Brandy Hills
Homes for Sale in Port Orange, FL
All 353 homes for sale in Port Orange, FL · median $324,900 · 123 homes for sale in 32129 · Volusia County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Christy Xynidis PA, Coldwell Banker Coast Realty · via DBAMLS
As of October 2026, Brandy Hills in Port Orange, FL has 4 homes for sale. Homes listed or recently sold were built 1977–1991; 3 listings state no HOA; none of the 10 geocoded homes sit in a FEMA special flood hazard zone (median elevation 26 ft).
Homes For Sale Right Now in Brandy Hills
Live MLS inventory for Brandy Hills. 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 and pending Brandy Hills listings as of 2026-10-19, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Brandy Hills Port Orange is a small Port Orange neighborhood with just four active listings as of mid-July 2026. With 5.3 months of inventory, the market sits in balanced territory—neither a seller's slam-dunk nor a deep buyer's market. That means negotiation room exists, but you won't find desperate pricing or bidding wars.
Price in a community this size is set by condition, lot position, and updates rather than comparable volume. Expect variance between homes to be meaningful. Buyers should budget time for inspection and repair negotiation; sellers should price against recent closed comps in Port Orange's broader corridor, not aspirational list prices.
Figures in this note are as of July 17, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Brandy Hills right now
🟡 Balanced market. 5.3 months of supply and 33% 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: Medium (6 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Brandy Hills Port Orange is a small residential pocket in Port Orange with a handful of active listings and a mid-2026 market that offers neither urgency nor deep discounts.
Flood zones in Brandy Hills: 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 Port Orange.
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 Brandy Hills. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Brandy HillsPhotos from DBAMLS listings in Brandy Hills; content deemed reliable but not guaranteed.
Who Brandy Hills is best for.
Best for
- Buyers prioritizing Port Orange location and access over shared amenities, comfortable with a smaller pool of options
- Move-up or move-down buyers with specific home requirements who have already identified a listing here that fits
- Investors or owner-occupants who budget for condition-specific negotiation and are not reliant on amenity-driven resale appeal
Probably not for
- Buyers who want community pools, fitness centers, or active HOA programming
- First-time buyers expecting a broad selection of homes to compare in one neighborhood
- Buyers banking on rapid appreciation in a small, low-amenity enclave with minimal inventory turnover
The market around Brandy Hills
Brandy Hills 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 Brandy Hills specifically. Momentum Research analysis of MLS records.
Brandy Hills 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.
Recent Developments in Brandy Hills
Development, infrastructure, retail, and school activity affecting Brandy Hills, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- 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 site is about 5 miles northwest of Brandy Hills.
Source: FlaglerLive - October 2026Parks & Amenities
Volusia County approves $13 million in ECHO grants for 10 projects
The council approved grants including $2.5 million each for Edgewater, Daytona Beach and the D Ranch Preserve nature center, plus a 250-foot Halifax River pier in Holly Hill, a boat dock in New Smyrna Beach, a DeBary splash pad and Port Orange's Willow Run Park.
What it may mean for the marketFunds new waterfront access and park amenities across several Volusia communities. The site is about 8 miles north of Brandy Hills.
Source: WFTV - 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 site is less than a mile east of Brandy Hills.
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 site is about 5 miles north of Brandy Hills.
Source: Hometown News Volusia - May 2026Development
Daytona Beach approves Avalon Park Daytona, a master-planned community of about 8,800 homes west of I-95
Daytona Beach commissioners approved Avalon Park Daytona in May 2026, clearing the way for a master-planned community of about 8,800 homes on land west of Interstate 95. The approval also allows commercial and mixed-use space as the project builds out over many years.
What it may mean for the marketA large new master-planned community adds substantial future housing supply west of Interstate 95, a shift that can influence competition and pricing for existing communities in the area. The site is about 7 miles northwest of Brandy Hills.
Source: Observer Local News - 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 6 miles south of Brandy Hills.
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 Brandy Hills buying strategy.
If we were buying in Brandy Hills 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 Brandy Hills.
A quiet enclave with limited inventory
Brandy Hills Port Orange does not carry the amenity load of larger Port Orange communities—no clubhouse, no pool identified in current MLS data. What you're buying is the home itself and the location: Volusia County access, proximity to the Dunlawton corridor, and a low-profile residential feel.
With only four homes on the market, your choices are constrained. That can be an advantage if one of those listings is exactly what you need; it's a problem if you expect variety or plan to tour a dozen options. Inventory this lean means new listings often move quickly when priced well, and stale listings signal either condition issues or overpricing.
The balanced market posture—5.3 months of supply—gives buyers breathing room to inspect thoroughly and negotiate repairs, but don't expect sellers to capitulate on price. It's a show-me market: your offer needs to reflect real comps and real condition, not hope.
The location and the amenities are priced into every listing in Brandy Hills. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a four-listing market, the difference between a good buy and a costly mistake is due diligence. Momentum's agents pull closed comps across Port Orange's single-family inventory, flag condition red flags before you write an offer, and negotiate inspection responses that save you money after contract. We also know when to walk—and we'll tell you. If Brandy Hills doesn't fit your budget or goals, we'll say so and show you three better options.
Brandy Hills in 15 seconds.
What it really costs to own in Brandy Hills
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 $3,228/yr across 6 listings here (MLS tax records, 2026-10-20). |
|---|---|
| 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 1979 across 7 listings. An original roof here would be about 47 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. |
Email me new listings in Brandy Hills
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 Brandy Hills
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Brandy Hills will answer, and the answer is published on this page for the next buyer.
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.
Flood & Insurance Context
Of 11 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=11) · as of 2026-10
Tools for a Brandy Hills 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 Brandy Hills sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Brandy Hills, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Brandy Hills home worth?
Get a no-obligation home value based on real comparable sales in Brandy Hills, 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 Port Orange →
Recently off market in Brandy Hills
Homes in Brandy Hills 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. 2 on record.
- 162 Brandy Hills Drive · off market
- 32 Tula Drive · off market
Just listed in Brandy Hills
The newest homes for sale in Brandy Hills right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 195 Gibson Way $314,000 · 3 bd · 2 ba · 1,803 sq ft · 138 days on market Courtesy of Coldwell Banker Coast Realty
- 199 Gibson Way $299,900 · 3 bd · 2 ba · 1,269 sq ft · 210 days on market Courtesy of Realty Pros Assured
- 151 Brandy Hills Drive $299,900 · 2 bd · 2 ba · 1,191 sq ft · 440 days on market Courtesy of NextHome At The Beach
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Brandy Hills Port Orange Right Now (3)
All 3 active and pending Brandy Hills Port Orange listings with a detail page, newest first, refreshed twice a day from the MLS.
- 195 Gibson Way · $314,000 · 3 bd / 2 ba · listed Jul 22, 2026 · listed by Coldwell Banker Coast Realty
- 199 Gibson Way · $299,900 · 3 bd / 2 ba · listed Jul 22, 2026 · listed by Realty Pros Assured
- 151 Brandy Hills Drive · $299,900 · 2 bd / 2 ba · listed Jul 22, 2026 · listed by NextHome At The Beach
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Port Orange guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Volusia County)
- Homestead exemption (Volusia County)
- Home insurance cost
- New construction (Volusia County)
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
Real estate agent in Port Orange? Join Momentum in Port Orange: 100% commission, one $12K cap.
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Brandy Hills Drive (52 homes on record)
- Tompkins Drive (20 homes on record)
- Brandy Hills Drive (6 homes on record)
- Brandy Hills Drive (4 homes on record)
- Glass Court (4 homes on record)
- Tompkins Drive (2 homes on record)
- Brandy Hills Drive (1 homes on record)
- Brandy Hills Drive (1 homes on record)
- Tompkins Drive (1 homes on record)
- Tompkins Drive (1 homes on record)
22% of homes for sale in ZIP 32129 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 (2026-10-20).
Brandy Hills Market Scorecard
Brandy Hills is currently a buyer-leaning market (limited data). About 5.1 months of supply, a median asking price of $299,900, and homes go under contract in about 210 days.
Typical home value in the 32129 ZIP is $284,762, about 12.7% below 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 Brandy Hills a buyer's or seller's market right now?
Who is the best real estate agent for Brandy Hills?
How do I find a top Port Orange real estate agent who knows Brandy Hills?
Can Momentum Realty connect me with an agent for Brandy Hills?
Where is Brandy Hills, and what county is it in?
Is Brandy Hills in a flood zone?
Should you buy in Brandy Hills?
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 19, 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?
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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.
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