Marshside
Homes for Sale in Ponte Vedra Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo via realMLS
Marshside sits in Ponte Vedra Beach within St. Johns County, and the pricing here is driven far more by the individual home than by any neighborhood-wide number. Condition, lot position, and how much updating a place has had will move value more than square footage alone, so two homes on the same street can trade well apart.
For buyers, that means the work is in the walkthrough, not the spreadsheet — read each listing on its own merits. For sellers, presentation and condition are doing the heavy lifting; a well-prepared home separates itself quickly, while a dated or deferred-maintenance property will be priced on that fact whether you plan for it or not.
The 60-Second Overview
Marshside is a Ponte Vedra Beach address in St. Johns County, a coastal Northeast Florida pocket where location does a lot of the talking and value tracks the condition of the specific home more than any headline figure.
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 Marshside is best for.
Best for
- Buyers set on a coastal Ponte Vedra Beach location within St. Johns County
- Buyers willing to shop on condition and updates rather than a single benchmark number
- Buyers comfortable taking on a project home if the price reflects the work needed
Probably not for
- Buyers who need a tightly predictable, uniform price across every home
- Buyers wanting turnkey only who will not weigh condition trade-offs
- Buyers whose priorities point away from a coastal St. Johns County address
The market around Marshside
Marshside is too small for its own price trend, so here is the market around it.
In ZIP 32082, 310 homes are on the market and 30% are under contract — a steady corner of Ponte Vedra Beach.
Across St. Johns County, 1,849 homes are active and 860 pending (32% under contract).
ZIP and county figures describe the wider market, not Marshside specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Marshside
Live MLS inventory for Marshside. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Marshside listings as of 2026-08-22, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Schools
- St. Johns County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Ocean Palms · Elementary
- Alice B. Landrum · Middle
- Ponte Vedra · High
Zoned schools reflect the assignments reported on recent Marshside listings 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 Marshside address.
Recent Developments in Marshside
Development, infrastructure, retail, and school activity affecting Marshside, 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 Marshside, 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 southwest of Marshside.
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 southwest of Marshside, 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 10 miles west of Marshside, 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 10 miles west of Marshside, 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 Marshside buying strategy.
If we were buying in Marshside 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 Marshside.
Reading Marshside on its own terms
The Ponte Vedra Beach location is the durable part of the story here. It puts you in the coastal stretch of St. Johns County with the amenities and access that come with that address, and that is what holds interest regardless of where any single sale lands.
Because value is condition-driven, expect a real spread between move-in-ready homes and those needing work. Do not read a low or high individual price as the neighborhood's floor or ceiling — each home stands on its own, and the smart move is to compare like-for-like on updates, layout, and lot before drawing conclusions.
The location and the amenities are priced into every listing in Marshside. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market where price follows condition, we earn our keep on the details — walking each home with you, flagging what is updated versus deferred, and pricing against genuinely comparable properties rather than a blanket average. We work Ponte Vedra Beach and St. Johns County closely enough to tell you when a Marshside listing is priced on its merits and when it is not.
Marshside in 15 seconds.
HOA, CDD & Fees
- 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.
Tools for a Marshside 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 Marshside sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Marshside, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Marshside home worth?
Get a no-obligation home value based on real comparable sales in Marshside, 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 Marshside on the map →
Should you buy in Marshside?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Marshside with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 21, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Historical depth | Closed-sale records back to 2002 (12 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 your area comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Marshside fits the bigger picture — live prices, inventory, and Momentum Scores: