SilverLeaf-area high school costing about $100 million
The board approved moving forward with design and architecture for a high school on Parcel 38, with cost estimated at roughly $100 million and possibly up to $120 million as design progresses. Construction is expected to take about three years. A board workshop on full project scope is being prepared.
What it may mean for the marketA new high school in the SilverLeaf area would add school capacity for the fast-growing northwest part of the county. The project is about 20 miles northwest of Boscobel Farm, elsewhere in St. Johns County.
Source: News4JAX - July 2026Infrastructure
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.
What it may mean for the marketExpands roadway capacity on a major county corridor, improving traffic flow and supporting continued growth along the CR 210 area. The project is about 17 miles northwest of Boscobel Farm, elsewhere in St. Johns County.
Source: News4Jax - July 2026Development
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.
What it may mean for the marketSignals 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 16 miles northwest of Boscobel Farm, elsewhere in St. Johns County.
Source: Jacksonville Today - July 2026Retail & Dining
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.
What it may mean for the marketExpands 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 17 miles northwest of Boscobel Farm, elsewhere in St. Johns County.
Source: Nocatee - May 2026Retail & Dining
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.
What it may mean for the marketAdded 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 20 miles northwest of Boscobel Farm, elsewhere in St. Johns County.
Source: Jax Daily Record
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
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.
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.
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Nearby Communities
Explore more neighborhoods near Boscobel Farm with Momentum Realty’s local guides.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-11-12 |
| 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.
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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 listings in Northeast Florida sold at 99.1% of final list price vs. 98.6% for the market, in a median 31 days vs. 41 (realMLS, 12 months to Nov 2026). A Momentum agent can price yours against live local comps.
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