Spinnakers Reach Ii
Condos for Sale in Ponte Vedra Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of PONTE VEDRA CLUB REALTY, INC. · via realMLS
Spinnakers Reach II is a condo community in Ponte Vedra Beach, and with a market snapshot this thin — a single closing in the window as of mid-2026 — price here is driven far more by the individual unit than by any community-wide trend. Condition, floor level, updates, and exposure will move a number more than any headline stat can capture.
For a buyer, that means you are underwriting one home at a time, not a pattern. For a seller, it means comps are scarce and your list strategy has to lean on unit-specific merits rather than a deep run of recent sales. Both sides should treat this as a market where the story is in the details, not the averages.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Spinnakers Reach Ii Condo right now
🟡 Balanced market. 6.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of October 23, 2026. Confidence: Low (1 active and pending listings, 2 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 23, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
This is a coastal St. Johns County condo enclave in Ponte Vedra Beach, and the current data is too sparse to read as a trend — expect pricing to hinge on the specifics of each unit rather than a community rhythm.
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 Spinnakers Reach Ii Condo. Swipe to explore the community.
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Spinnakers Reach Ii CondoPhotos from realMLS listings in Spinnakers Reach Ii Condo; content deemed reliable but not guaranteed.
Who Spinnakers Reach Ii Condo is best for.
Best for
- Buyers seeking a lock-and-leave coastal condo who value location over land
- Buyers comfortable underwriting a single unit's condition rather than a market trend
- Buyers budgeting realistically for association dues, insurance, and reserves alongside the purchase price
Probably not for
- Buyers who need a deep set of recent comparable sales to feel confident on price
- Buyers wanting a single-family home with a yard and room to expand
- Buyers who want a proven, active resale trend before they will move
The market around Spinnakers Reach Ii Condo
Spinnakers Reach Ii Condo is too small for its own price trend, so here is the market around it.
In ZIP 32082, 318 homes are on the market and 21% are under contract — a steady corner of Ponte Vedra Beach.
Across St. Johns County, 2,096 homes are active and 890 pending (30% under contract).
ZIP and county figures describe the wider market, not Spinnakers Reach Ii Condo specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Spinnakers Reach Ii Condo, 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.
Homes For Sale Right Now in Spinnakers Reach Ii Condo
Live MLS inventory for Spinnakers Reach Ii Condo. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Spinnakers Reach Ii Condo listings as of 2026-10-21, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Spinnakers Reach Ii Condo on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap contributors.
Life at Spinnakers Reach Ii Condo
- Beach Access · reported on 1 of 1 listings
- Gated · reported on 1 of 1 listings
- Maintenance Grounds · reported on 1 of 1 listings
- Security · reported on 1 of 1 listings
- Management - Off Site · reported on 1 of 1 listings
- Pool · reported on 1 of 1 listings
- Gated with Guard · reported on 1 of 1 listings
- Security Gate · 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.
Schools
- St. Johns County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Ponte Vedra Rawlings · Elementary
- Alice B. Landrum · Middle
- Ponte Vedra · High
Zoned schools reflect the assignments reported on recent Spinnakers Reach Ii Condo listings and can change; always confirm with St. Johns County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Spinnakers Reach Ii Condo address.
The Spinnakers Reach Ii Condo buying strategy.
If we were buying in Spinnakers Reach Ii Condo 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 Spinnakers Reach Ii Condo.
A thin-data condo market
With only one closing in the current window, there is no reliable spread to describe and no median we can responsibly quote as representative. In a condo community this size, that is not unusual — but it does change how you value a unit. The right approach is to weigh the specific home: its condition, its position within the building, and what similar Ponte Vedra Beach coastal condos are asking and closing at more broadly.
Location does a lot of the work here. Ponte Vedra Beach sits in St. Johns County near the coast, and for a condo buyer that typically means the appeal is lifestyle and proximity rather than land or expansion. Carrying costs — association dues, insurance, and reserves — deserve as much scrutiny as the purchase price, because in a low-inventory, low-transaction setting those recurring figures shape total cost more than a single comp ever will.
The location and the amenities are priced into every listing in Spinnakers Reach Ii Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community trades this rarely, national valuation tools and thin comp sets can mislead in both directions. We work the actual unit — its condition, its building, its dues and insurance picture — and we pull context from the wider Ponte Vedra Beach coastal-condo market to build a defensible number. That is the difference between guessing and pricing.
Spinnakers Reach Ii Condo in 15 seconds.
Tools for a Spinnakers Reach Ii Condo 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 Spinnakers Reach Ii Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Spinnakers Reach Ii Condo, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Spinnakers Reach Ii Condo home worth?
Get a no-obligation home value based on real comparable sales in Spinnakers Reach Ii Condo, 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 Spinnakers Reach Ii Condo on the map →
Recent Developments in Spinnakers Reach Ii Condo
Development, infrastructure, retail, and school activity affecting Spinnakers Reach Ii Condo, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Market
St. Johns County denies 4,462-acre Palm Valley farmland housing application under new state enclave law
Commissioners denied 3-2 on Sept. 15 the 4,462-acre Palm Valley application near Nocatee under the state agricultural enclave law, and the county plans to fight it in court. Another proposal of nearly 1,200 acres and about 15,000 homes south of St. Augustine was approved in August, then denied 3-2 on Sept. 28. St. Johns County has received 16 applications under the law.
What it may mean for the marketThe outcome of these applications will shape how much new housing supply can be added on rural land in the county. The site is about 3 miles southwest of Spinnakers Reach Ii Condo.
Source: Jacksonville Today - September 2026Development
UF Health Durbin Park 99-bed hospital opens in northern St. Johns County; Baptist Silverleaf adds emergency department
UF Health Durbin Park, a 99-bed hospital with a 24-hour emergency department on 42.5 acres, held its ribbon-cutting and opens the following week. Baptist Health's Silverleaf campus, about 10 miles south, is adding an emergency department, and AdventHealth and Acadia Health have also opened facilities near I-95. The county's population has grown more than 25% since 2020.
What it may mean for the marketNew hospital and emergency capacity shortens drive times to emergency care and adds healthcare jobs in northern St. Johns County. The site is about 10 miles southwest of Spinnakers Reach Ii Condo.
Source: Jacksonville Today - July 2026Infrastructure
CR 210 widening westbound lanes set to reopen in St. Johns County
News4Jax reported that all westbound lanes of the County Road 210 widening project in St. Johns County were expected to reopen by the end of Friday, July 31, 2026, ahead of the August 10 school year start. The county said it is managing 44 active road projects totaling $183.1 million this year.
What it may mean for the marketExpands roadway capacity on a major county corridor, improving traffic flow and supporting continued growth along the CR 210 area. The project is about 8 miles southwest of Spinnakers Reach Ii Condo, elsewhere in St. Johns County.
Source: News4Jax - July 2026Development
Six agricultural enclave projects seek to develop 6,500-plus acres in St. Johns County
Jacksonville Today reported that St. Johns County received six proposals totaling more than 6,558 acres for development under a new Florida agricultural enclave law that took effect July 1, 2026. The largest proposal, about 4,462 acres north of Nocatee, comes from the Davis family and the PARC Group. The County Commission scheduled a public hearing on the proposals for August 19, 2026.
What it may mean for the marketSignals a large potential expansion of developable land and future housing and commercial capacity, using a new state process that can convert farmland to residential and commercial use with reduced local review. The site is about 8 miles south of Spinnakers Reach Ii Condo.
Source: Jacksonville Today - July 2026Retail & Dining
Publix opens and more retailers coming to Marketplace at Nocatee
An official Nocatee business update reported that a Publix supermarket with a pharmacy drive-thru and adjacent Publix Liquors has opened at Marketplace at Nocatee. Additional announced tenants include SoFresh in late summer 2026, a Gate gas station, BODYBAR Pilates, a nail spa and a wine and spirits shop. The Hub at Nocatee entertainment concept is slated for 2028.
What it may mean for the marketExpands grocery, dining and everyday retail capacity at a growing town center, adding anchor and service tenants that build out the commercial base of the area. The project is about 6 miles southwest of Spinnakers Reach Ii Condo, elsewhere in St. Johns County.
Source: Nocatee - May 2026Retail & Dining
Grocery-anchored retail center proposed in Durbin Park
A grocery-anchored retail center was proposed at Durbin Park, the large mixed-use development near Interstate 95 and County Road 210 in northern St. Johns County, adding to the district's existing stores, restaurants, and Walmart-anchored core.
What it may mean for the marketAdded grocery and retail at Durbin Park deepens everyday conveniences in northern St. Johns County, an amenity factor that can support demand for surrounding communities. The project is about 11 miles southwest of Spinnakers Reach Ii Condo, elsewhere in St. Johns County.
Source: Jax Daily Record
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
Is Spinnakers Reach Ii Condo a buyer's or seller's market right now?
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Should you buy in Spinnakers Reach Ii Condo?
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Nearby Communities
Explore more neighborhoods near Spinnakers Reach Ii Condo with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 21, 2026) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Historical depth | Closed-sale records back to 2002 (52 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.
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