Retreat Ii
Homes for Sale in Ponte Vedra Beach, FL
True comps, carrying-cost math, and listings before the portals.
Retreat II sits in Ponte Vedra Beach, inside St. Johns County — a location that carries most of the pricing weight before you ever walk a floor plan. With no active price range in front of us beyond the snapshot itself, the honest read is that value here turns on condition, lot position, and how updated a given home is, not on a published tier of entry and ceiling prices.
Treat this as a location-driven market. For buyers, that means underwriting each listing on its own merits rather than assuming a neighborhood-wide number. For sellers, it means presentation and condition do real work, because in a small, address-defined community like this, comparable data is thin and each sale sets tone for the next.
Who Retreat Ii is best for.
Best for
- Buyers set on a Ponte Vedra Beach, St. Johns County location who value place over selection
- Buyers prepared to underwrite a home on its condition and lot rather than a neighborhood price tier
- Patient buyers comfortable waiting for the right home to come available in a small pocket
Probably not for
- Buyers who need a wide menu of active listings to compare at once
- Buyers relying on a deep set of recent comps to justify an offer
- Buyers seeking a defined entry-level price point rather than a location-driven purchase
The market around Retreat Ii
Retreat Ii is a small community — 19 recorded sales on file, most recently in 2024 — too few for its own price trend. Here is the market around it.
In ZIP 32082, 300 homes are on the market and 32% are under contract — a fast-moving corner of Ponte Vedra Beach.
Across St. Johns County, 1,921 homes are active and 1,005 pending (34% under contract).
Homes here are condominium.
ZIP and county figures describe the wider market, not Retreat Ii specifically. Momentum Research analysis of MLS records.
The Retreat Ii buying strategy.
If we were buying in Retreat Ii 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 Retreat Ii.
A small Ponte Vedra pocket
The defining fact of Retreat II is where it is: Ponte Vedra Beach, St. Johns County. That places it within reach of the Atlantic coast and the amenity-heavy corridor Ponte Vedra is known for, and it puts it in a county whose real estate has drawn steady demand. Location does more of the pricing work here than any single home feature.
Because this is a specific, named enclave, inventory and turnover are limited by nature. That cuts both ways — a buyer may wait for the right home to surface, and a seller benefits from scarcity but should not expect a deep bench of recent comparables. Decisions here are made listing by listing, on condition and layout, not on averages.
The location and the amenities are priced into every listing in Retreat Ii. 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 pocket like Retreat II, the useful work is local and specific: reading each home on its own condition, understanding what a limited comp set can and cannot tell you, and pricing or bidding without leaning on invented figures. That is exactly the disciplined, tell-it-straight approach we bring to St. Johns County listings.
Retreat Ii 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 Retreat Ii 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 Retreat Ii sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Retreat Ii, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Retreat Ii home worth?
Get a no-obligation home value based on real comparable sales in Retreat Ii, 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 Retreat Ii on the map →
Should you buy in Retreat Ii?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2002 (7 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.
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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.