Portofino
Homes for Sale in Ponte Vedra Beach, FL
All 218 homes for sale in Ponte Vedra Beach, FL · median $1,389,500 · 189 homes for sale in 32082 · St. Johns County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 3 closed sales in Portofino in Ponte Vedra Beach, FL since 2019, the most recent in August 2023. Across Ponte Vedra Beach as a whole, 696 homes closed in the last 12 months at a median of $900,000, 42 median days on market, with 192 homes for sale today. At that median and St. Johns County's FY2025-26 rate of 13.47 mills, annual property tax runs about $12,120 ($11,600 with the full homestead exemption).
Portofino sits in Ponte Vedra Beach, a coastal St. Johns County address where price is driven less by any single list number and more by condition, lot, and how close a given home lands to the water and the amenities buyers come here for. Treat the community's pricing as condition-led: two similar footprints can trade well apart based on updates and finish level.
For sellers, that means presentation and condition do real work here — the market rewards move-in-ready more than it forgives deferred maintenance. For buyers, it means underwriting each home on its own merits rather than assuming a neighborhood ceiling. Come with a clear view of what you'll pay to bring a dated home current, because that gap is where the negotiation lives.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Portofino right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Portofino is a Ponte Vedra Beach community in St. Johns County, a stretch of coastal Northeast Florida where location and home condition, not a headline figure, set the terms of a deal.
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 Portofino is best for.
Best for
- Buyers prioritizing a coastal Ponte Vedra Beach location and willing to pay for turnkey condition
- Buyers comfortable renovating a dated home to capture the condition-driven price gap
- Buyers who want to stay within St. Johns County and value proximity to the coast and amenities
Probably not for
- Buyers who need a tightly predictable price ceiling before they'll commit
- Buyers with no budget or appetite for any renovation or deferred-maintenance work
- Buyers who want an inland or lower-cost market and don't value the coastal location
The market around Portofino
Portofino is too small for its own price trend, so here is the market around it.
In ZIP 32082, 250 homes are on the market and 19% are under contract — a steady corner of Ponte Vedra Beach.
Across St. Johns County, 1,898 homes are active and 814 pending (30% under contract).
In ZIP 32082 (Ponte Vedra Beach), 876 homes closed in the last 12 months at a median of $688K ($351/sq ft), up 3.4% year over year, with a median 45 days on market. Right now 200 active and 41 pending listings put supply at about 2.7 months — a balanced market. See the live ZIP 32082 housing market and the St. Johns County market.
ZIP and county figures describe the wider market, not Portofino specifically. Momentum Research analysis of MLS records.
The Portofino buying strategy.
If we were buying in Portofino 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 Portofino.
What actually moves value in Portofino
The variables that matter here are the ones you can see on a walkthrough: the state of the kitchen and baths, roof and systems age, and how the lot and orientation stack up against the rest of the street. In a coastal St. Johns County setting, buyers pay a premium for turnkey and discount hard for work they'll have to do themselves.
Because the spread between a refreshed home and a tired one can be wide, both sides should price off comparable condition, not just comparable square footage. That's the single most common mispricing we see, and it's the easiest one to get right with the right prep and analysis.
The location and the amenities are priced into every listing in Portofino. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
We know the Ponte Vedra Beach coastal market well enough to tell you when a Portofino home is priced to its condition and when it isn't. That candor protects sellers from sitting on a mispriced listing and protects buyers from overpaying for finishes they'll want to redo anyway. We'll give you the number we believe, and the reasoning behind it.
Portofino in 15 seconds.
Tools for a Portofino 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 Portofino sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Portofino, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Portofino home worth?
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Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-11-08 |
| Historical depth | Closed-sale records back to 2019 (3 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.
Recent Developments in Portofino
Development, infrastructure, retail, and school activity affecting Portofino, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Retail & Dining
Pusser's in Ponte Vedra Beach to reopen as Craig's Beach House after renovation
Pusser's Caribbean Bar & Grille at 816 State Road A1A in the Shoppes of Veranda is being renovated and will become Craig's Beach House. The venue plans an expanded menu and an enhanced sports bar experience, and remains open during a transition expected to take a few months. Pusser's has operated there for almost 20 years.
What it may mean for the marketThe rebrand refreshes an established dining and gathering spot along the A1A corridor near TPC without adding new retail footprint. The project is about 3 miles northwest of Portofino, elsewhere in St. Johns County.
Source: Jacksonville Today - October 2026Market
St. Johns County denies 4,462-acre Palm Valley farmland housing application under new state enclave law
Commissioners denied 3-2 on Sept. 15 the 4,462-acre Palm Valley application near Nocatee under the state agricultural enclave law, and the county plans to fight it in court. Another proposal of nearly 1,200 acres and about 15,000 homes south of St. Augustine was approved in August, then denied 3-2 on Sept. 28. St. Johns County has received 16 applications under the law.
What it may mean for the marketThe outcome of these applications will shape how much new housing supply can be added on rural land in the county. The site is about 2 miles west of Portofino.
Source: Jacksonville Today - September 2026Development
UF Health Durbin Park 99-bed hospital opens in northern St. Johns County; Baptist Silverleaf adds emergency department
UF Health Durbin Park, a 99-bed hospital with a 24-hour emergency department on 42.5 acres, held its ribbon-cutting and opens the following week. Baptist Health's Silverleaf campus, about 10 miles south, is adding an emergency department, and AdventHealth and Acadia Health have also opened facilities near I-95. The county's population has grown more than 25% since 2020.
What it may mean for the marketNew hospital and emergency capacity shortens drive times to emergency care and adds healthcare jobs in northern St. Johns County. The site is about 9 miles west of Portofino.
Source: Jacksonville Today - 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 7 miles southwest of Portofino, 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 6 miles southwest of Portofino.
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 5 miles southwest of Portofino, elsewhere in St. Johns County.
Source: Nocatee
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.
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