Ponte Vedra Beach vs Ponte Vedra

Ponte Vedra Beach vs Ponte Vedra homes for saleThe issue of Ponte Vedra Beach vs Ponte Vedra often comes up when we are helping buyers search for their new home in Northeastern Florida.  For years Ponte Vedra Beach was often referred to as Ponte Vedra and that worked just fine.  Before Nocatee was developed, the rural area west of the Intracoastal and Ponte Vedra Beach was St Augustine, despite being miles away from the town of St Augustine.  All of that changed once Nocatee started development. Boundaries were shifted and a second city named “Ponte Vedra” was added to the existing city of Ponte Vedra Beach.

Ponte Vedra Beach vs Ponte Vedra

Ponte Vedra Beach, 32082

The area east of the Intracoastal Waterway in Northern St Johns County FL.  This area runs between the Intracoastal and the Atlantic Ocean.  It borders Jacksonville Beach, to the north and Vilano Beach to the south.  People often ask about the difference in housing in Ponte Vedra Beach vs Ponte Vedra.  This zip code is generally more expensive due to its proximity to the beach and nice, established neighborhoods of large, expensive homes.

Ponte Vedra, 32081

North St Johns County FL between the Intracoastal Waterway and US 1. Homes are newer, in general, than the older, more established communities in Ponte Vedra Beach.  Homes are generally more affordable than in Ponte Vedra Beach, although some of the new subdivisions in 32081 rival the cost at the beach.

Another interesting fact about Ponte Vedra.  There is a section of Nocatee that is located in Duval County.  While the postal address for this area is Ponte Vedra 32081, the services and schools are in fact Duval County schools.  Taxes are paid to Duval County if you live in this section.

When you are looking to purchase a home, the differences in Ponte Vedra Beach vs Ponte Vedra will often become quite clear.  The differences between the two are enough that usually buyers are drawn to one or the other.  Some people want the more expensive feel of the Ponte Vedra Beach neighborhoods.  Others prefer the quiet, laid-back natural setting of the homes in Ponte Vedra.

Ponte Vedra Beach Real Estate Market Update for July 2013

The Ponte Vedra Beach real estate market continues to improve. Homes sold in Ponte Vedra Beach 32082 increased in July from June. There were 62 homes that closed in Ponte Vedra Beach in July 2013. Of these 62 homes 85.5% were regular resales and 14.5% were distressed property sales. Of the distressed property sales five were foreclosures and four were short sales.

The numbers for July 2013 are all an improvement from June 2013. Sales in July were up almost 9% over June and up 38% from last July. Last July distressed property sales were 22.2% of the homes sold in Ponte Vedra Beach and in June of this year distressed sales made up 19.3% of sales.

If you are interested in finding out about Ponte Vedra Beach homes for sale let us know. We can help you with any purchase of any home for sale in Ponte Vedra Beach no matter who has the home listed. Our services are free to buyers.

Ponte Vedra Beach real estate-Appraisals Rule (or Ruin) the Day

In the Ponte Vedra Beach real estate market  appraisals can rule, or ruin, the day.  I’ve come to the conclusion that if you believe there are no appraisal problems you just haven’t been involved in enough real estate transactions.  Fair market value is where a ready, willing and able buyer and seller both come together…right?  Not these days.

Appreciation in the Ponte Vedra Beach real estate market is dependent upon whether the appraiser feels the home is worth the sales price.  Then the underwriter sometimes works to poke holes in the appraisal even though the appraiser is chosen by the bank.

So some buyers are going under contract on homes, putting out money for the inspections, then finding out that the bank is not going to loan the money for the home based on the appraisal.

When appraisals on Ponte Vedra Beach homes for sale come in low it is a very emotional experience for all.  The seller usually gets angry that they have a buyer and a contract yet someone else is not letting the transaction go through as planned.  The buyer is mad because if the seller is not willing to come down, they either lose the home or have to come up with extra cash out of pocket to cover the difference in the appraisal price of the home and the contract sales price.

I had a recent appraisal where the home appraised low.  In this appraisal an eleven month old comp was used and NO market appreciation was applied.  As we all know there has been appreciation in the past year.  Market increases are being controlled by the banks.  As a result, more homeowners are staying underwater.

Just because a buyer is willing to pay a certain price for your home that you are willing to sell it for doesn’t make it a done deal.  In the Ponte Vedra Beach real estate market the appraisal could ruin your deal.  While it’s not always enough, it’s important that careful attention be paid to pricing to minimize this risk.

Waterfront Houses for Sale in Ponte Vedra Beach

Ponte Vedra beach waterfront homes for salePonte Vedra Beach waterfront homes for sale includes several great options depending on your preferences.  Ponte Vedra Beach oceanfront homes vary greatly in price…from large and luxurious to small cottages there are oceanfront homes that fit many budgets.

Ponte Vedra Beach also offers homes located on Intracoastal Waterway front lots.  Many Intracoastal lots have their own boat docks and lifts.  Tidal marsh front lots are also a great option for those who want a beautiful view.

Ponte Vedra Beach Oceanfront

Roscoe Boulevard-Intracoastal

Ponte Vedra Beach Intracoastal

Ponte Vedra Beach Marsh Front

Other Waterfront:
Neck Road

Lake or other


Intracoastal Real Estate in Ponte Vedra Beach

Ponte Vedra Beach Intracoastal Real Estate


The Ponte Vedra Beach real estate market has some great homes directly on the Atlantic Intracoastal Waterway. The Atlantic Intracoastal Waterway, which runs the length of Ponte Vedra Beach, is a favorite of local boaters.  With the opportunity to dock a larger boat (within limits), buying real estate in Ponte Vedra Beach along the intracoastal is a wonderful option for those that count boating as a top priority.

Homes along the intracostal vary in size, price and age.  Ponte Vedra Beach Intracoastal real estate varies from large, luxury homes built in recent years to older “tear downs.”

Many of the homes on the intracoastal already have docks with lifts in place.  Those with really large boats, and larger budgets may want to consider Harbour Island in Marsh Landing as an alternative.


Ponte Vera Beach Intracoastal Homes for Sale | Ponte Vedra Beach Intracoastal Real Estate Listings

Ponte Vedra Beach Intracoastal Real Estate Listings

Listings below are all listings currently for sale on the Ponte Vedra Beach real estate market by all real estate agencies. Click on the picture for full listing details about the Ponte Vedra Beach Intracoastal home for sale.

Listings represent all Ponte Vedra Beach Florida Intracoastal real estate listings for sale by all real estate brokers.

Golf Course Communities in Ponte Vedra Beach


Ponte Vedra Beach has some golf course and Country Club community options for the buyers that love golf.

Golf and Country Club Communities in Ponte Vedra Beach

  • Marsh Landing homes for Sale – Marsh Landing Country Club
  • Sawgrass homes for Sale – Sawgrass Country Club
  • TPC Sawgrass homes for Sale
  • The Plantation at Ponte Vedra Beach homes for sale


Ponte Vedra Beach Real Estate Market Update – January 2013 Homes Sold

Ponte Vedra Beach real estate market had 32 sales in January 2013 in a wide variety of price ranges. Homes sold in Ponte Vedra Beach ranged from just over $75,000 to $3.6 million dollars for a Ponte Vedra Beach oceanfront home.

I included the ratio of sold price to the original price the homes were listed for as well as the number of days on the market.  If you are thinking about selling your Ponte Vedra Beach homeor looking at Ponte Vedra Beach homes for sale to find your new home to purchase…let me know.  I can help 904.371.9654.


Sold Price Sold Price to Original List Days on Market Beds Baths Common Name of Ponte Vedra Beach Subdivision
$75,100 100.27% 22 2 1.5 PONTE VEDRA COURT
$85,100 100.24% 16 3 2 PONTE VEDRA COURT
$133,500 102.69% 7 3 2 PONTE VEDRA LANDING
$165,000 91.92% 6 3 2 PONTE VEDRA LANDING
$187,000 83.11% 151 3 2 WILLOW POND
$190,000 88.37% 20 3 2 L ATRIUM
$200,000 62.60% 103 3 2 SEASIDE
$209,000 87.12% 32 3 2.5 FAIRFIELD
$210,000 87.54% 189 3 2 FAIRFIELD
$241,000 99.59% 35 3 2.5 FAIRFIELD
$290,000 82.98% 315 3 2 CYPRESS CREEK
$290,000 92.98% 64 4 2 ODOMS MILL
$300,000 91.05% 39 3 2 SAWGRASS CC
$305,000 98.71% 37 3 2.5 SOLANO WOODS
$335,000 97.13% 180 3 2 AZALEA POINT
$350,000 87.72% 77 3 2 SEAVIEW PARK
$351,000 92.61% 55 4 3 FIDDLERS HAMMOCK
$354,500 99.89% 6 4 3 OCEANS EDGE
$360,000 72.73% 123 5 4 SAWMILL LAKES
$373,500 93.61% 12 4 2 SEASIDE
$375,000 98.81% 35 4 2.5 SAWMILL LAKES
$425,000 96.70% 38 3 3 SUMMERFIELD
$549,000 92.27% 143 5 4.5 MARSH LANDING
$560,000 96.72% 30 3 2.5 PLANTATION
$630,000 100.00% 0 4 3 PONTE VEDRA
$665,000 95.14% 22 5 5 + 2 .5s THE PLANTATION AT PV
$695,000 100.00% 35 4 4.5 PLANTATION OAKS
$800,100 100.26% 24 4 4 MARSH LANDING
$842,500 76.59% 663 4 4.5 SAWGRASS
$850,000 88.08% 203 5 5.5 MARSH LANDING CC
$1,315,000 101.54% 7 4 4.5 OLD PONTE VEDRA
$3,600,000 96.64% 59 5 6 PONTE VEDRA BEACH

This list represents all homes sold in Ponte Vedra Beach in January 2013 by all real estate agents and all brokers.  This may not be a complete list although every effort has been made to provide a complete list of Ponte Vedra Beach homes sold in January 2013 – Ponte Vedra Beach real estate market update.


New Homes in Ponte Vedra FL – We Can Help!

Buyer agent services for new homes Ponte Vedra FL!  We can work for you to help you purchase your new home through the builder, negotiate your deal, and be the liaison throughout the home building/purchasing process…. and best of all our services cost you nothing. 

Because of the great location, and wonderful amenities in the area, many buyers are searching for new homes Ponte Vedra FL.  Ponte Vedra FL has a great selection of new homes.  Nocatee is the main development in Ponte Vedra FL and provides a  big variety of housing options, home sizes and price.

Call us 904.371.9654 to check out Nocatee new homes Ponte Vedra FL!  We are very familiar with Nocatee and new homes Ponte Vedra FL and can show you around the area and help you find the right community and home for you.

New Homes Ponte Vedra FL

Nocatee has a large selection of new homes in Ponte Vedra FL.  We regularly help new home buyers purchase their new home in Ponte Vedra from the builder.  We work with all Nocatee builders to help you get the house you want at a great price.

We can help you with homes in all Nocatee neighborhoods (our services cost you nothing!) including:

  • Coastal Oaks at Nocatee – gated community developed by Toll Brothers.  Coastal Oaks has its own amenities including a pool and clubhouse in addition to the common Nocatee amenities.
  • Greenleaf Village – includes David Weekley, Standard Pacific and Providence Homes.
  • Greenleaf Preserve – new homes being built by ICI
  • Austin Park – few new homes Ponte Vedra FL remaining
  • Kelly Pointe – variety of builders including Mattamy and David Weekley
  • Willowcove – David Weekley and Lennar development located in close proximity to the amenity center, pools, Splash water park and Nocatee town center.
  • Del Webb at Ponte Vedra -55+ community, gated.  Del Webb at Ponte Vedra has their own amenities along with the shared amenities at Nocatee
  • Lakeside – new development located beside Nocatee Town Center.  Lennar is building homes ranging from just over 2,100 square feet to over 3,000 square feet.
  • Brookwood -new development in Duval County portion of Nocatee with Lennar and DR Horton homes.
  • Tidewater – condo community in Nocatee
  • The Enclave – David Weekley development by Nocatee Town Center.  This is their cottage series…smaller homes on smaller lots for those looking for a lower maintenance home.

To see new homes Ponte Vedra FL call us at 904.371.9654

The Return Of The 5% Down Conventional Mortgage To The Ponte Vedra Real Estate Market

I am very happy to see the return of the 5% conventional mortgage to the Ponte Vedra real estate market.  This requires a slightly higher down payment for home buyers, however, it is a cheaper product overall for Jacksonville home buyers.  When it is compared side-by-side to the FHA mortgage which has been the recent favorite for buyers that have less cash, it seems to make a lot more sense.

FHA is a relatively expensive product for  Ponte Vedra real estate buyers.  The recent hikes in PMI rates and terms make it far less attractive if buyers have another option.

If you are considering jumping into the  Ponte Vedra real estate market, let us know.  We’d love to help.  If you don’t have a lender we can provide information about lenders we have worked with in the past for you to get more information about the types of loan programs that may be options for you.

It’s a great time to buy  Ponte Vedra real estate with prices still considerably less than in 2006 and lower interest rates.  904.371.9654 is how to reach us.  🙂