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Atlantic dune line in Ponte Vedra Beach

Building on the ocean in Ponte Vedra Beach.

For a buyer who wants to build their own house on the sand, three questions come first: which lot, what the street around it is worth, and what the state will let you build where. The first two are answered below from live MLS data. The third runs through the Florida DEP, and I walk through it after the lots.

Krista Fracke - Broker Associate

By Krista Fracke — Broker Associate, Christie's International Real Estate First Coast · 20+ years in Northeast Florida · 500+ closings · client reviews

One road, two markets

I’m Krista Fracke, and on this road choosing the lot is the biggest decision a buyer makes. North of Mickler’s Landing, Ponte Vedra Boulevard is the estate row. South of it, the road continues as S Ponte Vedra Boulevard and A1A past smaller lots and older beach houses, and the prices separate accordingly. Every number on this page is split that way.

Ponte Vedra Boulevard

Oceanfront lot sales since 2016
2, $8,150,000 to $8,900,000
New oceanfront homes sold since 2023 (built 2018+)
3, $12,500,000 to $18,000,000

S Ponte Vedra Blvd & A1A

Lots listed now and oceanfront lot sales
$410,000 to $1,399,000
New oceanfront homes sold since 2023 (built 2018+)
6, $1,700,000 to $5,750,000

Across the whole road, 58 homes described as oceanfront have sold since 2024, at a median of $2,760,000 and a top sale of $22,200,000.

8 lots on the beach road now, and what is next door

Beside each lot are the closest finished homes on the market or sold since 2021, within about half a mile. The water wording is the listing agent’s own, and some describe a beach-access lot as oceanfront or leave the field blank, so I confirm the survey and the line on any lot before you offer.

Listing describes the water as: Ocean Access

Next door

  • 959 Ponte Vedra BoulevardSold $9,050,000

    Dec 2025 · built 1995 · 10,397 sq ft · next door · listed by KELLER WILLIAMS REALTY ATLANTIC PARTNERS

  • 921 Ponte Vedra BoulevardAsking $14,800,000

    built 1950 · 4,419 sq ft · 0.22 mi · listed by DOUGLAS ELLIMAN FLORIDA

  • 914 Ponte Vedra BoulevardSold $2,500,000

    Feb 2023 · built 2016 · 3,321 sq ft · 0.35 mi · listed by FLORIDA HOMES REALTY & MTG LLC

Listing describes the water as: not stated

Next door

  • 1062 Ponte Vedra BoulevardSold $3,920,000

    Sep 2026 · built 2000 · 5,575 sq ft · next door · listed by ONE SOTHEBY'S INTERNATIONAL REALTY

  • 1036 Ponte Vedra BoulevardSold $2,800,000

    Aug 2026 · built 1998 · 3,003 sq ft · 0.23 mi · listed by PONTE VEDRA CLUB REALTY, INC.

  • 1039 Ponte Vedra BoulevardSold $22,200,000

    Jul 2026 · built 1996 · 8,720 sq ft · 0.24 mi · listed by BERRY & CO. REAL ESTATE

Listing describes the water as: Ocean Front

Next door

No finished home within half a mile has listed or sold since 2021.

Listing describes the water as: Ocean Access

Next door

  • 2733 S Ponte Vedra BoulevardSold $2,500,000

    Oct 2024 · built 1988 · 3,645 sq ft · next door · listed by KELLER WILLIAMS REALTY ATLANTIC PARTNERS ST. AUGUSTINE

  • 2719 S Ponte Vedra BoulevardAsking $2,100,000

    built 1989 · 2,968 sq ft · next door · listed by KELLER WILLIAMS REALTY ATLANTIC PARTNERS ST. AUGUSTINE

  • 2747 S Ponte Vedra BoulevardAsking $2,070,000

    built 1999 · 3,416 sq ft · 0.16 mi · listed by ANCHORED REAL ESTATE GROUP LLC

Listing describes the water as: Ocean Front

Next door

  • 2719 S Ponte Vedra BoulevardAsking $2,100,000

    built 1989 · 2,968 sq ft · next door · listed by KELLER WILLIAMS REALTY ATLANTIC PARTNERS ST. AUGUSTINE

  • 2733 S Ponte Vedra BoulevardSold $2,500,000

    Oct 2024 · built 1988 · 3,645 sq ft · 0.12 mi · listed by KELLER WILLIAMS REALTY ATLANTIC PARTNERS ST. AUGUSTINE

  • 2747 S Ponte Vedra BoulevardAsking $2,070,000

    built 1999 · 3,416 sq ft · 0.22 mi · listed by ANCHORED REAL ESTATE GROUP LLC

Listing describes the water as: Ocean Front

Next door

Listing describes the water as: Ocean Front

Next door

Listing describes the water as: Ocean Front

Next door

What new oceanfront homes have sold for

The build-versus-buy benchmark: oceanfront homes built since 2018 that have sold on this road since 2023. Set the lot price beside these and you have the frame for what a finished house on that lot is worth.

SoldAddressPrice
Aug 20261157 Ponte Vedra BoulevardENGEL & VOLKERS FIRST COAST$18,000,000
Aug 2026993 Ponte Vedra BoulevardKELLER WILLIAMS REALTY ATLANTIC PARTNERS$16,500,000
Feb 20261127 Ponte Vedra BoulevardBERKSHIRE HATHAWAY HOMESERVICES FLORIDA NETWORK REALTY$12,500,000
Nov 20252483 S Ponte Vedra BoulevardKELLER WILLIAMS REALTY ATLANTIC PARTNERS$5,750,000
Aug 20262407 S Ponte Vedra BoulevardCOMPASS FLORIDA LLC$4,675,000
Dec 20242435 S Ponte Vedra BoulevardKELLER WILLIAMS REALTY ATLANTIC PARTNERS$3,600,000
Sep 20252961 S Ponte Vedra BoulevardBARBARA B JENNESS PA$2,600,000
Jun 20253083 S Ponte Vedra BoulevardBERKSHIRE HATHAWAY HOMESERVICES FLORIDA NETWORK REALTY$2,475,000
Oct 20262775 S Ponte Vedra BoulevardCOLDWELL BANKER VANGUARD REALTY$1,700,000

What the state decides before your architect does

The coastal construction control line. Florida draws it along the state’s sandy beaches, and new construction seaward of it needs a permit from the Department of Environmental Protection in addition to the county’s. The review sets where on the lot the house can sit, how it is founded and how the work treats the dune, and it carries conditions that protect nesting sea turtles, including how the house is lit.

The flood zone and the elevation. The zone changes lot by lot along this road, and dune height is much of the reason. In the coastal high-hazard zone (VE), a new house is elevated on pilings or columns and the space below stays open or closes only with breakaway walls. The zone and the base flood elevation for a parcel are on the FEMA flood map, and on this site every listing prints its zone.

The building code. Oceanfront construction follows the Florida Building Code’s wind and flood provisions, which the engineer designs to and the county inspects against.

Renovate or rebuild. If you are buying an older house to keep, the federal substantial improvement rule applies: once the work reaches half the structure’s market value, the whole house has to meet current flood standards. How the tax roll shows when a house is really a lot →

The order of work

  1. Before the offer: any existing survey, the flood zone and the line on that parcel, and what the houses beside it sold for.
  2. Under contract: a current survey that locates the property line, the dune and the control line, and the elevation certificate.
  3. Design: an architect and a coastal engineer working to what the permit review will allow on that footprint.
  4. Permits: the DEP coastal construction permit and the county building permit.
  5. Construction, with the builder you chose for oceanfront experience.

The part nobody tells you

The acreage on a lot listing is not the buildable area. On a dune lot the permit review decides where the house can sit, so two lots with the same acreage can hold very different houses. I compare lots by what the survey and the line allow, not by the number on the listing, and that comparison happens before the offer.

This is the work I do every week. Looking at a lot on the beach road? Send me the address. I'll put its flood zone, its county record and what the houses beside it sold for in front of you before you offer.

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Broker Associate · Christie's International Real Estate First Coast · 20+ years · 500+ closings

Lot sales on the beach road since 2016

Every lot sale on Ponte Vedra Boulevard, S Ponte Vedra Boulevard and A1A in the MLS, newest first. Some sit on the lake or preserve side of the road; the listing’s own water wording is on each sale’s page.

SoldAddressPrice
May 2026701 Ponte Vedra BoulevardPONTE VEDRA CLUB REALTY, INC.$8,150,000
Jan 2026562 Ponte Vedra BoulevardBERKSHIRE HATHAWAY HOMESERVICES FLORIDA NETWORK REALTY$2,600,000
Dec 20252973 S Ponte Vedra BoulevardKELLER WILLIAMS REALTY ATLANTIC PARTNERS$700,000
Nov 20251020 Ponte Vedra BoulevardKST GROUP LLC$2,125,000
Nov 2025505 Ponte Vedra BoulevardBERKSHIRE HATHAWAY HOMESERVICES FLORIDA NETWORK REALTY$8,900,000
Sep 20253108 S Ponte Vedra BoulevardKELLER WILLIAMS FIRST COAST REALTY$335,000
Mar 20251020 Ponte Vedra BoulevardSPECTRUM REALTY SERVICES$1,975,000
Dec 2024330 Ponte Vedra BoulevardBERKSHIRE HATHAWAY HOMESERVICES FLORIDA NETWORK REALTY$4,700,000
Jun 20211290 Ponte Vedra BoulevardRE/MAX SPECIALISTS PV$665,000
Oct 20163114 S Ponte Vedra BoulevardCOLDWELL BANKER VANGUARD REALTY$205,000
Jul 20163083 S Ponte Vedra BoulevardJOHN MCMANUS REALTY$410,000

Why build here instead of Naples, Palm Beach or Sea Island

The comparison deserves its own page, and it has one. This is a year-round coast with Florida’s tax treatment, and the prices on this page are live, so you can set them beside the famous coasts’ own numbers. Florida’s luxury markets, and Sea Island, compared →

Common questions

Can you still build a new oceanfront home in Ponte Vedra Beach?

Yes. Construction seaward of the state coastal construction control line needs a Florida DEP permit on top of the county building permit. The permit governs where on the lot the house sits, how it is founded and elevated, and how the work treats the dune and nesting sea turtles. It does not prohibit building; it shapes it, which is why the line belongs on the survey before you make an offer.

What does an oceanfront lot cost in Ponte Vedra Beach?

The lots on the beach road listed right now ask $795,000 to $10,900,000. On Ponte Vedra Boulevard north of Mickler's, the lots described as oceanfront have sold for $8,150,000 to $8,900,000 since 2016. The south end of the road, on S Ponte Vedra Boulevard and A1A, trades at a fraction of the Boulevard. Every figure on this page is live from the MLS, with the listing office named on each sale.

Should I renovate an older oceanfront house or tear it down?

The federal flood rules decide much of it. When improvements to a house in a flood zone reach half of its market value, the whole structure has to be brought up to current flood standards, which on the dune line usually means elevation. Past that point a renovation often costs what a new house costs and delivers an older one. I run that math with the county record before a client offers on any older oceanfront home.

Who is on the team for an oceanfront build?

A surveyor who locates the property line, the dune and the coastal construction control line; a coastal or structural engineer for the foundation; an architect who designs to what the permit allows; and a builder with oceanfront permitting experience. My part comes first: choosing the lot with the line and the neighbors already in view, and negotiating it.

Ponte Vedra Boulevard homes →

Every home for sale on the estate row.

All land in Ponte Vedra Beach →

Every lot in 32082, off the beach road too.

What oceanfront costs to own →

Wind, flood and the dune, after the house is built.

The $5M+ estate tier →

Region-wide, live from the MLS.

Building on the ocean farther south →

Vilano Beach to Crescent Beach, a different market.

Teardowns and lot value →

When the county record says a house is really a lot.

Building on the ocean?

Start with the lot. I’ll line up the parcels on the road, the line on each and what was built beside them, and tell you which ones are worth a survey.

Talk to Krista