Sugar Forest
Homes for Sale in Port Orange, FL
All 353 homes for sale in Port Orange, FL · median $324,900 · Volusia County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Realty Pros Assured · via DBAMLS
As of October 2026, Sugar Forest in Port Orange, FL has 4 homes for sale. Homes listed or recently sold were built 1976–1987; 7 of the 12 geocoded homes sit in a FEMA special flood hazard zone (median elevation 7 ft).
Last 30 days in Sugar Forest: 1 closed sale (median $335,000). As of October 20, 2026, © 2026 Daytona Beach Area Association of REALTORS®, Inc.
Sugar Forest is a small Port Orange pocket with only four active listings as of mid-July 2026. That shallow inventory makes price discovery more anecdotal than statistical—condition, lot position, and timing will control what you pay more than any neighborhood average. Sellers here face modest leverage in a balanced market; buyers should expect negotiation room but not capitulation.
At 4.8 months of supply, the community sits squarely in equilibrium territory. Homes aren't flying off the shelf, but they're not languishing either. If you're buying, plan to move decisively on the right house; if you're selling, price it correctly the first time and expect a measured pace, not a bidding war.
Figures in this note are as of July 17, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Sugar Forest right now
🟡 Balanced market. 4.8 months of supply and 20% 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 (5 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
Sugar Forest is a low-inventory enclave in Port Orange where market dynamics hinge on the handful of homes available at any given time rather than broad statistical trends.
Flood zones in Sugar Forest: of 11 listing addresses checked against the FEMA National Flood Hazard Layer, 36% sit outside the FEMA Special Flood Hazard Area (Zone X); 64% are in an A-series high-risk zone where flood insurance is required with a federally backed mortgage. 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 Sugar Forest. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Sugar ForestPhotos from DBAMLS listings in Sugar Forest; content deemed reliable but not guaranteed.
Who Sugar Forest is best for.
Best for
- The buyer prioritizing value and location in Port Orange who doesn't need resort-style amenities or a master-planned environment.
- Someone comfortable evaluating individual properties on merit rather than relying on a deep set of recent sales to guide expectations.
- The patient opportunist willing to wait for the right listing and move quickly when condition, price, and timing align.
Probably not for
- Buyers who need consistent inventory to compare multiple options side-by-side before making a decision.
- Anyone expecting community amenities—pools, clubhouses, events—as part of the package.
- Investors or buyers chasing predictable appreciation models built on robust sales volume and tight comp sets.
The market around Sugar Forest
Sugar Forest 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 Sugar Forest specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Sugar Forest
Live MLS inventory for Sugar Forest. 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 Sugar Forest 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.
Sugar Forest 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.
Schools
- Volusia County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Sugar Mill Elementary · Public Elementary
- Silver Sands Middle School · Public Middle (confirm zoning)
- Spruce Creek High School · Public High (confirm zoning)
Zoned schools reflect the assignments reported on recent Sugar Forest 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 Sugar Forest address.
Shop the zone: Homes zoned for Spruce Creek High School
Recent Developments in Sugar Forest
Development, infrastructure, retail, and school activity affecting Sugar Forest, 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 Sugar Forest.
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 7 miles north of Sugar Forest.
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 southwest of Sugar Forest.
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 Sugar Forest.
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 8 miles northwest of Sugar Forest.
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 7 miles south of Sugar Forest.
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 Sugar Forest buying strategy.
If we were buying in Sugar Forest 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 Sugar Forest.
What the shallow inventory means
With only four active listings, Sugar Forest behaves less like a traditional subdivision and more like a collection of individual opportunities. There is no robust comp set to anchor expectations—each sale turns on its own merits. Condition, layout, and lot appeal will create wide variance in what homes command, and buyers should resist the urge to generalize from one listing to the next.
The balanced months-of-supply figure reflects Volusia County's broader posture more than any unique momentum inside Sugar Forest itself. Turnover here is episodic. You may see nothing move for weeks, then two closings in quick succession. For buyers, that means staying patient but ready; for sellers, it means understanding that your window depends as much on who's looking that month as on how you've priced the property.
Port Orange offers good highway access and a range of retail and services along the Williamson Boulevard and Dunlawton corridors. Sugar Forest's appeal is its quieter position away from the commercial spine, but you're still close enough to reach daily errands without a production. The trade is simplicity: no clubhouse, no amenity calendar, no HOA programming—just the homes and the street grid.
The location and the amenities are priced into every listing in Sugar Forest. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a thin-inventory community like Sugar Forest, you need a broker who knows how to read between the listings—who can tell you what the last off-market conversation revealed, which seller is truly motivated, and when to walk because the condition doesn't justify the ask. Momentum's agents live in these Volusia County markets daily, and we'll give you the honest call on whether a particular home is the one or whether you should wait for the next rotation. We don't push deals; we protect your position and your money.
Sugar Forest in 15 seconds.
Tools for a Sugar Forest 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 Sugar Forest sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sugar Forest, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sugar Forest home worth?
Get a no-obligation home value based on real comparable sales in Sugar Forest, 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 Sugar Forest
Homes in Sugar Forest 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. 3 on record.
- 844 Sugar House Drive · off market
- 855 Sugar House Drive · off market
- 874 Quarters Court · off market
| Location | Port Orange, Volusia County, FL |
|---|---|
| Home types (current listings and sales) | single-family 75%, townhouses 25% |
| Amenities listed by sellers | Closed Circuit Camera(s) |
| For sale right now | 4 active, 1 pending · median asking $304,900 · 4.8 months of supply |
| Zoned public schools | Sugar Mill Elementary; Silver Sands Middle School; Spruce Creek High School |
Data as of July 12, 2026. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Market figures describe homes, not residents. Cite as: Momentum Realty, “Sugar Forest key facts,” movewithmomentum.com/neighborhoods/sugar-forest-port-orange, data as of July 12, 2026.
Just listed in Sugar Forest
The newest homes for sale in Sugar Forest right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 824 Sugar House Boulevard $210,000 · 2 bd · 2 ba · 1,152 sq ft · 34 days on market Courtesy of The Keyes Company
- 836 Sugar House Drive $224,900 · 2 bd · 2.5 ba · 1,588 sq ft · 72 days on market Courtesy of Home Wise Realty Group Inc
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Sugar Forest Port Orange Right Now (2)
All 2 active and pending Sugar Forest Port Orange listings with a detail page, newest first, refreshed twice a day from the MLS.
- 824 Sugar House Boulevard · $210,000 · 2 bd / 2 ba · listed Sep 17, 2026 · listed by The Keyes Company
- 836 Sugar House Drive · $224,900 · 2 bd / 2.5 ba · listed Aug 10, 2026 · listed by Home Wise Realty Group Inc
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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.
- Sugar House Drive (29 homes on record)
- Sugar House Drive (3 homes on record)
- Sugar House Drive (3 homes on record)
- Sugar House Drive (1 homes on record)
- Sugar House 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).
Sugar Forest Market Scorecard
Sugar Forest is currently a buyer-leaning market (limited data). About 2.4 months of supply, a median asking price of $217,450, and homes go under contract in about 53.0 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.
What it really costs to own in Sugar Forest
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 $3,043/yr across 10 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 11 listing addresses checked against the FEMA flood map, 36% sit outside the high-risk zone and 64% inside one, where flood insurance is required with a federally backed mortgage. 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 10 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 Sugar Forest
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 Sugar Forest
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Sugar Forest will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
Is Sugar Forest a buyer's or seller's market right now?
What schools serve Sugar Forest?
Who is the best real estate agent for Sugar Forest?
How do I find a top Port Orange real estate agent who knows Sugar Forest?
Can Momentum Realty connect me with an agent for Sugar Forest?
Where is Sugar Forest, and what county is it in?
Is Sugar Forest in a flood zone?
Should you buy in Sugar Forest?
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 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
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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See how Sugar Forest fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Sugar Forest
- Home values · What homes in Sugar Forest actually sell for
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