Spruce Creek Fly-In vs Venetian Bay
Two Volusia communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-02.
| Metric | Spruce Creek Fly-In | Venetian Bay |
|---|---|---|
| Median sale price | $580K | $410K |
| Price per sq ft | $283 | $226 |
| Avg days on market | 202 days | 127 days |
| Months of supply | 2.8 mo | 4.6 mo |
| Market | Balanced Market | Buyer-Leaning Market |
| 1-year price change | +7% | +5% |
| Recent closings | 55 | 91 |
The verdict
Spruce Creek Fly-In carries the higher median price — about 41% above Venetian Bay. Homes in Venetian Bay sell faster (127 days on market vs 202). Spruce Creek Fly-In is the tighter market on inventory (2.8 months of supply).
Where each one is
| Spruce Creek Fly-In | Venetian Bay | |
|---|---|---|
| County | Volusia County, FL | Volusia County, FL |
| City / area | Port Orange | New Smyrna Beach |
| FEMA flood zones (sampled parcels) | all 31 sampled homes outside a flood zone | 65% of 46 homes outside a flood zone (Zone X) |
Distances are straight-line; driving distance is usually 15 to 30 percent more. Flood-zone shares come from FEMA flood maps matched to sampled parcels; always check the exact address before you close.
What is for sale today
| Spruce Creek Fly-In | Venetian Bay | |
|---|---|---|
| Homes for sale now | 13 | 35 |
| Under contract | 7 | 11 |
| Asking prices today | $269K to $2.45M | $285K to $1.1M |
| Listed in the last 7 days | 0 | 3 |
| Property types listed | Condominium, Single Family Residence | Condominium, Single Family Residence, Townhouse |
Live MLS counts, refreshed with every listing pull. Browse them: Spruce Creek Fly-In homes for sale · Venetian Bay homes for sale.
The homes themselves
| Spruce Creek Fly-In | Venetian Bay | |
|---|---|---|
| Homes (parcels) | n/a | 1,263 |
| Built | n/a | 2004–2024 (median 2020) |
| Typical living area | n/a | 1,929 sq ft |
| Vacant lots | 0 | 162 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Schools the listings are zoned for
| Spruce Creek Fly-In | Venetian Bay | |
|---|---|---|
| Elementary | Cypress Creek | Chisholm |
| Middle | Creekside | New Smyrna Beach |
| High school | Spruce Creek | New Smyrna Beach |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Which one fits
On budget alone, Venetian Bay is the lower entry point (median $410K vs $580K). Sellers get a faster sale in Venetian Bay (127 days on market on average); buyers get more negotiating room where homes sit longer.
Neither number set decides it: drive both on a weekday evening, check the HOA documents and the flood zone for the exact street, and price the insurance before you write an offer. A Momentum agent who works both communities can pull the comparable sales for any two specific homes.
Questions people ask
Is Spruce Creek Fly-In more expensive than Venetian Bay?
Yes, on recent sales: the median sale price in Spruce Creek Fly-In is $580,000 versus $410,000 in Venetian Bay, about 41% higher.
What high schools serve Spruce Creek Fly-In and Venetian Bay?
Listings in Spruce Creek Fly-In most often report Spruce Creek; listings in Venetian Bay report New Smyrna Beach. Zoning is set by the district and can change - verify by address.
Go deeper on each: Spruce Creek Fly-In homes, photos & schools · Venetian Bay homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.