Las Mirandas
Homes for Sale in Ponte Vedra Beach, FL
True comps, carrying-cost math, and listings before the portals.
Las Mirandas sits in Ponte Vedra Beach, a St. Johns County address that carries its own gravity in Northeast Florida. The honest read is that we're working from a thin snapshot here, so I'll be careful: what typically sets price in a pocket like this is condition, lot, and proximity to the coast rather than any single headline number. Treat every listing on its own merits.
For buyers, the posture is patience and verification — this is a market where a well-prepared, pre-underwritten offer wins over a fast, sloppy one. For sellers, presentation and accurate positioning matter more than chasing a number, because a Ponte Vedra Beach address alone doesn't carry an underpriced or overpriced home across the finish line.
The 60-Second Overview
Las Mirandas is a small enclave within Ponte Vedra Beach in St. Johns County, close enough to the coast to inherit the area's pull while keeping its own address and character.
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 Las Mirandas is best for.
Best for
- Buyers set on a Ponte Vedra Beach coastal location willing to underwrite a home on its own merits
- Buyers with budget flexibility to pay for condition and lot quality rather than a bargain
- Long-hold buyers who value a St. Johns County address over short-term price plays
Probably not for
- Buyers who want a large pool of near-identical listings to comparison-shop
- Buyers on a tight budget hunting for a discount off the location
- Buyers who need firm price-range data before committing to a search
The market around Las Mirandas
Las Mirandas is too small for its own price trend, so here is the market around it.
In ZIP 32082, 313 homes are on the market and 28% are under contract — a steady corner of Ponte Vedra Beach.
Across St. Johns County, 1,855 homes are active and 859 pending (32% under contract).
ZIP and county figures describe the wider market, not Las Mirandas specifically. Momentum Research analysis of MLS records.
Recent Developments in Las Mirandas
Development, infrastructure, retail, and school activity affecting Las Mirandas, 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 6 miles southwest of Las Mirandas, 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 site is about 5 miles south of Las Mirandas.
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 4 miles south of Las Mirandas, 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 9 miles southwest of Las Mirandas, elsewhere in St. Johns County.
Source: Jax Daily Record - February 2026Retail & Dining
Durbin Park Walmart plans an expansion
The Walmart anchoring Durbin Park filed plans to expand in early 2026, reinforcing the retail core of the Interstate 95 and County Road 210 district in northern St. Johns County.
What it may mean for the marketInvestment in Durbin Park's retail anchor signals continued commercial strength in northern St. Johns County, which can reinforce the appeal of nearby residential areas. The project is about 9 miles southwest of Las Mirandas, 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 Las Mirandas buying strategy.
If we were buying in Las Mirandas 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 Las Mirandas.
Location does the heavy lifting
The Ponte Vedra Beach location is the through-line here. St. Johns County gives it a coastal, amenity-rich setting where value tends to track condition, lot quality, and how close a home sits to the beach and the corridor's daily conveniences.
Because this is a compact community, individual homes drive the story more than any neighborhood-wide average. Expect a wide spread between updated and dated properties, and lean on a walk-through and comparable sales rather than assumptions when you're pricing or offering.
The location and the amenities are priced into every listing in Las Mirandas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small Ponte Vedra Beach enclave like Las Mirandas, the difference between a good and a bad decision is local read — knowing which improvements the market actually pays for and how a specific lot stacks up. We price and negotiate off the property in front of us, not off a headline, and we'll tell you plainly when a listing doesn't justify its ask.
Las Mirandas 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 Las Mirandas 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 Las Mirandas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Las Mirandas, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Las Mirandas home worth?
Get a no-obligation home value based on real comparable sales in Las Mirandas, 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 Las Mirandas on the map →
Should you buy in Las Mirandas?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-08-30 |
| Historical depth | Closed-sale records back to 2002 (19 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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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 your area comps.
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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.