Siena
Homes for Sale in Ponte Vedra, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 98 closed sales in Siena in Ponte Vedra, FL since 2015, the most recent in September 2023. Recorded prices across those 98 sales ran from $280,830 to $784,287 (median $380,000), on homes of 1,474 to 3,654 sq ft. Across Ponte Vedra as a whole, 769 homes closed in the last 12 months at a median of $655,000, 60 median days on market, with 180 homes for sale today. At that median and St. Johns County's FY2025-26 rate of 13.47 mills, annual property tax runs about $5,120 ($4,600 with the full homestead exemption).
Siena sits in Ponte Vedra, in St. Johns County, and the snapshot we have is thin by design: no closings inside the current window and no median to anchor to as of mid-2026. That absence is itself the read. When a small community goes quiet on recorded activity, price gets set less by comparable sales and more by the condition, finish, and specific position of whatever home actually comes to market.
For a buyer, that means underwriting each listing on its own merits rather than leaning on a neighborhood trend line. For a seller, it means pricing is a case to be argued, not a number to be copied — and the story you tell about your home's updates and lot matters more when the recent-sale record is sparse.
The 60-Second Overview
Siena is a Ponte Vedra address in St. Johns County with a quiet transaction record in the current window, so treat it as a community you evaluate home-by-home rather than by the numbers.
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 Siena is best for.
Best for
- Buyers who want a Ponte Vedra location and will underwrite a specific property on its condition rather than a price trend
- Sellers with an updated, well-positioned home who can argue value on the home's merits
- Patient buyers willing to wait for the right listing in a low-inventory pocket
Probably not for
- Buyers who need a deep record of recent comparable sales before committing
- Sellers who want to price by copying a neighborhood average that isn't currently there
- Anyone on a tight timeline who needs steady, predictable listing flow
The market around Siena
Siena is too small for its own price trend, so here is the market around it.
In ZIP 32081, 327 homes are on the market and 36% are under contract — a fast-moving corner of Ponte Vedra.
Across St. Johns County, 1,840 homes are active and 837 pending (31% under contract).
ZIP and county figures describe the wider market, not Siena specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Siena, Ponte Vedra
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.
The Siena buying strategy.
If we were buying in Siena 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 Siena.
Reading a thin-data market
With no closings in the current window, there is no fresh price signal to lean on here. The practical effect is that value is condition-driven: an updated, well-positioned home and a dated one can justify very different numbers, and the spread between them isn't something a recent-sales average will explain for you.
The location does carry weight. Ponte Vedra in St. Johns County is a well-established part of Northeast Florida, and proximity to nearby schools, retail, and the broader coastal corridor is a factual part of what a Siena home offers. Just don't expect the neighborhood's recent record to do your homework — the work is in the individual property.
The location and the amenities are priced into every listing in Siena. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with little recorded activity, the value is in the analysis, not the dashboard. We build the case for a specific home — its condition, its position, and how it compares beyond the immediate neighborhood — so buyers don't overpay on a guess and sellers don't leave money on the table by copying a number that isn't there.
Siena in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Siena 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 Siena sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Siena, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Siena home worth?
Get a no-obligation home value based on real comparable sales in Siena, 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 →
Should you buy in Siena?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2015 (98 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.
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See how Siena fits the bigger picture — live prices, inventory, and Momentum Scores:
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.