Del Webb Ponte Vedra, Ponte Vedra

Market snapshot

One hundred and eleven closings were recorded — the largest sample of any 55+ community on this site — at a median of $540,000 and about $280 a square foot. Homes averaged 85 days on market with 2.1 months of supply, classified as a seller's market. Median price read roughly 9% below the prior year. With this many transactions the softening is real rather than a sample artefact, and it gives a buyer more room than the supply figure alone suggests.

Market figures above are aggregated community sales data taken from the public community-data index published at the website movewithmomentum.com (an unaffiliated third party), dataset generated 2026-07-13, reflecting sales as of 2026-07-09. Figures are area aggregates, not an appraisal or a valuation of any individual home, and they change as new sales record. HOA dues, CDD fees and property taxes are NOT shown here: the only figures available for them are modelled estimates rather than recorded amounts. Ask Keith Jones Sr for the current recorded numbers before you rely on them.

For context, St. Johns County as a whole carried a county-wide typical home value (ZHVI) of $492,885 and a county median list price of $539,000, with a county-wide average of 61 days on market and a price-cut share of 22.3%, as of the June 2026 data release. Del Webb Ponte Vedra's $540,000 median sale price runs about $47,100 above the county-wide typical value — roughly 10% above county norms — reflecting its Nocatee location and its amenity-rich, age-restricted product. Its 85-day average is a full 24 days slower than the county's 61-day figure, which is typical for 55+ product: the buyer pool is narrower by definition, and a downsizing purchase is frequently contingent on selling an existing home first, which slows the whole transaction regardless of how the property shows.

St. Johns County carried 47 total schools and 27 designated Schools of Excellence in the FLDOE 2024-25 data, with average student learning gains of 64.1% in ELA and 65.4% in math countywide — figures that matter less to most buyers here directly, but that support resale demand for the county as a whole and, by extension, this community's long-term liquidity.

Where it is

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What to check before you buy here

Nocatee carries a CDD assessment on top of association dues, and in an active-adult community the amenity fee is often separate again. Get all three as distinct annual figures for the specific address. Then read the recorded age and occupancy documents — not the sales brochure — and confirm what the association covers on exterior maintenance, because that varies between product types inside the community.

The Nocatee CDD assessment is 30-year bonded infrastructure debt attached to the parcel, and across Northeast Florida communities of this type it vary by community and phase — get the actual recorded figure for the specific address rather than budgeting off that range. On top of it, an active-adult amenity fee funds a second, separate operating budget for the age-restricted clubhouse, pools and programming that a standard Nocatee HOA does not carry, so treat the three line items — HOA dues, CDD assessment, and amenity fee — as three separate numbers to underwrite, not one bundled cost.

Rental restrictions are worth checking early rather than late. Many active-adult communities, including Del Webb product generally, limit leasing — minimum lease terms, a cap on the share of homes that may be rented at one time, or both — because a community built around resident owners depends on keeping turnover low. If the plan is ever to rent the home rather than occupy it, confirm the current leasing rules in the governing documents before you write an offer, not after.

Because a purchase here so often depends on selling an existing home cleanly first, timing is the real risk, not the property itself. A seller who needs a fast, certain closing on their current home to fund this one is in a very different position than one who can wait for the best offer, and the two situations call for different pricing and marketing strategies. If the math on the departing sale is tight enough that it will not cover what is owed, that is worth raising early — Keith Jones Sr is a state-approved short-sale instructor as well as the broker handling both sides of moves like this one.

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Who Del Webb Ponte Vedra Fits

Start with the fact that governs everything else: this is a deed-restricted 55+ community under the federal Housing for Older Persons Act, and the recorded age-and-occupancy documents — not the sales brochure — say exactly how that restriction operates here. Within that framework, the community fits the buyer who wants low-maintenance product with a dedicated amenity campus and is prepared to underwrite three separate annual line items: HOA dues, the Nocatee CDD assessment, and the amenity fee. It is the wrong purchase for anyone whose plan involves leasing the home out, because leasing limits are common in this product type, and for anyone who has not read the resale and occupancy rules in writing first.

Because the costs here are layered, check each against the record: the CDD assessment and taxes as recorded for the specific parcel, the association’s current budget and fee schedule in writing, and the state’s exemption rules through the Florida Department of Revenue. The flood zone must also be confirmed for the exact address at the FEMA Flood Map Service Center — a low-maintenance exterior does not exempt a lot from a flood determination.