Marsh Harbor vs. River Landing at Nocatee: Which Intracoastal Community Wins?

By Greg DeTullio, Broker/Owner, Living in Jacksonville FL Team  |  July 16, 2026

Toll Brothers has opened new construction inside Marsh Harbor, a gated waterfront community on the Intracoastal in Ponte Vedra, Florida. Buyers here have two paths: a custom-built home on an Intracoastal-front lot, or a move-in-ready Toll Brothers spec home starting in the low $2 millions. Below is a full breakdown of what's happening in the community right now, what things cost, and how to buy in without exposing yourself to the mistakes that trip up out-of-area buyers.

1. What Is Marsh Harbor in Ponte Vedra?

Marsh Harbor sits on the western bank of the Intracoastal Waterway, at the foot of the Palm Valley bridge in Ponte Vedra. It's a gated, master-planned expansion with two distinct buying tracks:

  • Custom Intracoastal-front lots — waterfront homesites priced from roughly $1.7 million to $2 million, roughly 99 feet wide and 300 feet deep, with mature oak and palm tree cover left largely intact.

  • Toll Brothers dry lots ("spec" and to-be-built homes) — larger interior lots directly across from the waterfront section, with completed and in-progress homes currently priced between $2 million and $2.5 million.

Marsh Harbor is being developed by the Parc Group — the same developer behind the sold-out waterfront section of River Landing in Nocatee, where a comparable waterfront lot recently sold for more than $6 million.

2. Why Buyers Are Relocating to Ponte Vedra for Waterfront Property

Compared to South Florida — Miami to Palm Beach — where waterfront land runs into the tens of millions, Ponte Vedra is being described by relocating buyers as "the last piece of paradise" at a fraction of the price. Two factors are driving that shift:

  1. Lower hurricane exposure. Northeast Florida sits well north of where the Gulf Stream runs close to shore, and most storms make landfall south of St. Augustine before curving toward the Carolinas. (Source: National Hurricane Center, nhc.noaa.gov)

  2. More reasonable insurance. Jacksonville-area risk ratings are meaningfully lower than South Florida's, which keeps windstorm and flood premiums from reaching the levels seen near the coast further south. (Source: Insurance Information Institute, iii.org)

3. Custom Build vs. Toll Brothers Spec: Which Should You Choose?

 

Custom Intracoastal Lot

Toll Brothers Spec / To-Be-Built

Lot cost

~$1.7M–$2M

Included in home price

All-in realistic cost

~$4M+ (with dock, ~$250K)

$2M–$2.5M

Financing

Lot loan + construction loan, ~2 years

Down payment; balance at closing, ~12–14 months

Design control

Full custom, choice of approved builders

Fixed floor plan, Toll Brothers Design Center upgrades

Best for

Buyers who want direct Intracoastal frontage and full design control

Buyers who want a larger, move-in-ready home without carrying lot and construction financing

 

Buyers purchasing a custom Intracoastal lot are typically eligible for a commission paid by the developer, and Greg works with a list of Parc Group-approved custom builders he's personally vetted.

4. Toll Brothers Del Monaco (Darington) Floor Plan at Marsh Harbor

The Del Monaco — sold in Marsh Harbor under the name Darington — is one of Toll Brothers' most requested floor plans in the community:

  • 5 bedrooms, 4,000+ square feet, 3-car garage

  • 18–20 foot entry ceilings with tray detailing and oversized transom windows

  • Private office with double-door entry

  • First-floor guest suite with en-suite bath

  • Oversized kitchen with double-stack cabinetry, open to the dining and loft area

  • Primary suite with a double vanity, walk-in closet, and dual-head shower

  • Preserve or lake-view homesites

  • Priced at roughly $2.1 million; realistic all-in cost with backyard/pool improvements runs $2.4M–$2.5M

For the official builder announcement and current pricing directly from the source, see the Toll Brothers grand opening release for Marsh Harbor: tollbrothers.com/blog/toll-brothers-at-marsh-harbor-ponte-vedra-florida-grand-opening

5. Schools Zoned for Marsh Harbor, Ponte Vedra

Marsh Harbor is zoned within the St. Johns County School District (stjohns.k12.fl.us), which currently feeds into Ponte Vedra High School. As with any new-construction community, buyers should confirm current attendance zones before closing, since boundaries can be redrawn as an area grows.

6. Do You Need Independent Representation to Buy New Construction at Marsh Harbor?

A builder's sales representative works for the builder — not for you. Buyer representation costs nothing extra in most Toll Brothers transactions (the commission is built into the developer's pricing), yet it changes who is negotiating on your behalf, reviewing your contract, attending your Design Center appointment, and ordering your pre-drywall and final inspections. Greg DeTullio has personally worked with the builders and sales teams active at Marsh Harbor and offers hands-on support through every stage of the build.

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LET'S TALK ABOUT YOUR MOVE

Call/Text: (904) 599-2125

Email: greg@livinginjacksonvillefl.com

Website: @LIVINGINJACKSONVILLEFL  / LIVING IN JACKSONVILLE FLORIDA Greg DeTullio

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About the Author

Greg DeTullio is a Florida-licensed Real Estate Broker and the founder of the Living in Jacksonville FL Team. With a decade of industry expertise, he has successfully managed over 200 closed transactions and earned five-star Google reviews. Greg specializes in Jacksonville relocation services and new construction within St. Johns County, proudly serving Nocatee, SilverLeaf, RiverTown, St. Johns, EverRange, Ponte Vedra Beach, and the surrounding Northeast Florida communities.


Frequently Asked Questions

How much do lots cost in Marsh Harbor, Ponte Vedra?

"Custom waterfront lots on the Intracoastal in Marsh Harbor start around $1.7 million to $2 million. Toll Brothers dry lots across from the waterfront section are sold with the home included, with completed homes currently priced between $2 million and $2.5 million."

Who is building at Marsh Harbor in Ponte Vedra?

"Toll Brothers is the primary builder on the dry-lot section of Marsh Harbor, offering move-in-ready and to-be-built homes. Custom Intracoastal-front lots are sold separately and can be built by any Parc Group-approved custom builder."

Is Ponte Vedra at high risk for hurricanes?

"Ponte Vedra sits well north of where the Gulf Stream runs closest to Florida's coast, and most hurricanes make landfall south of St. Augustine before tracking toward the Carolinas. This generally results in lower storm frequency and more reasonable insurance rates than South Florida, though all coastal property carries some hurricane risk and buyers should review current flood and wind data before purchasing."

Should I build custom or buy a Toll Brothers spec home at Marsh Harbor?

"A custom Intracoastal lot gives you direct waterfront frontage and full design control but realistically runs $4 million or more once the lot, build, and a dock are included, and takes about two years. A Toll Brothers spec or to-be-built home is faster to close, typically 12-14 months, and priced from about $2 million to $2.5 million, but comes with a fixed floor plan on a dry lot."

What schools are zoned for Marsh Harbor?

"Marsh Harbor is zoned within the St. Johns County School District and currently feeds into Ponte Vedra High School. Buyers should confirm current attendance boundaries with the district before closing."


Posted by Greg DeTullio on

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