Bethune Beach
Homes for Sale in New Smyrna Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Scott Yurchison, Collado Real Estate · via DBAMLS
As of September 2026, Bethune Beach in New Smyrna Beach, FL has 14 homes for sale, asking from $1,200,000 to $5,600,000 (median $1,993,850). Homes listed or recently sold were built 1980–2024; 14 listings state no HOA; 9 of the 20 geocoded homes sit in a FEMA special flood hazard zone (median elevation 7 ft).
Homes For Sale Right Now in Bethune Beach
Live MLS inventory for Bethune Beach. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 137 daysTop listing
Active · 15 days
Active · 317 days
Active · 268 days
Active · 20 days
Active · 308 days
Active · 285 days
Active · 20 days
Active · 23 days
Active · 40 days
Active · 195 days
Active · 29 days
Active · 62 days
Active · 56 daysActive and pending Bethune Beach listings as of 2026-09-12, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Bethune Beach sits at the quiet south end of the New Smyrna Beach barrier island in Volusia County, and price here is driven far more by condition, elevation, and proximity to the water than by any tidy per-square-foot logic. With only 8 active listings, this is a thin, idiosyncratic market where each property trades on its own merits, so expect a wide spread and don't anchor to a single comp.
The current posture is clearly buyer-leaning: 16.0 months of supply is well into buyer territory, meaning inventory would take over a year to clear at the current pace. That gives buyers time, room to negotiate, and no reason to rush. For sellers, it means pricing to condition and being patient — homes that are sharp and correctly priced will move, while anything overpriced will simply sit on a small stage where every listing is visible.
Bethune Beach right now
🟢 Buyer-leaning market. 16.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of DBAMLS records, as of July 12, 2026. Confidence: Medium (8 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 12, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Bethune Beach is a small, coastal pocket at the southern tip of the New Smyrna Beach island, and its market behaves like a niche rather than a subdivision — few listings, slow turnover, and outcomes that hinge on the individual home.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Bethune Beach. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Bethune Beach
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Bethune BeachPhotos from DBAMLS listings in Bethune Beach; content deemed reliable but not guaranteed.
Who Bethune Beach is best for.
Best for
- Buyers seeking a coastal second home or getaway who value quiet over amenities
- Patient buyers comfortable underwriting a specific property rather than a market average
- Buyers with flexible timing who can wait for the right listing to appear
Probably not for
- Buyers who need a wide selection to compare and choose from
- Buyers prioritizing quick, liquid resale in a fast-moving market
- Buyers wanting walkable, urban conveniences at the doorstep
The market around Bethune Beach
Bethune Beach is too small for its own price trend, so here is the market around it.
Across Volusia County, 4,230 homes are active and 1,084 pending (20% under contract).
ZIP and county figures describe the wider market, not Bethune Beach specifically. Momentum Research analysis of MLS records.
Bethune Beach on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from DBAMLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Bethune Beach
- Security Lights · reported on 1 of 4 listings
Community amenities as reported across DBAAR listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Volusia County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Coronado Beach · Elementary
- New Smyrna Beach · Middle
- New Smyrna Beach · High
Zoned schools reflect the assignments reported on recent Bethune Beach listings and can change; always confirm with Volusia County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Bethune Beach address.
The Bethune Beach buying strategy.
If we were buying in Bethune Beach today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Bethune Beach.
A thin coastal market
With 8 homes on the market and 16.0 months of supply, Bethune Beach is the kind of place where the data tells you more about pace than about price. Low inventory in a buyer-leaning band is not a contradiction here — it reflects how few properties change hands, not a bidding scramble. When something you want appears, you may wait a while for the next comparable option, so decisiveness matters even in a slow market.
Because listings are so few and each home differs in condition and position relative to the beach and the Indian River, blanket generalizations don't hold. The right approach is property-by-property underwriting: read the specific home, the specific lot, and the specific flood and elevation picture rather than a neighborhood average.
The location and the amenities are priced into every listing in Bethune Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, generic advice fails. We track every one of the handful of active listings, know how long each has sat, and can tell you honestly whether a given asking price reflects the home's condition or just optimism. On the sell side, we price to what's actually moving and won't let your home become the stale listing that anchors negotiations for everyone else.
Bethune Beach in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Bethune Beach buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Bethune Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bethune Beach, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bethune Beach home worth?
Get a no-obligation home value based on real comparable sales in Bethune Beach, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in New Smyrna Beach →
Recently off market in Bethune Beach
Homes in Bethune Beach that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 6525 Engram Road · off market
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Volusia County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Volusia County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Bethune Beach Market Scorecard
Bethune Beach is currently a buyer's market. About 28.0 months of supply, a median asking price of $1,993,850, and homes go under contract in about 61.0 days.
Typical home value in the 32169 ZIP is $553,313, about 11.6% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: © 2026 Daytona Beach Area Association of REALTORS®, Inc. Refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is Bethune Beach a buyer's or seller's market right now?
Who is the best real estate agent for Bethune Beach?
How do I find a top New Smyrna Beach real estate agent who knows Bethune Beach?
Can Momentum Realty connect me with an agent for Bethune Beach?
Should you buy in Bethune Beach?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Bethune Beach with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: September 12, 2026) |
| Under-contract shares | DBAMLS records, as of 2026-07-12 |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of DBAMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the DBAMLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Bethune Beach fits the bigger picture — live prices, inventory, and Momentum Scores: