Retreat
Homes for Sale in Ponte Vedra Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of WATSON REALTY CORP · via realMLS
Retreat III is a small pocket within Ponte Vedra Beach, and the facts we have on it are limited to location: St. Johns County, a coastal address, and a niche within a larger area. With no active pricing or inventory data in front of me, the honest read is that this is a community where you price and negotiate off the specific home and the broader Ponte Vedra Beach market rather than a deep pool of comparable sales inside the enclave itself.
For a buyer, that means condition and the individual property will drive value more than any published community average. For a seller, it means the story you tell about the home — its updates, its position, its lot — carries the weight, because there isn't a thick set of internal comps to lean on. In a market this thinly documented, working from current, hyper-local data at the moment you transact matters more than any headline figure.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Retreat III sits inside Ponte Vedra Beach in St. Johns County — a coastal Northeast Florida address where the neighborhood is a small, defined piece of a much larger and better-known market.
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.
The setting & the homes.
Aerial and on-site photos of Retreat. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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RetreatPhotos from realMLS listings in Retreat; content deemed reliable but not guaranteed.
Who Retreat is best for.
Best for
- Buyers set on a coastal Ponte Vedra Beach location who value a small, defined enclave
- Buyers willing to underwrite value off the specific home's condition and lot
- Buyers who want a St. Johns County address and plan to lean on current, address-level data
Probably not for
- Buyers who need a deep internal sales history to feel comfortable on price
- Buyers set on a fixed budget who require a published price range before touring
- Buyers who want a large, high-turnover community with many interchangeable homes
The market around Retreat
Retreat is too small for its own price trend, so here is the market around it.
In ZIP 32082, 248 homes are on the market and 22% are under contract — a steady corner of Ponte Vedra Beach.
Across St. Johns County, 1,909 homes are active and 863 pending (31% under contract).
ZIP and county figures describe the wider market, not Retreat specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Retreat Iii, Ponte Vedra Beach
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
Life at Retreat
- Beach Access · reported on 1 of 1 listings
- Maintenance Grounds · reported on 1 of 1 listings
- Maintenance Structure · reported on 1 of 1 listings
- Trash · reported on 1 of 1 listings
- Management - Off Site · reported on 1 of 1 listings
- Management - Full Time · reported on 1 of 1 listings
- Secured Lobby · reported on 1 of 1 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
The Retreat buying strategy.
If we were buying in Retreat 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.
A small enclave in a coastal market
The value case here starts with geography. Ponte Vedra Beach is an established coastal community in St. Johns County, and Retreat III is a defined subsection of it. Because the enclave is small, pricing tends to be set by what individual homes offer rather than by a busy internal sales history — a factor that cuts both ways depending on the property in front of you.
Approach it accordingly: evaluate each listing on its own merits — condition, lot, layout, and how it stacks up against the wider Ponte Vedra Beach market — rather than expecting a large set of near-identical comparables inside Retreat III itself. That's where current, address-level data earns its keep.
The location and the amenities are priced into every listing in Retreat. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small St. Johns County enclave like Retreat III, the difference between a good deal and a guess is current, ground-level data — recent activity, condition-adjusted comps, and how the specific home reads against the broader Ponte Vedra Beach market. We work that local detail rather than leaning on stale averages, and we'll tell you plainly when a particular home or the community isn't the right fit.
Retreat in 15 seconds.
Tools for a Retreat 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 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Retreat, 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 home worth?
Get a no-obligation home value based on real comparable sales in Retreat, 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 on the map →
Should you buy in Retreat?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Retreat with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: November 12, 2026) |
| Under-contract shares | realMLS records, as of 2026-11-12 |
| Historical depth | Closed-sale records back to 2018 (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 listings in Northeast Florida sold at 99.1% of final list price vs. 98.6% for the market, in a median 31 days vs. 41 (realMLS, 12 months to Nov 2026). A Momentum agent can price yours against live local comps.
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See how Retreat Iii fits the bigger picture — live prices, inventory, and Momentum Scores: