The Pointe
Homes 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
The Pointe sits in Ponte Vedra Beach, and with only a single closing in the most recent window there is no reliable price signal to lean on. What sets value here is not a running median but the individual home — its condition, its lot, and how recently it has been updated. In a small community like this, one sale tells you very little about the next.
For a buyer, that means pricing has to be built from the specific property and current comparable activity in the surrounding St. Johns County market, not from a neighborhood average. For a seller, it means positioning is everything: with thin recent data, buyers and their agents will scrutinize condition and price against the broader area, so the home needs to be presented on its own merits.
The 60-Second Overview
The Pointe is a Ponte Vedra Beach community in St. Johns County where recent closing activity is light, so the story is driven by the individual home far more than by any neighborhood-wide trend.
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 The Pointe. Swipe to explore the community.
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The PointePhotos from realMLS listings in The Pointe; content deemed reliable but not guaranteed.
Who The Pointe is best for.
Best for
- Buyers targeting Ponte Vedra Beach who are comfortable pricing off condition and broader St. Johns County comparables
- Long-hold buyers who value a quieter, low-turnover community over an active resale market
- Buyers working with an agent to underwrite a specific property rather than chase a neighborhood average
Probably not for
- Buyers who want a deep bench of recent comparable sales before committing
- Short-term buyers counting on frequent turnover and easy resale liquidity
- Buyers who need a clear, data-backed neighborhood price trend to make a decision
The market around The Pointe
The Pointe is too small for its own price trend, so here is the market around it.
In ZIP 32082, 310 homes are on the market and 30% are under contract — a steady corner of Ponte Vedra Beach.
Across St. Johns County, 1,849 homes are active and 860 pending (32% under contract).
ZIP and county figures describe the wider market, not The Pointe specifically. Momentum Research analysis of MLS records.
Recent Developments in The Pointe
Development, infrastructure, retail, and school activity affecting The Pointe, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 site is about 3 miles southwest of The Pointe.
Source: News4Jax - 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 site is about 2 miles south of The Pointe.
Source: Nocatee - 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 3 miles south of The Pointe.
Source: Jacksonville Today - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 19 miles west of The Pointe.
Source: Jax Daily Record - 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 site is about 7 miles southwest of The Pointe.
Source: Jax Daily Record - February 2026Retail & Dining
Durbin Park Walmart plans an expansion
The Walmart anchoring Durbin Park filed plans to expand in early 2026, reinforcing the retail core of the Interstate 95 and County Road 210 district in northern St. Johns County.
What it may mean for the marketInvestment in Durbin Park's retail anchor signals continued commercial strength in northern St. Johns County, which can reinforce the appeal of nearby residential areas. The site is about 7 miles southwest of The Pointe.
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 The Pointe buying strategy.
If we were buying in The Pointe 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 The Pointe.
Reading a thin market
With just one closing in the current window, The Pointe does not give you the volume of data you would use to call a trend. That is not a red flag on its own — it is simply the reality of a smaller Ponte Vedra Beach community, where homes turn over infrequently and any single sale carries outsized weight in the numbers.
The practical takeaway is to treat each listing as its own case study. Condition, updates, and lot matter more here than in a high-turnover subdivision, and the right comparables often come from the wider St. Johns County market rather than from within the community itself. Expect valuation to be a hands-on exercise, not a lookup.
The location and the amenities are priced into every listing in The Pointe. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume community like The Pointe, the local knowledge that matters most is knowing how to price and position a home when the neighborhood itself gives you almost no recent data. We build the read from the specific property and the broader St. Johns County activity around it, so you are not making a six- or seven-figure decision on a single data point.
The Pointe 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 The Pointe 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 The Pointe sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Pointe, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Pointe home worth?
Get a no-obligation home value based on real comparable sales in The Pointe, 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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Should you buy in The Pointe?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near The Pointe with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 20, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Historical depth | Closed-sale records back to 2001 (39 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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