Turnbull Shores
Homes for Sale in New Smyrna Beach, FL
All 603 homes for sale in New Smyrna Beach, FL · median $529,900 · Volusia County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Kathy Cate, Adams, Cameron & Co., Realtors · via DBAMLS
As of October 2026, Turnbull Shores in New Smyrna Beach, FL has 3 homes for sale. Homes listed or recently sold were built 1956–2022; 3 listings state no HOA; 5 of the 11 geocoded homes sit in a FEMA special flood hazard zone (median elevation 6 ft).
Last 30 days in Turnbull Shores: 2 new listings (median asking $608,500), 1 closed sale (median $550,000). As of October 17, 2026, © 2026 Daytona Beach Area Association of REALTORS®, Inc.
Homes For Sale Right Now in Turnbull Shores
Live MLS inventory for Turnbull Shores. 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 Turnbull Shores 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.
Turnbull Shores is a tiny, hyper-specific slice of older New Smyrna Beach riverfront—six homes built between 1946 and 1981, median year 1964, median size 1,576 square feet. With only three active listings against a six-home sample, 4.5 months of supply lands in balanced territory, but the shallow inventory means one or two closings swing the momentum dramatically. The 16.7% homesteaded rate tells you this is predominantly second homes and investment holdings, not primary-residence turnover.
Price here is driven by waterfront access and lot positioning, not the vintage of the structure. Expect a wide spread: condition, views, and dock rights matter more than square footage. In this thin a pocket, comparable sales are sparse; each transaction is its own negotiation. Buyers need flexibility and patience. Sellers should price to the water, not the house, and understand that the right buyer may take months to surface.
Turnbull Shores right now
🟡 Balanced market. 4.5 months of supply and 25% 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 (4 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
A six-home riverfront enclave in New Smyrna Beach, dominated by mid-century construction and second-home ownership, where lot and water access set the value more than the structures themselves.
Flood zones in Turnbull Shores: of 10 listing addresses checked against the FEMA National Flood Hazard Layer, 50% sit outside the FEMA Special Flood Hazard Area (Zone X); 50% 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 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 Turnbull Shores. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Turnbull ShoresPhotos from DBAMLS listings in Turnbull Shores; content deemed reliable but not guaranteed.
Who Turnbull Shores is best for.
Best for
- Buyers prioritizing riverfront lot over home age, willing to renovate or eventually rebuild for water access in New Smyrna Beach.
- Second-home or investment buyers comfortable with thin inventory, episodic sales, and property-specific pricing negotiations.
- Water-lifestyle buyers who value dockage and views over modern finishes and are prepared for older-home systems and flood-zone realities.
Probably not for
- Buyers seeking move-in-ready condition or expecting consistent comp data to anchor their offer in a statistically robust sample.
- Investors needing predictable turnover velocity or rental-income modeling; the homestead rate and inventory churn don't support it.
- Buyers on tight timelines who need immediate inventory choice or assume balanced supply in a six-home pocket means easy negotiation.
The market around Turnbull Shores
Turnbull Shores 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 Turnbull Shores specifically. Momentum Research analysis of MLS records.
Turnbull Shores 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 Turnbull Shores
Development, infrastructure, retail, and school activity affecting Turnbull Shores, 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 less than a mile southeast of Turnbull Shores.
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 13 miles northwest of Turnbull Shores, 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 4 miles southeast of Turnbull Shores.
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 8 miles northwest of Turnbull Shores, 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 13 miles north of Turnbull Shores, 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 4 miles west of Turnbull Shores.
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 Turnbull Shores buying strategy.
If we were buying in Turnbull Shores 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 Turnbull Shores.
A riverfront sliver with ultra-thin inventory
Turnbull Shores sits along the Indian River in New Smyrna Beach, a neighborhood so small—just six homes—that it barely qualifies as a market unto itself. The median home was built in 1964; the range runs from 1946 to 1981. At a median 1,576 square feet, these are modest-footprint older homes on lots that command the premium. No community amenities are present; the draw is purely the water.
With three active listings today and 4.5 months of supply, the arithmetic balance is real but fragile. In a pocket this size, one sale or withdrawal recalibrates the entire market posture. The 16.7% homesteaded share—one out of six—means most owners hold these as vacation or investment properties, not year-round residences. Turnover is episodic, not predictable.
Buyers here are looking past the vintage structure to the water lot itself. That means pricing is driven by view corridors, dock capability, and seawall condition, not comps-per-square-foot. Expect wide variation. Sellers need to accept that the buyer pool is narrow and often seasonal; patient pricing wins. Buyers need to treat each listing as a one-off and bring inspection scrutiny for older systems and flood-zone realities.
The location and the amenities are priced into every listing in Turnbull Shores. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a six-home enclave with episodic turnover, you need a broker who knows when to comp outside the immediate neighborhood and how to negotiate water-access value that doesn't fit a spreadsheet. Momentum brings deep Volusia riverfront transaction history, flood-zone fluency, and the patience to wait for the right match—not just the next offer. We'll tell you when a property's deferred maintenance outweighs its lot appeal, and we'll walk away if the numbers don't work. Thin inventory demands honest counsel, not urgency.
Turnbull Shores in 15 seconds.
What it really costs to own in Turnbull Shores
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 $2,648/yr across 6 listings here (MLS tax records, 2026-10-16). |
|---|---|
| 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, 50% sit outside the high-risk zone and 50% 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 1984 across 6 listings. An original roof here would be about 42 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 Turnbull Shores
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 Turnbull Shores
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Turnbull Shores 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 10 sampled listing addresses in this community: 50% outside the FEMA Special Flood Hazard Area (Zone X/B/C); 50% in an A-series Special Flood Hazard Area zone.
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 Turnbull Shores 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 Turnbull Shores sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Turnbull Shores, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Turnbull Shores home worth?
Get a no-obligation home value based on real comparable sales in Turnbull Shores, 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 Turnbull Shores
Homes in Turnbull Shores 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.
- 615 Art Center Avenue · off market
- 633 Art Center Avenue · off market
| Location | New Smyrna Beach, Volusia County, FL |
|---|---|
| Homes in the community | 6 (FL DOR 2025 assessment roll) |
| Years built | 1946–1981 (median 1964) |
| Typical living area | 1,576 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Closed Circuit Camera(s) |
| For sale right now | 3 active, 1 pending · median asking $599,000 · 4.5 months of supply |
| Owner-occupied (homestead) share | 17% |
Data as of July 12, 2026. © 2026 Daytona Beach Area Association of REALTORS®, Inc; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Turnbull Shores key facts,” movewithmomentum.com/neighborhoods/turnbull-shores-new-smyrna-beach, data as of July 12, 2026.
Just listed in Turnbull Shores
The newest homes for sale in Turnbull Shores right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 2719 Brookline Avenue $874,000 · 3 bd · 2.5 ba · 2,293 sq ft · 5 days on market Courtesy of Lively Real Estate
- 2815 Westwood Avenue $343,000 · 3 bd · 2 ba · 1,479 sq ft · 15 days on market Courtesy of Realty Pros Assured
- 2852 Glenwood Avenue $255,900 · 2 bd · 1.5 ba · 1,224 sq ft · 814 days on market Courtesy of FlatFee.com
Checked against the MLS Oct 16, 2026. All new listings in this market.
Every Home for Sale in Turnbull Shores New Smyrna Beach Right Now (3)
All 3 active and pending Turnbull Shores New Smyrna Beach listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2719 Brookline Avenue · $874,000 · 3 bd / 2.5 ba · listed Oct 12, 2026 · listed by Lively Real Estate
- 2815 Westwood Avenue · $343,000 · 3 bd / 2 ba · listed Oct 1, 2026 · listed by Realty Pros Assured
- 2852 Glenwood Avenue · $255,900 · 2 bd / 1.5 ba · listed Jul 16, 2026 · listed by FlatFee.com
Recently sold in Turnbull Shores New Smyrna Beach
- 633 Art Center Avenue · sold $550,000
- 615 Art Center Avenue · sold $740,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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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.
- Nordman Avenue (24 homes on record)
- Westwood Avenue (12 homes on record)
- Brookline Avenue (10 homes on record)
- Sunset Drive (10 homes on record)
- Sunset Drive (9 homes on record)
- Nordman Avenue (7 homes on record)
- Brookline Avenue (5 homes on record)
- Sunset Drive (5 homes on record)
- Nordman Avenue (4 homes on record)
- Sunset Drive (4 homes on record)
- Nordman Avenue (3 homes on record)
- Conrad Drive (3 homes on record)
18% of homes for sale in ZIP 32168 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).
Turnbull Shores Market Scorecard
Turnbull Shores is currently a buyer-leaning market (limited data). About 4.5 months of supply, a median asking price of $343,000, and homes go under contract in about 15 days.
Typical home value in the 32168 ZIP is $382,270, about 5.9% 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 Turnbull Shores a buyer's or seller's market right now?
How many homes are in Turnbull Shores?
What share of Turnbull Shores is owner-occupied?
When were the homes in Turnbull Shores built?
Who is the best real estate agent for Turnbull Shores?
How do I find a top New Smyrna Beach real estate agent who knows Turnbull Shores?
Can Momentum Realty connect me with an agent for Turnbull Shores?
Where is Turnbull Shores, and what county is it in?
Is Turnbull Shores in a flood zone?
Should you buy in Turnbull Shores?
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) |
| Housing stock & ownership | Florida DOR assessment roll (community parcel extract) |
| 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 Turnbull Shores
- Home values · What homes in Turnbull Shores actually sell for
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