Retreat
Homes for Sale in Ponte Vedra Beach, FL
All 266 homes for sale in Ponte Vedra Beach, FL · median $1,532,500 · 66 condos for sale in Ponte Vedra Beach · 232 homes for sale in 32082 · St. Johns County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of WATSON REALTY CORP · via realMLS
As of October 2026, the MLS records 10 closed sales in Retreat Iii in Ponte Vedra Beach, FL since 2003, the most recent in February 2026. Across Ponte Vedra Beach as a whole, 569 homes closed in the last 12 months at a median of $838,875, 44 median days on market, with 159 homes for sale today. At that median and St. Johns County's FY2025-26 rate of 13.47 mills, annual property tax runs about $11,300 ($10,780 with the full homestead exemption).
Part of Retreat, Ponte Vedra Beach, FL — see all Retreat homes for sale (1 listing across 4 sections in the MLS).
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.
Nearby homes for sale
No active listings inside Retreat Iii 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
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.
realMLS (Northeast Florida) sales records identify 34 homes in Retreat that have changed hands since 2001, built between 1982 and 1987 (median 1985), with a median living area of about 1,188 sq ft and a typical 2-bedroom, 2-bath layout; 100% are condominiums. Source: realMLS (Northeast Florida) closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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, 313 homes are on the market and 24% are under contract — a steady corner of Ponte Vedra Beach.
Across St. Johns County, 1,952 homes are active and 794 pending (29% under contract).
In ZIP 32082 (Ponte Vedra Beach), 959 homes closed in the last 12 months at a median of $688K ($363/sq ft), up 1.5% year over year, with a median 47 days on market. Right now 203 active and 39 pending listings put supply at about 3.6 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 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.
HOA, CDD & Fees
- HOA dues reported around $741/month (about $8,892/yr) · median of 19 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $741 per month ($8,892 a year) — the median AssociationFee across 19 MLS records, normalised to a monthly figure; most are billed quarterly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 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 all homes for sale in Ponte Vedra Beach →
Should you buy in Retreat?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 1, 2026) |
| Under-contract shares | realMLS records, as of 2026-10-01 |
| Historical depth | Closed-sale records back to 2003 (10 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 local 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 Retreat Iii fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Retreat with Momentum Realty’s local guides.
Schools serving nearby communities
We do not have a confirmed school assignment for Retreat. These are the public schools most often assigned to other communities in ZIP 32082; zones change and vary by address, so confirm with the district before you buy.
- Ponte Vedra High School · 9-12 (St. Johns) · FLDOE grade A (assigned to 60 nearby communities)
- Alice B. Landrum Middle School · 6-8 (St. Johns) · FLDOE grade A (assigned to 53 nearby communities)
- Alice B. Landrum Middle · 6-8 · FLDOE grade A (assigned to 15 nearby communities)
- Ocean Palms Elementary School · PreK-5 · FLDOE grade A (assigned to 14 nearby communities)
- Ocean Palms Elementary · PreK-5 · FLDOE grade A (assigned to 12 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).
Common questions about Retreat
Where is Retreat?
Retreat is a community in Ponte Vedra Beach, St. Johns County, Florida, ZIP 32082.
Are there homes for sale in Retreat right now?
No active listings inside Retreat at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Retreat have an HOA or CDD?
No HOA is on record for Retreat in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
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.