Ponte Vedra Beach 32082 vs. Ponte Vedra 32081: 12 Months of MLS Numbers Side by Side

Drive west from the ocean on County Road 210 and within a few miles you cross from one Ponte Vedra into another. Near the ocean you are in 32082, with the beach, Sawgrass and the older established neighborhoods. Keep going west and you reach 32081, which most people know as Nocatee and the newer communities around it. Same name on the mailbox, two very different markets.

Buyers ask me all the time which one is the better value, and sellers want to know how their side is doing compared to the other. So I pulled the last twelve months of MLS numbers for both ZIP codes and put them side by side.

Where These Numbers Come From

All figures below come from FlexMLS market statistics for residential listings by ZIP code, covering October 2025 through September 2026, the most recent full month available when I pulled them. "Residential" includes single family homes, townhomes and condos, so the medians mix property types. Monthly numbers in smaller markets bounce around, so I focus on direction and ranges rather than any single month.

Prices: Two Different Price Bands

32082 (Ponte Vedra Beach): The median sold price for September 2026 was $1,000,000. Over the twelve months it ranged from $825,000 (November 2025) to $1,200,000 (October 2025 and January 2026). The median list price of active listings in September was $954,500.

32081 (Ponte Vedra / Nocatee): The September 2026 median sold price was $665,000. The twelve month range ran from $639,450 (March 2026) to $738,750 (June 2026). Active listings had a median list price of $669,900 in September.

The takeaway: 32082 swings more because a handful of oceanfront or golf course sales can move the median in a given month. 32081 is steadier because so much of it is newer construction in a tighter price range.

Inventory: More Choice Than a Year Ago in One, Less in the Other

32082: Active listings went from 260 in October 2025 to 226 in September 2026. Closed sales totaled 671 over the twelve months, about 56 a month. That works out to roughly four months of supply.

32081: Active listings fell from 329 in October 2025 to 239 in September 2026, a meaningful drop. Closed sales totaled 858 over the twelve months, about 71 a month, which is a little over three months of supply at the yearly pace.

For buyers, 32081 has tightened more over the year. For sellers in 32082, there is still real competition from other listings, so presentation matters.

How Close to Asking Homes Are Selling

This is where the two ZIP codes really separate.

32082: In September 2026, homes sold for 95.7 percent of their final list price and 91.9 percent of their original list price. Over the year, the sale to original list ratio stayed between about 89.7 and 94.1 percent.

32081: In September 2026, homes sold for 98.1 percent of final list price and 96.8 percent of original list price. Over the year, the sale to original list ratio ran from 92.6 to 96.8 percent and generally improved.

In plain terms, Ponte Vedra Beach sellers have been giving up more from their first asking price, often through price reductions before an offer arrives. Nocatee area sellers have been landing closer to where they started.

Days on Market

32082: Average days on market dropped from a high of about 110 days in January 2026 to about 56 days in September. Summer was the quickest stretch of the year.

32081: Average days on market was about 75 days in September 2026, after peaks above 110 days in January and March. If you want more detail on that side, I wrote about average days on market in Nocatee earlier this year.

Keep in mind that new construction resales in 32081 compete with builders, which can stretch the time a resale takes even when it eventually sells close to asking.

What This Means If You Are Buying

• In 32082, there is room to negotiate, especially on homes that have been on the market for a while or have had a price change. Look at the original list price, not just the current one.
• In 32081, well priced homes are going close to asking. Your leverage is more likely to come from timing, inspection items or comparing resales against builder incentives.

What This Means If You Are Selling

• In 32082, the first price matters. The gap between original and final list price suggests many homes started too high and had to come down. Pricing right from day one usually beats chasing the market.
• In 32081, your biggest competition may be the new home down the road. Know what nearby builders are offering so your home compares well.

Frequently Asked Questions

What is the difference between 32082 and 32081?

32082 is the original Ponte Vedra Beach ZIP code, covering the beach, Sawgrass, Palm Valley and other established neighborhoods. 32081 is the newer Ponte Vedra ZIP code to the west, best known for Nocatee and nearby newer communities.

What is the median home price in Ponte Vedra Beach 32082?

FlexMLS shows a median residential sold price of $1,000,000 for September 2026, with monthly medians between $825,000 and $1,200,000 over the prior twelve months. The figure includes condos and townhomes.

Are homes in Nocatee selling close to asking price?

Yes, more so than in 32082. In September 2026, residential sales in 32081 closed at 98.1 percent of final list price and 96.8 percent of original list price, according to FlexMLS.

Is Ponte Vedra a buyer's market or a seller's market right now?

Both ZIP codes were running roughly three to four months of supply, which is generally considered balanced. Individual neighborhoods and price ranges can lean one way or the other.

Search Homes in Both ZIP Codes

What To Do Right Now

1. Decide whether beach side living or a newer master planned community fits your daily life before you compare prices.
2. When you look at a listing, check its original list price and days on market, not just the current price.
3. If you own in either ZIP code, ask for a neighborhood level sales report rather than relying on ZIP code medians.
4. Call or text me at (904) 863-6679 to talk through what these numbers mean for your plans.

Cover photo: TPC at Sawgrass (3424745334) by Philip Larson from McLean, VA, US, CC BY-SA 2.0, via Wikimedia Commons.