Cypress Creek Ponte Vedra
Homes for Sale in Ponte Vedra Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Cypress Creek Ponte Vedra is a thin resale market right now: the current snapshot is built on just six closings, with a median price of $387,500 and a median of $303.80 per square foot. With a sample that small, the median swings hard on which specific homes happened to sell, not on a broad repricing of the community, and that shows up starkly in the year-over-year read: down 61.3%. Read that number as a sign of a small, uneven closing set rather than a wholesale collapse in value.
Homes here are moving in just under 30 days on average, and there are zero active listings as of this snapshot, meaning there's nothing on the market to compare a new listing against directly. That combination, a moderate heat score of 45, and cumulative appreciation of 15% since 2012, points to a community where pricing a home or evaluating an offer takes local judgment rather than a quick pull of comparable listings, because there may not be any live comparables to pull.
Cypress Creek Ponte Vedra right now
🔴 Off the recent peak. The trailing-12-month median ($380K) is down 62.0% from the prior 12 months ($1M) and up 13% since 2012. With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level realMLS closed sales, 12-month windows ending August 19. Confidence: Low (7 and 5 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 19, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Cypress Creek Ponte Vedra market snapshot (as of August 19, 2026): the median sale price is about $380K ($271 per sq ft over the trailing 12 months of closed sales), and a median 44 days on market for closed sales. The trailing-12-month median is down 62% from the prior 12 months and up 13% since 2012, computed from record-level realMLS closed sales (7 closings in the current window).
A low-volume enclave in Ponte Vedra Beach, St. Johns County, where resale activity is intermittent enough that each closing carries outsized weight in the numbers.
The setting & the homes.
Aerial and on-site photos of Cypress Creek Ponte Vedra. Swipe to explore the community.
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Cypress Creek Ponte Vedra
Cypress Creek Ponte VedraPhotos from realMLS listings in Cypress Creek Ponte Vedra; content deemed reliable but not guaranteed.
Who Cypress Creek Ponte Vedra is best for.
Best for
- Buyers targeting a purchase price in the mid-$300s to high-$300s who are comfortable evaluating a home without a deep set of active comparables.
- Sellers willing to price off a small, carefully reviewed closing history rather than a large recent comp set.
- Buyers or sellers who value a longer runway, this is a market for patient decision-making, not a fast-moving bidding environment.
Probably not for
- Buyers who want to tour several active listings before making a decision, there is currently nothing listed for sale.
- Anyone relying on a quick automated price estimate, this community's small transaction count makes that approach unreliable.
- Buyers or sellers expecting the sharp, fast-moving pricing swings of a high-volume market.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 19 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($380K) IS the median in the snapshot above, and the move from 2025 ($1M) IS the -62.0% one-year change.
Windows contain 5 to 20 sales each (7 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
Cypress Creek Market Scorecard
Cypress Creek is currently a no active listings market. Limited supply, a median asking price of n/a.
Typical home value in the 32082 ZIP is $849,121, about 38.5% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Cypress Creek, 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.
Life at Cypress Creek Ponte Vedra
- Gated · reported on 2 of 2 listings
- Park · reported on 2 of 2 listings
- Playground · reported on 2 of 2 listings
- Pool · reported on 2 of 2 listings
- Beach Access · reported on 1 of 2 listings
- Clubhouse · reported on 1 of 2 listings
- Golf Course · reported on 1 of 2 listings
- Maintenance Grounds · reported on 1 of 2 listings
- Tennis Court(s) · reported on 1 of 2 listings
- Basketball Court · reported on 1 of 2 listings
- Jogging Path · reported on 1 of 2 listings
- Security · reported on 1 of 2 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
How far is everything?
Everyday stops around Cypress Creek Ponte Vedra are close: the nearest dining is about 2 minutes away.
- Nineteen at TPC Sawgrass · Dining2 min
- Sawgrass Village Shopping Center · Shopping4 min
- Starbucks · Coffee4 min
- The Fresh Market · Groceries5 min
- Bird Island Park · Parks7 min
- Tactical Medics International · Health19 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- St. Johns County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Ponte Vedra Palm Valley / Rawlings ElementaryFLDOE grade A · Public elementary
- Alice B. Landrum MiddleFLDOE grade A · Public middle
- Ponte Vedra HighFLDOE grade A · Public high
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year and can change; always confirm with St. Johns County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Cypress Creek Ponte Vedra address.
Recent Developments in Cypress Creek Ponte Vedra
Development, infrastructure, retail, and school activity affecting Cypress Creek Ponte Vedra, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 19 miles south of Cypress Creek Ponte Vedra, elsewhere in St. Johns County.
Source: News4Jax - 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 18 miles south of Cypress Creek Ponte Vedra, elsewhere in St. Johns County.
Source: Nocatee - 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 19 miles south of Cypress Creek Ponte Vedra, elsewhere in St. Johns County.
Source: Jacksonville Today - 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 south of Cypress Creek Ponte Vedra, elsewhere in St. Johns County.
Source: Jax Daily Record - April 2026Development
Southeast Toyota opens $170M vehicle-processing facility at JAXPORT's Blount Island, adding 400-plus jobs
Southeast Toyota Distributors dedicated a new vehicle processing facility at JAXPORT's Blount Island Marine Terminal in April 2026. The company put the investment at $170 million and said the facility created more than 400 full-time jobs, most of them hired locally.
What it may mean for the marketA large new employment center on Blount Island adds sustained local job demand, a factor that has historically supported nearby housing absorption. The site is about 6 miles west of Cypress Creek Ponte Vedra.
Source: JAXPORT - February 2026Infrastructure
JAXPORT details $250M Blount Island modernization and record cargo in 2026 State of the Ports
At its February 2026 State of the Ports address, JAXPORT outlined a $250 million modernization of Blount Island's container and vehicle-handling capabilities and reported record fiscal-2025 cargo volumes. The port also said an air-draft expansion to accommodate larger ships is on track to finish by the end of 2026.
What it may mean for the marketContinued heavy investment in the Blount Island port complex anchors long-term industrial employment on the northeast side, a structural demand driver for the surrounding area. The site is about 6 miles west of Cypress Creek Ponte Vedra.
Source: News4Jax
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 Cypress Creek Ponte Vedra buying strategy.
If we were buying in Cypress Creek Ponte Vedra 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 Cypress Creek Ponte Vedra.
A market defined by scarcity, not softness
With zero active listings and only six closings feeding this snapshot, Cypress Creek Ponte Vedra isn't a market you can read off a chart. The median price of $387,500 and median $303.80 per square foot reflect whatever mix of homes happened to trade in this window, not a stable, repeatable price point. That's also the honest explanation for the 61.3% year-over-year drop: a small closing count can produce large swings simply because the prior period's homes and this period's homes weren't comparable in size, condition, or location within the community.
The 29.5-day median days-on-market and a heat score of 45 both describe a market that isn't under pressure in either direction, it's simply quiet. Longer term, prices here are up 15% since 2012, which is a modest, multi-year climb rather than a sharp run. For anyone trying to size up value in Cypress Creek Ponte Vedra today, the absence of active inventory means there's no live competitive set to anchor against, so the last few closings carry more weight than they would in a deeper market.
The location and the amenities are priced into every listing in Cypress Creek Ponte Vedra. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Cypress Creek Ponte Vedra buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (3.7). Basis: Long-Term Appreciation +13% since 2012; Recent Direction -62.0% year-over-year; Pricing Power 96.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A market with six closings and no active listings is exactly where a generic pricing tool falls apart, there simply isn't enough live data for an algorithm to lean on. This is a hand-prepared read: understanding which of those six closings are actually representative of a given home, and pricing or negotiating accordingly, rather than trusting a median that's built on a handful of transactions.
Cypress Creek Ponte Vedra in 15 seconds.
HOA, CDD & Fees
- No CDD
- Mandatory HOA — confirm current dues
- 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.
Page states no CDD.
Tools for a Cypress Creek Ponte Vedra 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 Cypress Creek Ponte Vedra sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cypress Creek Ponte Vedra, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cypress Creek Ponte Vedra home worth?
Get a no-obligation home value based on real comparable sales in Cypress Creek Ponte Vedra, 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 homes for sale in Cypress Creek Ponte Vedra on the map →
Price History: What Homes Here Have Actually Sold For
Median sale prices in Cypress Creek Ponte Vedra year by year since 2012, from closed MLS sales. Long-run history beats any single estimate: it shows what this community has actually done through rate cycles, not what a model guesses.
Frequently Asked Questions
What is the median home price in Cypress Creek Ponte Vedra?
How long do homes in Cypress Creek Ponte Vedra take to sell?
Have Cypress Creek Ponte Vedra home prices gone up?
What schools serve Cypress Creek Ponte Vedra?
Who is the best real estate agent for Cypress Creek Ponte Vedra?
How do I find a top Ponte Vedra Beach real estate agent who knows Cypress Creek Ponte Vedra?
Can Momentum Realty connect me with an agent for Cypress Creek Ponte Vedra?
Should you buy in Cypress Creek Ponte Vedra?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Cypress Creek Ponte Vedra with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 19, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 19, 2026 |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (277 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?
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