Gated Communities in Port Orange, FL
Looking for gated communities in Port Orange, FL? Momentum tracks 15 Port Orange communities with evidence of gated community living, each with MLS-derived pricing and market pace below — plus the local questions worth asking before you buy, and a direct line to an agent who works these communities.
Port Orange gated communities at a glance
The communities, by recent sales activity
| Community | City | Median price | 1-yr change | Days on mkt |
|---|---|---|---|---|
| Spruce Creek Fly-In · agent | Port Orange | $562,000 | +7.0% | 162 d |
| Woodhaven · agent | Port Orange | $568,000 | +29.0% | 116 d |
| Countryside · agent | Port Orange | $360,000 | -8.0% | 107 d |
| Cypress Head · agent | Port Orange | $455,000 | – | 110 d |
| Sanctuary on Spruce Creek · agent | Port Orange | $608,000 | -2.0% | 41 d |
| Villages of Royal Palm · agent | Port Orange | $418,000 | +2.0% | – |
| Sabal Creek · agent | Port Orange | $484,000 | -3.0% | 78 d |
| Villaggio On The Lakes Condo · agent | Port Orange | $221,000 | +2.0% | 213 d |
| Forest Lake Preserve · agent | Port Orange | $375,000 | +6.0% | 62 d |
| Quiet Place in the Country · agent | Port Orange | $675,000 | – | – |
| Pinnacle Park · agent | Port Orange | $480,000 | -4.0% | – |
| Viking · agent | Port Orange | $262,000 | – | 59 d |
| Spruce Creek Farms · agent | Port Orange | $788,000 | – | 131 d |
| Estates at Browns Landing · agent | Port Orange | $2.36M | – | 119 d |
| Browns Landing | Port Orange | – | – | 175 d |
Communities are listed by recent closing volume in Momentum’s MLS data. Figures are aggregates, change over time, and are deemed reliable but not guaranteed.
What gates change about ownership
Controlled access typically comes with a manned gate, a transponder system, or both — funded through HOA dues. Expect guest-access procedures, delivery and contractor rules, and in some communities rental restrictions. Review the HOA budget for how the gate and any roving patrol are funded, and whether roads are private (the HOA maintains them — another line in the dues) or public.
Due diligence before you buy behind a gate
Request the HOA documents early: budget, reserves, rules, and the last two years of meeting minutes. Private roads, gates and common areas are owner-funded, so thin reserves become special assessments. Our buyer closing costs calculator helps you model dues and assessments into the real monthly cost.
What it costs to own here
At Volusia County’s typical combined millage of 19.21 mills, a purchase at $482,000 (the median across these Port Orange gated communities) generates roughly $9,261 a year in property tax before exemptions — about $772 a month. Florida resets the assessed value to roughly your purchase price, so the seller’s current bill is not a preview of yours; a homesteaded owner then gets the $25,000–$50,000 exemption and the 3% Save Our Homes cap going forward. Citizens Property Insurance policies in Volusia County average about $1,807 a year ($151 a month) — private-market quotes vary with roof age and wind mitigation, so price coverage before your inspection window closes. All-in, our county model puts the typical monthly cost of ownership in Volusia County near $1,988 (principal and interest on the typical home, tax, and insurance).
Run your exact numbers: the property tax after purchase calculator uses Volusia County’s verified millage, and the buyer closing costs calculator builds the full cash-to-close.
Demand and supply in Volusia County right now
In the most recent IRS migration data (2022-2023), Volusia County gained a net 8,035 people to relocation, with the largest inbound flows from NY, NJ, GA. Households moving IN reported average incomes of $72,813 versus $57,215 for those leaving — the income mix of demand, straight from tax filings. Population is up about 7.7% over the recent multi-year window. On the supply side, builders pulled 2,826 residential permits in Volusia County in 2025 (2,079 single-family), down 17.0% year over year — against 5,508 at the 2022 peak. Permits are tomorrow’s inventory: a shrinking pipeline supports prices, a swelling one hands buyers leverage. Our valuation model reads the county as undervalued by about 0.4% versus its income-and-rent fundamentals.
Explore more of Port Orange
- Gated Communities in Volusia County
- Boating Communities in Port Orange
- Condo Communities in Port Orange
- Townhome Communities in Port Orange
- Find the best agent in Port Orange
- Best neighborhoods in Port Orange
Run the numbers in Volusia County
- Find the best agent in Volusia County
- Get a cash offer in Volusia County
- Volusia County housing scorecard
- What would selling net you
- Buyer closing costs calculator
Common questions
How many gated communities does Port Orange, FL have?
What do homes in Port Orange gated communities cost?
How does Momentum classify a community as one of the gated communities?
How much is home insurance in Volusia County?
What are property taxes like in Volusia County?
Community classifications are compiled from MLS-reported amenities, verified amenity records and MLS build-year data, as of 2026-06-16; they are informational, change over time, and are deemed reliable but not guaranteed — verify details with each association. Not an offer of housing to any protected class to the exclusion of others. Equal Housing Opportunity.