Community Details at a Glance
The Homes
Type
Gated condominium community of 20 Mediterranean coach homes
Buildings
Five low-rise buildings, four residences each
Plans
Napoli (upper, ~1,991 sf, 3BR/2BA) and Mondovi (main, ~2,326 sf)
Built
2006, concrete block with barrel tile roofs
Costs & Fees
Association
Reported ~$948 to $980/month (dated); confirm budget and reserves
CDD
None reported; confirm on the tax bill
Garages
Private two-car garage per residence
Price
Reported closed ~$630K to $650K, median ~$640K (dated)
Amenities
Gate
Privately gated entry
Pool
Heated community pool with sun deck, hot tub, cabana
Club
Club building and neighborhood park
Grounds
Ponds, brick-paved walkways, decorative streetlights
Location
Setting
Micklers corridor, Ponte Vedra Beach, near Micklers Landing
Beach
Walking distance to Micklers Landing public beach access
County
St. Johns County, ZIP 32082
Schools
Among the strongest public zones in Florida (verify)
The Homes & Style
Portofino at Ponte Vedra is a gated condominium community of 20 Mediterranean-style luxury coach homes in five low-rise buildings near Micklers Landing in Ponte Vedra Beach (ZIP 32082, St. Johns County). It was built in 2006 in concrete block with barrel tile roofs, with only four residences per building. The ownership is condominium-form, but the residences live like townhomes or small houses, with private two-car garages and house-scale rooms; you own a condo unit and the association maintains the buildings and grounds.
Two plans run the community per the original marketing: the Napoli, an upper-level plan of roughly 1,991 square feet with three bedrooms and two baths, and the Mondovi, a main-level plan of roughly 2,326 square feet with a great room and den. The Mondovi is the single-level answer; the Napoli is single-level once you are up, but it is stair-served, with no elevators in these low-rise buildings, a real consideration for right-sizers planning long term. Interiors now range from handsome-original to fully updated, so renovation history matters for the specific residence.
Twenty coach homes, a walk from the sand, at a sub-oceanfront price. The deal is won by the plan, the level, and a year of board minutes, not by a community median.
Third-party data, dated, reports closed prices of roughly $630,000 to $650,000 with a median near $640,000. With 20 residences and a listing or two in a typical year, one renovated sale can reset the picture, so price any specific unit off true plan-adjusted and renovation-adjusted comparable sales rather than the community median.
Living Here
The lifestyle is lock-and-leave with a walkable beach. The community mixes year-round residents with seasonal and travel-heavy owners, and the format is built for it: block construction, association-maintained exteriors, and a gate. Close the garage, set the thermostat, and go. The amenities are a privately gated entry, a heated community pool with sun deck, a hot tub, a pool cabana, a club building, a neighborhood park, ponds, brick-paved walkways, and decorative streetlights per third-party guides and the original marketing.
The draw is the beach habit: Micklers Landing public access is a walk away, so in season you stroll past the parking lot that fills with the whole region. That walkable-beach math at a sub-oceanfront price is the corridor’s entire value proposition. The honest variable is small-association life: 20 owners means your voice carries at the annual meeting and the budget has 20 contributors, so a well-run board is worth real money, read a year of minutes and you will know which kind you are buying into.
Is this the same Portofino as the one in Palm Coast?
No. Portofino at Hammock Dunes is a separate oceanfront condominium tower in Palm Coast, about an hour south. This guide covers the 20-unit gated coach-home community in Ponte Vedra Beach, 32082.
Stairs and single-level math
The main-level Mondovi plan is the single-level answer; the upper Napoli plan is single-level once you are up, but it is stair-served, with no elevators in these low-rise buildings. Right-sizers planning for the long term should weigh that between the two plans.
Can I rent out a coach home?
The condominium documents govern leasing, and a 20-residence gated luxury community like this is owner-occupied in character, not a vacation-rental product. Get the current leasing rules, minimum terms, and any approval requirements in writing before underwriting any income.
Before You Offer
A small gated condo community rewards a condo-specific diligence routine. We run all of these on every deal.
- Pull the budget and reserves — third-party data shows roughly $948 to $980 a month, dated; confirm the current fee, full coverage list, budget, and reserve funding with the association.
- Read a year of board minutes — in a 20-owner association, the board quality is worth real money; the minutes tell you which kind you are buying into.
- Verify the condominium and leasing documents — the declaration governs leasing, minimum terms, and approvals; get them in writing before underwriting any income.
- Check reserve and inspection posture — the 2006 low-rise buildings are newer and shorter than the towers, but confirm the reserve study and any engineering or inspection status.
- Confirm no CDD on the parcel — none is reported; verify on the tax bill for the specific unit.
- Comp by plan and renovation — one renovated sale resets the median; price the Napoli or Mondovi against true plan-adjusted comps.
- Weigh the stair math — no elevators here; confirm whether the main-level Mondovi or the stair-served Napoli fits your long-term plan.
Portofino is the walkable-beach value play on the Micklers corridor: a gated, block-built coach-home community a stroll from the sand at a sub-oceanfront price, with a garage and a lock-and-leave format. The work is the association and the plan, not the address.
Our job is to pull the budget, reserves, and condominium documents, read a year of board minutes because a 20-owner board decides real value, comp the specific plan against renovation-adjusted sales, and weigh the stair math for your long-term plan. With a listing or two a year, getting on a watch list early is half the battle.
Comparisons
Portofino competes with the other small gated Mediterranean villa-condo enclaves on the Micklers corridor. Each is a different trade-off on size and price.
| Community | The trade-off |
|---|---|
| Meditierra | The closest peer: also a 2005 to 2006 concrete-block villa-condo enclave with private two-car garages, but larger (roughly 2,775 to 2,929 sf, 26 villas) and traded higher in recent dated data. Square footage versus entry price is the trade. |
| Montura | Another gated Ponte Vedra enclave on the corridor; compare the plan sizes, fees, and beach proximity directly against Portofino’s smaller-plan, lower-entry position. |
| Old Palm Valley | An established single-family Palm Valley alternative for buyers who want a house and yard rather than a maintained condo; you trade lock-and-leave for a fee-light single-family lifestyle. |
Net: if the priority is a walkable beach, a garage, and a lock-and-leave format at a sub-oceanfront entry, Portofino is the smaller-plan, lower-entry play on the corridor. If you want more square footage or a single-family lifestyle, the peers above are the field, and we will run the plan-adjusted comps and total monthly on each.
Who It Fits
Portofino fits if you want
- A walkable Micklers Landing beach at a sub-oceanfront price.
- A lock-and-leave, block-built coach home with a private two-car garage and a gate.
- A small, intimate community of 20 residences in one of Florida’s strongest public zones.
- A main-level Mondovi or upper Napoli plan, comped to its renovation level.
Consider elsewhere if you want
- A direct oceanfront, horizon view, where the corridor’s towers are the field.
- Larger floor plans, where Meditierra runs bigger.
- A single-family house and yard with the lowest possible fee.
- Elevator access; these low-rise buildings are stair-served.
