Toll Brothers at Marsh Harbor Homes for Sale in Ponte Vedra, FL

Toll Brothers at Marsh Harbor is new construction inside a gated, marsh-edge community on the western bank of the Intracoastal Waterway at the base of the Palm Valley Bridge. The grand opening was in April 2025, and Toll was still releasing homesites into 2026, so part of what you buy is a community in active build-out alongside an established original section where the oaks are mature.

Toll builds five plans on roughly 50 interior, preserve, and marsh-view homesites: the single-story Bayou (5 bedrooms, 3-car garage, 3,762 plus square feet), the Darrington (two-story with first-floor primary, 4,078 plus), the Mclennan (4 bedrooms, 4,263 plus), the Williston (first-floor primary, 5 to 6 bedrooms, 4,588 plus), and the decorated-model Hutchinson (5 bedrooms, 4,691 plus), in Coastal Contemporary, Caribbean, and Cottage elevations.

Separately, master developer The PARC Group released custom Intracoastal-front homesites where buyers choose from approved custom builders, build at least 3,500 square feet, may apply for private dock permits, and must pre-qualify at 3.75 million dollars. That custom tier sets the ceiling for the whole community, so understand which product a given listing belongs to before you compare prices.

The single most important homes fact: this is fee-simple single-family, not condo or attached, and it is firmly a primary-residence community with rental restrictions, so price it as a place to live rather than an income play.

The amenity package is deliberately lean, which is part of how the HOA stays modest. There is a secured gated entry with modern access control, a family swimming pool with cabana and pavilion, a playground, golf-cart-and-EV-friendly streets, and a community dock on the Intracoastal.

The dock is the social heart: fishing, crabbing, sunset watching, and launching kayaks and paddleboards into one of the prettier marsh stretches of the waterway. What it is not is boat slips or storage, so plan to trailer from the nearby Palm Valley ramps if you keep a boat. There is no club, golf, or fitness campus inside the gate.

Day to day, Nocatee Town Center with its Publix and dining is about 10 minutes away, the Ponte Vedra beach is about 15, and the Palm Valley Road corridor fills in everyday errands. Crucially, Marsh Harbor carries the 32081 ZIP and sits in the Nocatee convenience orbit, but per the developer it is not part of Nocatee and not in Nocatee's Community Development District, so you get the location without the CDD assessment and without Nocatee's resident-only amenities.

Coastal St. Johns County evacuates for major storms like the rest of the corridor, and a marsh-edge address means doing the flood homework properly: zones and elevations vary lot by lot, with marsh-front sites deserving the closest read. Pull the FEMA flood designation and a bindable flood-and-wind quote on the specific homesite before you sign, not after. The offset is the product: a 2025-or-newer concrete-and-code Toll build is among the most insurable housing on this coastline, and premiums typically run far more rational than on older coastal stock.

St. Johns County is well served by AT&T (fiber in most newer communities) and Xfinity (Comcast), though availability varies by street. If working from home matters, confirm the options, and fiber in particular, at the specific Marsh Harbor address rather than assuming.

The fee math is favorable here: no CDD, an HOA published at 641.99 dollars per quarter for 2026 (about 2,568 dollars a year) plus a one-time capital contribution of 3,851.94 dollars at closing. Comparable new communities nearby carry CDD assessments of roughly 2,000 to 3,200 dollars per year on top of HOA dues, so the absence here is worth a meaningful sum over a typical hold. Published figures move, so verify the current amounts in writing. On the tax side, the Florida homestead exemption for 2026 is 51,411 dollars for those who qualify, the filing deadline is March 1, and on new construction your assessed value resets to the new just value, so budget the true second-year bill.

On builder process: plan on roughly 9 to 14 months from contract to closing for a to-be-built home, with deposits staged at contract and Design Studio. Incentives move monthly and are often tied to using Toll's affiliated mortgage and title, which deserves a side-by-side cost comparison. The model-home team represents Toll Brothers, not you, and your own representation generally must register on the first visit, so engage an agent before you tour.

Marsh Harbor's natural cross-shops are the other newer luxury communities in the Nocatee and Palm Valley corridor. Against Nocatee itself, Marsh Harbor trades the amenity machine, the water parks, Crosswater Hall, and resident-only campus, for a quiet, gated, marsh-edge enclave with no CDD assessment; Nocatee gives you far more to do, Marsh Harbor gives you a lower carrying cost and a waterfront setting. Against the established Palm Valley custom-home streets nearby, Marsh Harbor gives up mature canopy but offers brand-new, highly insurable construction behind a gate. And against the older coastal Ponte Vedra Beach stock, Marsh Harbor is newer, more energy-efficient, and farther from the sand, but materially easier to insure. The honest summary: Marsh Harbor wins on construction era, insurability, and the no-CDD tax line, and gives ground on amenity density and beach proximity.

Marsh Harbor fits the move-up St. Johns County buyer chasing the Ponte Vedra school zone, the relocating executive who wants brand-new, highly insurable construction behind a gate, and the empty-nester trading a bigger fee stack for the marsh and a community dock. It fits the buyer who values a no-CDD tax line and a primary-residence culture, and who wants a first-floor-primary plan in a quiet setting. It does not fit the buyer who needs an amenity-dense master plan with water parks and a resort campus, the investor who wants flexible rental rights (the covenants restrict rentals), the boater who needs an in-water slip at home, or the buyer who wants an established neighborhood with no builder traffic. For those, Nocatee proper or an established Palm Valley street is the better target, and we will say so.