Spinnakers Reach I
Condos for Sale in Ponte Vedra Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of BERKSHIRE HATHAWAY HOMESERVICES FLORIDA NETWORK REALTY · via realMLS
Spinnakers Reach I Condo prices on scarcity, not square footage. The community carries a median price of $1,275,000 and a median price per square foot of $838.82 — numbers that only make sense next to gated, guard-staffed, beach-access condo product in Ponte Vedra Beach. There is no way to comp this against typical inland product; the premium here is the gate, the guard, and direct beach access.
Right now there is essentially nothing to show a buyer — active listings sit at zero, and only three closings cleared in the recent window. That is not a market that has gone cold; it is a market with almost no float. A median 19-day days-on-market figure and a market heat score of 63 both point to units selling close to list when they do surface, so a buyer waiting for a deep price cut here is mostly just waiting.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Spinnakers Reach I 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
Spinnakers Reach I Condo is a gated, guard-staffed condo community in Ponte Vedra Beach with direct beach access, and what little inventory exists trades on a per-square-foot basis that reflects the location and security package as much as the unit itself.
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 I Condo. Swipe to explore the community.
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Spinnakers Reach I Condo
Spinnakers Reach I Condo
Spinnakers Reach I Condo
Spinnakers Reach I Condo
Spinnakers Reach I Condo
Spinnakers Reach I CondoPhotos from realMLS listings in Spinnakers Reach I Condo; content deemed reliable but not guaranteed.
Who Spinnakers Reach I Condo is best for.
Best for
- A buyer prioritizing gated, guard-staffed beach access over broad unit selection or price negotiation.
- A buyer with financing ready to move within days of a listing appearing, given the median 19-day pace.
- A buyer comfortable transacting near the median $838.82 per-square-foot figure rather than hunting for a discount.
Probably not for
- A buyer who needs to compare multiple active listings before committing — there are currently none.
- A buyer working with a fixed budget well under the community's $1,275,000 median price point.
- A buyer expecting a slow, negotiable process — a market heat score of 63 against zero active listings argues against that.
The market around Spinnakers Reach I Condo
Spinnakers Reach I 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 I Condo specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Spinnakers Reach I 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 I Condo
Live MLS inventory for Spinnakers Reach I 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 I 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 I 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 I Condo
- Security Gate · reported on 3 of 3 listings
- Beach Access · reported on 2 of 3 listings
- Gated · reported on 2 of 3 listings
- Gated with Guard · reported on 2 of 3 listings
- Maintenance Grounds · reported on 1 of 3 listings
- Maintenance Structure · reported on 1 of 3 listings
- Playground · reported on 1 of 3 listings
- Management - Off Site · reported on 1 of 3 listings
- 24 Hour Security · reported on 1 of 3 listings
- Management - Full Time · reported on 1 of 3 listings
- Pool · reported on 1 of 3 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
How far is everything?
Everyday stops around Spinnakers Reach I Condo are close: the nearest dining is about 2 minutes away.
- Sawgrass Beach Club · Dining2 min
- Cornerstone Park · Parks7 min
- The Kookaburra Coffee Outpost -PVCH · Coffee7 min
- Instacart · Groceries9 min
- Tournament Plaza · Shopping10 min
- Tactical Medics International · Health22 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- St. Johns County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- PVPV/Rawlings Elementary School · Public (zoned; confirm by address)
- Alice B. Landrum Middle SchoolFLDOE grade A · Public 6-8 (zoned; confirm by address)
- Ponte Vedra High SchoolFLDOE grade A · Public 9-12 (zoned; confirm by address)
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year 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 I Condo address.
Recent Developments in Spinnakers Reach Ponte Vedra
Development, infrastructure, retail, and school activity affecting Spinnakers Reach Ponte Vedra, 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 Ponte Vedra.
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 project is about 10 miles southwest of Spinnakers Reach Ponte Vedra, elsewhere in St. Johns County.
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 Ponte Vedra, 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 Ponte Vedra.
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 7 miles southwest of Spinnakers Reach Ponte Vedra, 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 Ponte Vedra, 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.
The Spinnakers Reach I Condo buying strategy.
If we were buying in Spinnakers Reach I 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 I Condo.
What actually moves the number here
The amenity set explains the per-square-foot number: a security gate, 24-hour security, and full-time management sit alongside beach access, a pool, and a playground, with maintenance of both grounds and structure handled by the association. That bundle is what a buyer is paying $838.82 per square foot for — not just the finishes inside a given unit.
With active listings at zero and only three closings in the recent window, pricing a unit here is closer to appraisal work than to comping off a stack of active competitors. The median price of $1,275,000 and a median days-on-market of 19 are the most reliable anchors available, and a market heat score of 63 suggests demand is running ahead of what little supply exists.
The location and the amenities are priced into every listing in Spinnakers Reach I Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Thin-inventory communities like this one reward a broker who tracks off-market movement rather than one who just refreshes a portal search. With active listings at zero, the job is finding the unit before it is broadly competed for, and pricing it against a median of $838.82 per square foot and a market heat score of 63 rather than guesswork.
Spinnakers Reach I Condo in 15 seconds.
HOA, CDD & Fees
- No CDD
- 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.
Page states no CDD.
Tools for a Spinnakers Reach I 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 I 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 I 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 I Condo home worth?
Get a no-obligation home value based on real comparable sales in Spinnakers Reach I 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.
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Frequently Asked Questions
Is Spinnakers Reach I Condo a buyer's or seller's market right now?
What schools serve Spinnakers Reach I Condo?
Who is the best real estate agent for Spinnakers Reach I Condo?
How do I find a top Ponte Vedra Beach real estate agent who knows Spinnakers Reach I Condo?
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Should you buy in Spinnakers Reach I Condo?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Spinnakers Reach I 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 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (81 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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