Retreat Iii
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.
The setting & the homes.
Aerial and on-site photos of Retreat Iii. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Retreat Iii
Retreat Iii
Retreat IiiPhotos from realMLS listings in Retreat Iii; content deemed reliable but not guaranteed.
Who Retreat Iii 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 Iii
Retreat Iii is a small community — 10 recorded sales on file, most recently in 2023 — 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 Iii specifically. Momentum Research analysis of MLS records.
Life at Retreat Iii
- 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 Iii buying strategy.
If we were buying in Retreat Iii 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 Iii.
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 Iii. 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 Iii 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 Iii 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 Iii sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Retreat Iii, 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 Iii home worth?
Get a no-obligation home value based on real comparable sales in Retreat Iii, 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 Iii on the map →
Should you buy in Retreat Iii?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Retreat Iii with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: July 14, 2026) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| 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 your area comps.
Looking to buy here? Search homes for sale →
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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.