No junk fees. Wholesale rates. And a team with boots on the ground in Northeast Florida — Kirk Chivas currently lives in Jacksonville, has personally driven and researched the Ponte Vedra and Nocatee corridors, and is actively building First Commerce Financial's presence in one of the most dynamic real estate markets in the entire Southeast.
Ponte Vedra and Nocatee represent two of the most desirable — and distinctly different — communities in St. Johns County. Ponte Vedra Beach offers established coastal luxury with median home prices near $895,000–$1,089,000. Nocatee delivers master-planned community living with top-ranked schools and a more accessible price point around $620,000–$678,000. Both are attracting significant buyer demand from across the country — and both require a mortgage broker who understands what makes each market unique.
Get Pre-Approved — It's FreeFirst Commerce Financial co-founder Kirk Chivas currently lives in Jacksonville and has personally researched and driven the Ponte Vedra and Nocatee corridors with boots on the ground. He is actively building First Commerce Financial's Northeast Florida presence — and the Ponte Vedra/Nocatee market is a core part of that focus. When Kirk talks about these communities, he is speaking from direct local experience, not a licensing map.
Kirk Chivas currently rents in Jacksonville proper while establishing First Commerce Financial's Northeast Florida operation. He has spent meaningful time researching and exploring the Ponte Vedra and Nocatee corridors — understanding the differences between Ponte Vedra Beach's established coastal neighborhoods, Ponte Vedra's inland communities, and Nocatee's master-planned environment in St. Johns County.
Kirk previously lived in Lakewood Ranch, Florida for six years — giving him deep experience with Florida's real estate market, insurance landscape, CDD fee structures, and what it actually costs to own a home in the state. That experience translates directly into better guidance for buyers in Northeast Florida's most competitive communities.
Ken Turkington co-founded First Commerce Financial with Kirk in 2007 and brings deep Arizona and Michigan market expertise. Together they bring 60+ combined years of mortgage experience and a genuine commitment to zero junk fees — in Northeast Florida and every market they serve.
Two Distinct Markets — One Exceptional Corridor
Ponte Vedra and Nocatee are neighbors in St. Johns County but serve meaningfully different buyer profiles. Understanding which community fits your life — and your budget — is the first step to making a smart buying decision in this market.
🏈 Ponte Vedra Beach (32082)
Established coastal luxury community with direct Atlantic Ocean access, world-class golf at TPC Sawgrass, and some of Northeast Florida's most prestigious addresses. Median sale prices running $895,000–$1,089,000 in early 2026. Homes averaging 91–97 days on market — buyers have meaningful negotiating time in this segment. A market for buyers seeking established prestige, beach access, and long-term coastal appreciation.
🏠 Nocatee (32081)
One of the top-selling master-planned communities in the entire Southeast — and for good reason. Resort-style amenities, the top-ranked St. Johns County School District, and a community designed for family living at a more accessible price point. Median sale prices around $620,000–$678,000 in early 2026. Consistently attracting buyers from Miami, New York, and Washington who discover Northeast Florida's lifestyle value.
🌳 Ponte Vedra (32081) — Inland Communities
The broader Ponte Vedra zip code (32081) encompasses Nocatee and surrounding inland communities that offer more accessible price points than Ponte Vedra Beach while maintaining excellent school zoning and the broader Ponte Vedra lifestyle. A strong value alternative for buyers who want the Ponte Vedra address without the coastal premium.
🏛 New Construction in Nocatee
Nocatee continues to add new construction inventory across multiple villages and price points — from entry-level townhomes to luxury estate homes. National builders including Toll Brothers, David Weekley, Dream Finders, and ICI Homes are all active here. New construction financing has specific timelines and nuances — particularly around extended rate locks and builder lender incentives — that we navigate regularly.
Who Buys in Ponte Vedra and Nocatee
These two communities attract some of the most sophisticated and financially prepared buyer profiles in all of Northeast Florida. Understanding who buys here — and why — helps us serve them better.
Relocating Families — School-Driven
St. Johns County's school district is the primary driver of Nocatee's demand. Families relocating from Miami, New York, Washington, and other high-cost metros discover that Nocatee delivers excellent schools, master-planned amenities, and significantly more home per dollar than where they came from. This is Nocatee's core buyer profile and it shows no signs of slowing.
Luxury and Coastal Buyers
Ponte Vedra Beach attracts buyers seeking established coastal luxury — beach access, TPC Sawgrass, and prestige addresses. Many are move-up buyers from within Jacksonville, relocating executives, or retirees choosing Northeast Florida's Gulf Coast alternative. Jumbo financing is common in this segment and we compete strongly across multiple wholesale jumbo lenders.
Remote Professionals
The pandemic-era remote work shift brought a wave of professionals who discovered they could live in Nocatee or Ponte Vedra — with community amenities, beach proximity, and no state income tax — for dramatically less than their previous metro. Many have stayed permanently, and this buyer profile continues to drive demand throughout St. Johns County.
New Construction Buyers
Nocatee's ongoing new construction pipeline attracts buyers who want brand new construction, builder warranties, and the ability to customize finishes. We work extensively with new construction buyers — helping them understand builder lender incentives, extended rate lock programs, and CDD fee structures before they sign a purchase agreement.
What Buyers Need to Know — Ponte Vedra and Nocatee in 2026
Both markets have shifted toward buyers compared to the peak years of 2021 and 2022. Homes are sitting on market 85–97 days on average, price reductions are more common, and sellers are increasingly open to concessions. For prepared buyers — particularly those who are pre-approved and understand the local market — this is a meaningfully better buying environment than anything seen in the past four years.
Florida Insurance — The Conversation Every Ponte Vedra and Nocatee Buyer Must Have
Florida homeowners insurance is not like insurance anywhere else — and in coastal St. Johns County, this conversation is especially important. The statewide average now exceeds $8,000 per year. For Ponte Vedra Beach properties near the ocean, premiums can run significantly higher depending on flood zone designation, roof age, and construction type.
Nocatee's inland location and newer construction generally produces more manageable insurance costs — but flood zone checks are still essential for any property in Northeast Florida. We build insurance, property taxes, and CDD fees into every pre-approval we do in this market. No surprises at closing.
CDD Fees in Nocatee — What Every Buyer Must Understand
Nocatee is a Community Development District — meaning CDD fees are levied annually as part of your property tax bill to fund the community's infrastructure and amenities. CDD fees vary by village and phase within Nocatee and can add several hundred to over a thousand dollars per year to your carrying costs, on top of your mortgage, insurance, and HOA fees.
Kirk's six years in Lakewood Ranch — one of the largest CDD communities in the country — gives him firsthand experience with how CDD fees work, how to read them on a property's tax record, and how to factor them into a complete monthly payment picture. We calculate your full carrying cost for every Nocatee buyer before you sign a purchase agreement.
Builder Lenders in Nocatee — Know Your Options
Every major builder active in Nocatee — Toll Brothers, Dream Finders, David Weekley, ICI Homes, and others — has a preferred or in-house lender. They offer incentives to use them: rate buydowns, closing cost credits, or upgrade packages. You are never required to use a builder's preferred lender.
Builder lender incentives are real and sometimes worth taking — but the underlying rate and fee structure may not be competitive. A higher rate over 30 years on a $650,000 home costs far more than a $10,000 closing cost credit. We give every Nocatee buyer an honest, independent comparison so you can make an informed decision based on total cost — not just the upfront number.
Mortgage Programs for Ponte Vedra and Nocatee Buyers
Conventional Loans
The most common choice across both markets. Competitive rates for qualified buyers at all price points in St. Johns County.
Jumbo Loans
Ponte Vedra Beach regularly exceeds conventional loan limits. We work with multiple wholesale jumbo lenders and compete strongly on jumbo rates in the $900K–$2M+ range.
VA Loans
Zero down payment for eligible veterans and active military — no PMI. Northeast Florida has a significant veteran community and we close VA loans here regularly.
FHA Loans
3.5% down for qualified buyers. More applicable in Nocatee's lower price tiers and inland communities than in Ponte Vedra Beach's luxury segment.
Extended Rate Locks
New construction in Nocatee runs 9–12 months from contract to close. We work with lenders offering extended rate lock programs to protect your rate through the full build timeline.
Refinance
Rate-and-term or cash-out refinancing for existing St. Johns County homeowners. Join our Rate Watch System and we'll notify you the moment refinancing makes sense for your specific loan.
Frequently Asked Questions
What is the difference between Ponte Vedra Beach and Nocatee?
Ponte Vedra Beach (32082) is an established coastal community with direct Atlantic Ocean access, world-class golf, and a luxury price point — median sales around $895,000–$1,089,000. Nocatee (32081) is a master-planned community designed around family living, top-ranked schools, and resort-style amenities at a more accessible price point — medians around $620,000–$678,000. Both are in St. Johns County and serve meaningfully different buyer profiles. The right choice depends on your lifestyle priorities and budget.
Is it a good time to buy in Ponte Vedra or Nocatee?
For prepared buyers, yes. Both markets have shifted meaningfully in buyers' favor compared to 2021–2022. Homes are sitting 85–97 days on market, price reductions are more common, and sellers are more open to concessions. For buyers planning to stay 5+ years, the current environment offers better value and more negotiating leverage than anything available in the past several years. Florida's carrying costs — insurance, CDD fees, property taxes — require careful planning, and we build all of those into every pre-approval.
Do I have to use the builder's lender in Nocatee?
No — you are never required to use a builder's preferred lender. Builders offer incentives to encourage buyers to use their in-house lenders, but those incentives come with trade-offs. A higher rate over 30 years on a $650,000 home costs far more than a $10,000 closing cost credit. We give you an honest, independent comparison before you decide — so you can make the right choice for your total cost, not just the upfront number.
What are CDD fees and how do they affect my budget in Nocatee?
CDD (Community Development District) fees fund the infrastructure and amenities of master-planned communities like Nocatee. They are paid annually as part of your property tax bill — in addition to your mortgage, homeowners insurance, and HOA fees. CDD fees vary by village and phase within Nocatee. Kirk spent six years in Lakewood Ranch — one of the largest CDD communities in America — and understands this structure from firsthand experience. We calculate your full carrying cost, including CDD fees, for every Nocatee buyer before you sign a purchase agreement.
Do you serve all of St. Johns County?
Yes — Ponte Vedra Beach, Ponte Vedra, Nocatee, St. Augustine, Fleming Island, Ponte Vedra Beach, and all of St. Johns County. We also serve Duval County including Jacksonville proper, and Northeast Florida broadly. If you are buying or refinancing anywhere in the Jacksonville metro, we can help.
Ready to Buy in Ponte Vedra or Nocatee?
Talk with Kirk — currently living in Jacksonville and actively building our Northeast Florida presence with boots on the ground in both communities. Whether you are buying in Ponte Vedra Beach's luxury coastal market, Nocatee's master-planned community, or anywhere in St. Johns County — straight answers about what you qualify for and what your mortgage will actually cost. No pressure, no obligation.
Start Your Free Pre-ApprovalOr call or text us directly at (248) 459-5511
First Commerce Financial | Licensed Florida Mortgage Broker | NMLS #137512 | Serving Ponte Vedra Beach, Nocatee, St. Augustine, and all of St. Johns County
