Bouchelle Island
Condos for Sale in New Smyrna Beach, FL
All 603 homes for sale in New Smyrna Beach, FL · median $529,900 · 222 condos for sale in New Smyrna Beach · 400 homes for sale in 32169 · Volusia County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Sylvan McElroy, The Keyes Company · via DBAMLS
As of October 2026, Bouchelle Island in New Smyrna Beach, FL has 5 homes for sale, asking from $389,900 to $549,000 (median $480,000). Homes listed or recently sold were built 1960–2004; 11 of 13 report an HOA (median $587/mo); none of the 13 geocoded homes sit in a FEMA special flood hazard zone (median elevation 7 ft).
Last 30 days in Bouchelle Island: 2 new listings (median asking $469,450), 1 closed sale (median $475,000). As of October 17, 2026, © 2026 Daytona Beach Area Association of REALTORS®, Inc.
Homes For Sale Right Now in Bouchelle Island
Live MLS inventory for Bouchelle Island. 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 · 19 daysTop listingActive · 175 days
Active · 58 days
Active · 76 days
Active · 5 daysActive and pending Bouchelle Island listings as of 2026-10-14, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Bouchelle Island is a small, water-oriented enclave in New Smyrna Beach, and the price you pay here is driven far more by condition, view, and specific unit position than by any single benchmark. With inventory this thin, the median is a rough guidepost, not a rule — one updated, well-placed unit can sit well above a dated one, and there is no reliable range to lean on. Look at the actual property in front of you, not an average.
As of July 2026, the market reads as balanced, with about 3 months of supply and only 3 active listings. That posture means neither side holds a decisive edge, but the low count matters: buyers have little to compare, and a single new listing shifts the picture. Sellers can hold firm on a genuinely turnkey unit; buyers should be patient and ready to move when the right one appears, because choice is limited.
Bouchelle Island right now
🟡 Balanced market. 3.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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: Low (3 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 16, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Bouchelle Island is a compact, water-adjacent community in New Smyrna Beach where the mix of units and their views make each listing its own case. Expect to shop on specifics rather than volume.
Flood zones in Bouchelle Island: of 10 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in New Smyrna Beach.
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 Bouchelle Island. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Bouchelle IslandPhotos from DBAMLS listings in Bouchelle Island; content deemed reliable but not guaranteed.
Who Bouchelle Island is best for.
Best for
- Buyers set on a water-oriented New Smyrna Beach location who value setting over selection
- Patient buyers who can wait for the right unit and act quickly when it appears
- Sellers with a turnkey, well-positioned unit who benefit from limited nearby competition
Probably not for
- Buyers who need a wide inventory to compare before committing
- Buyers on a rigid closing timeline who cannot wait for the right listing
- Buyers wanting a predictable, tightly-banded price to negotiate against
The market around Bouchelle Island
Bouchelle Island 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 Bouchelle Island specifically. Momentum Research analysis of MLS records.
Bouchelle Island 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 contributors.
Life at Bouchelle Island
- Clubhouse · reported on 13 of 13 listings
- Tennis Court(s) · reported on 12 of 13 listings
- Pool · reported on 11 of 13 listings
- Fitness Center · reported on 10 of 13 listings
- Shuffleboard Court · reported on 8 of 13 listings
- Boat Slip · reported on 8 of 13 listings
- Boat Launch · reported on 7 of 13 listings
- Pickleball · reported on 7 of 13 listings
- RV/Boat Storage · reported on 7 of 13 listings
- Maintenance Grounds · reported on 6 of 13 listings
- Trash · reported on 6 of 13 listings
- Boat Dock · reported on 6 of 13 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 Bouchelle Island 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 Bouchelle Island address.
Shop the zone: Homes zoned for New Smyrna Beach High School
Recent Developments in Bouchelle Island
Development, infrastructure, retail, and school activity affecting Bouchelle Island, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
AdventHealth opens urgent care and primary care clinics on State Road 44 in New Smyrna Beach
AdventHealth Primary Care at 2368 State Road 44 accepts patients ages 5 and up, and Centra Care next door offers walk-in urgent care seven days a week with onsite X-ray and lab. Centra Care is the system's first urgent care in New Smyrna Beach and its sixth in Volusia County.
What it may mean for the marketImproves access to walk-in and primary medical services for the New Smyrna Beach area. The site is about 3 miles west of Bouchelle Island.
Source: Hometown News Volusia - October 2026Development
Manufacturing and technology job fair set for Oct. 15 at Daytona State
Germfree, B. Braun, Teledyne, Embler Control Systems, Bylight, Pall Corporation and the Electrical Training Alliance will recruit at the Advanced Technology College on Williamson Boulevard in Daytona Beach. The fair runs 2:30 to 5:30 p.m., with a morning session for Volusia high school students.
What it may mean for the marketShows active hiring by regional manufacturing and technology employers. The project is about 15 miles northwest of Bouchelle Island, elsewhere in Volusia County.
Source: FlaglerLive - October 2026Civic
Edgewater adopts permanent ban on data centers
The City Council unanimously passed an ordinance on Sept. 14 barring development orders and permits for data centers, AI data centers and cryptocurrency mining facilities. A November ballot question would add similar language to the city charter. Officials cited flooding concerns and resource use.
What it may mean for the marketRemoves high-energy data facilities from the land uses available in Edgewater. The site is about 3 miles south of Bouchelle Island.
Source: Hometown News Volusia - September 2026Infrastructure
Port Orange council upholds award of $14.4 million Cambridge Canal pump station contract
The council voted 5-0 on Sept. 15 to deny a bid protest, keeping the $14.4 million contract with Gregori Construction for the Cambridge Canal and Pump Station upgrade. It is the city's largest stormwater project and aims to reduce flooding and tidal impacts. A formal contract award returns to the council.
What it may mean for the marketStormwater capacity upgrades bear on flood-risk management for nearby Port Orange areas. The project is about 10 miles northwest of Bouchelle Island, elsewhere in Volusia County.
Source: Hometown News Volusia - September 2026Infrastructure
VoTran changes routes Oct. 4, adds DeLand express and discontinues two routes
Route 61X adds weekday service between the Transfer Plaza and the DeLand ITF via I-4, while Routes 33 and 70 are discontinued. A new VoRide Sunday zone in the Daytona Beach area replaces fixed Sunday service on Routes 3, 4, 10 and 15. The County Council approved the changes on June 16.
What it may mean for the marketChanges commute options between Daytona Beach and DeLand and shifts some service to on-demand rides. The project is about 14 miles northwest of Bouchelle Island, elsewhere in Volusia County.
Source: Hometown News Volusia - March 2026Infrastructure
FDOT builds a new $75 million I-95 interchange at Pioneer Trail near New Smyrna Beach
The Florida Department of Transportation is building a new $75 million interchange on Interstate 95 at Pioneer Trail near New Smyrna Beach. The roughly 2-mile project widens Pioneer Trail to four lanes and adds a roundabout at Turnbull Bay Road, with construction underway in 2026.
What it may mean for the marketA new interstate interchange improves access and shortens drive times in southeast Volusia, the kind of infrastructure that has historically shaped where demand and new development concentrate. The site is about 7 miles west of Bouchelle Island.
Source: Florida DOT (cflroads)
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Bouchelle Island buying strategy.
If we were buying in Bouchelle Island 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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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 Bouchelle Island.
A thin, condition-driven market
With only 3 active listings and roughly 3 months of supply, Bouchelle Island trades on scarcity. That is not a market where you scroll through dozens of comparable units and negotiate off a tidy pattern. Pricing here spreads widely on condition and setting, so two units in the same community can justify very different numbers. The median tells you where the middle sits; it does not tell you what any given unit is worth.
For sellers, the balanced band and low competition are an advantage on a property that shows well — fewer alternatives means a serious buyer stays engaged. For buyers, the same thinness is the challenge: you may wait for the unit that fits, and when it lists you will want to be positioned to act rather than to deliberate for weeks.
The location and the amenities are priced into every listing in Bouchelle Island. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this small, guessing is expensive. We track every listing and closing in Bouchelle Island directly, so we can tell you how a specific unit's condition and position stack up against what has actually traded — and when a price is or is not defensible. That local read matters more here than in any high-volume subdivision.
Bouchelle Island in 15 seconds.
What it really costs to own in Bouchelle Island Condos for Sale
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $6,017/yr across 6 listings here (MLS tax records, 2026-10-16). |
|---|---|
| HOA dues | Median $523/month across 210 MLS listings (most billed quarterly; 2026-10-15). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Volusia County is $1,807/yr (3,573 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 10 listing addresses checked against the FEMA flood map, 100% sit outside the high-risk zone. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 1989 across 7 listings. An original roof here would be about 37 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $1,175/month (tax $501, HOA $523, insurance $151). An estimate from the sources above, not a quote.
Email me new listings in Bouchelle Island Condos for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Bouchelle Island Condos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Bouchelle Island Condos for Sale will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $523/month (about $6,276/yr) · median of 210 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $523 per month ($6,276 a year) — the median AssociationFee across 210 MLS records, normalised to a monthly figure; most are billed quarterly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Flood & Insurance Context
Of 10 sampled listing addresses in this community: 100% outside the FEMA Special Flood Hazard Area (Zone X/B/C).
Address-sampled; individual parcels vary - verify any specific address at msc.fema.gov. Check any address at FEMA's Flood Map Service Center, and see average home-insurance costs by Florida county.
Source: FEMA National Flood Hazard Layer, address-level lookups (n=10) · as of 2026-10
Tools for a Bouchelle Island 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 Bouchelle Island sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bouchelle Island, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bouchelle Island home worth?
Get a no-obligation home value based on real comparable sales in Bouchelle Island, 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 Bouchelle Island
Homes in Bouchelle Island 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.
- 442 Bouchelle Drive #305 · off market
| Location | New Smyrna Beach, Volusia County, FL |
|---|---|
| Home types (current listings and sales) | condos 92%, single-family 8% |
| Amenities listed by sellers | Clubhouse, Fitness Center, Tennis Court(s), Pickleball, Shuffleboard Court, Boat Launch |
| For sale right now | 3 active, 0 pending · median asking $495,000 · 3.0 months of supply |
Data as of July 12, 2026. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Market figures describe homes, not residents. Cite as: Momentum Realty, “Bouchelle Island key facts,” movewithmomentum.com/neighborhoods/bouchelle-island-new-smyrna-beach, data as of July 12, 2026.
Just listed in Bouchelle Island
The newest homes for sale in Bouchelle Island right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 466 Bouchelle Drive #303 $389,900 · 2 bd · 2 ba · 1,128 sq ft · 7 days on market Courtesy of Collado Real Estate
- 446 Bouchelle Drive #Unit 103 $549,000 · 2 bd · 2 ba · 1,053 sq ft · 21 days on market Courtesy of EZ Choice Realty
- 426 Bouchelle Drive #301 $480,000 · 3 bd · 3 ba · 1,935 sq ft · 60 days on market Courtesy of Watson Realty Corporation
- 426 Bouchelle Drive #101 $475,000 · 3 bd · 3 ba · 1,935 sq ft · 78 days on market Courtesy of EXP Realty LLC
- 441 Bouchelle Drive #202 $509,000 · 3 bd · 2 ba · 1,704 sq ft · 177 days on market Courtesy of The Keyes Company
Checked against the MLS Oct 16, 2026. All new listings in this market.
Every Home for Sale in Bouchelle Island New Smyrna Beach Right Now (5)
All 5 active and pending Bouchelle Island New Smyrna Beach listings with a detail page, newest first, refreshed twice a day from the MLS.
- 466 Bouchelle Drive #303 · $389,900 · 2 bd / 2 ba · listed Oct 10, 2026 · listed by Collado Real Estate
- 446 Bouchelle Drive #Unit 103 · $549,000 · 2 bd / 2 ba · listed Sep 26, 2026 · listed by EZ Choice Realty
- 426 Bouchelle Drive #301 · $480,000 · 3 bd / 3 ba · listed Aug 18, 2026 · listed by Watson Realty Corporation
- 426 Bouchelle Drive #101 · $475,000 · 3 bd / 3 ba · listed Jul 31, 2026 · listed by EXP Realty LLC
- 441 Bouchelle Drive #202 · $509,000 · 3 bd / 2 ba · listed Jul 16, 2026 · listed by The Keyes Company
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Bouchelle Drive 101 (2 homes on record)
- Richmond Drive (1 homes on record)
- Bouchelle Drive 202 (1 homes on record)
- Bouchelle Drive 201 (1 homes on record)
- Bouchelle Drive 201 (1 homes on record)
- Bouchelle Drive 201 (1 homes on record)
- Bouchelle Drive 201 (1 homes on record)
- Bouchelle Drive 101 (1 homes on record)
- Bouchelle Drive 101 (1 homes on record)
- Bouchelle Drive 203 (1 homes on record)
- Bouchelle Drive 204 (1 homes on record)
- Bouchelle Drive 204 (1 homes on record)
11% of homes for sale in ZIP 32169 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-17).
Bouchelle Island Market Scorecard
Bouchelle Island is currently a buyer-leaning market (limited data). About 7.5 months of supply, a median asking price of $480,000, and homes go under contract in about 60 days.
Typical home value in the 32169 ZIP is $552,925, about 12.6% 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 Bouchelle Island a buyer's or seller's market right now?
Who is the best real estate agent for Bouchelle Island?
How do I find a top New Smyrna Beach real estate agent who knows Bouchelle Island?
Can Momentum Realty connect me with an agent for Bouchelle Island?
Where is Bouchelle Island, and what county is it in?
Is Bouchelle Island in a flood zone?
Should you buy in Bouchelle Island?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: October 14, 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.
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More on Bouchelle Island Condos for Sale in New Smyrna Beach
- Home values · What homes in Bouchelle Island Condos for Sale in New Smyrna Beach actually sell for
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