Gated Communities in Volusia County, FL

Looking for gated communities in Volusia County, FL? Momentum Realty tracks 85 Volusia County 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.

Volusia County gated communities at a glance

Communities tracked

$445,500

Median sale price

130 days

Median days on market

796

Recent closings

The communities, by recent sales activity

Community	City	Median price	1-yr change	Days on mkt
Halifax Plantation · agent	Ormond Beach	$475,000	–	91 d
Venetian Bay · agent	New Smyrna Beach	$420,000	+5.0%	156 d
Pelican Bay · agent	Daytona Beach	$265,000	-3.0%	124 d
Spruce Creek Fly-In · agent	Port Orange	$562,000	+7.0%	162 d
Breakaway Trails · agent	Ormond Beach	$582,000	-4.0%	96 d
Woodhaven · agent	Port Orange	$568,000	+29.0%	116 d
Countryside · agent	Port Orange	$360,000	-8.0%	107 d
Marina Grande on the Halifax · agent	Holly Hill	$381,000	-10.0%	175 d
Cypress Head · agent	Port Orange	$455,000	–	110 d
Towers at Ponce Inlet · agent	Ponce Inlet	$620,000	-1.0%	150 d
Ormond Lakes · agent	Ormond Beach	$454,000	-8.0%	131 d
Tymber Creek · agent	Ormond Beach	$288,000	+11.0%	84 d
Sanctuary on Spruce Creek · agent	Port Orange	$608,000	-2.0%	41 d
Sandpiper Lake At Pelican Bay · agent	Daytona Beach	$161,000	-1.0%	38 d
Sugar Mill Country Club · agent	New Smyrna Beach	$382,000	+3.0%	147 d
Harbour Village Golf & Yacht Club · agent	Ponce Inlet	$452,000	-8.0%	269 d
Preserve at Rivers Edge · agent	Daytona Beach	$132,000	-3.0%	186 d
Villages of Royal Palm · agent	Port Orange	$418,000	+2.0%	–
Sabal Creek · agent	Port Orange	$484,000	-3.0%	78 d
Links South at Harbour Village · agent	Ponce Inlet	$438,000	-3.0%	108 d
Oceans Cloverleaf North Condominium · agent	Daytona Beach Shores	$295,000	-34.0%	185 d
Rio Vista · agent	Ormond Beach	$279,000	-3.0%	47 d
Chelsea Place · agent	Ormond Beach	$550,000	-1.0%	116 d
Villaggio On The Lakes Condo · agent	Port Orange	$221,000	+2.0%	213 d
Links North at Harbour Village · agent	Ponce Inlet	$566,000	+1.0%	110 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.

Every other tracked gated communities in Volusia County

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 $445,500 (the median across these gated communities) generates roughly $8,560 a year in property tax before exemptions — about $713 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.

The Volusia County market, in context

Volusia County is value-priced coastal Florida between Jacksonville and Orlando — Daytona Beach and its world-famous Speedway, the surf town of New Smyrna Beach, Embry-Riddle's aviation campus, and a growing inland corridor around Deltona and DeLand. It offers some of the most affordable beach living on Florida's Atlantic coast.

The economy behind the market: {'drivers': 'healthcare, education and aviation, tourism and motorsports, manufacturing, and insurance', 'summary': "Volusia's economy mixes healthcare (Halifax Health and AdventHealth), a notable education-and-aviation cluster led by Embry-Riddle Aeronautical University and Daytona State College, and a tourism-and-motorsports engine centered on Daytona International Speedway and NASCAR. Brown & Brown, one of the largest insurance brokerages in the country, is headquartered in Daytona Beach, and B. Braun Medical anchors manufacturing.", 'employers': ['Volusia County Schools', 'Halifax Health', 'AdventHealth', 'Brown & Brown Insurance (Daytona Beach HQ)', 'Embry-Riddle Aeronautical University', 'NASCAR / Daytona International Speedway', 'B. Braun Medical', 'Daytona State College'], 'jobNote': "Brown & Brown is headquartered in Daytona Beach; Embry-Riddle is the nation's leading aviation university; Daytona hosts NASCAR's flagship Speedway."}

What could change it: Coastal hurricane and flood exposure is the main risk — Hurricanes Ian and Nicole (2022) caused notable beach erosion and damage in Daytona Beach Shores and Wilbur-by-the-Sea — along with rising insurance and ongoing beach-erosion concerns. Inland Volusia carries lower risk, and some areas have softer income profiles than the coastal high end.

Near-term outlook: Expect steady, value-driven demand over the next 12 months from Orlando spillover, remote workers, and retirees (Latitude Margaritaville remains a strong draw). Prices stay among the more affordable on the Atlantic coast, with modest growth and the usual coastal insurance caution near the water.

Run the numbers in Volusia County

Explore more Florida communities

Common questions

How many gated communities does Volusia County, FL have?

Momentum Realty currently tracks 85 communities in Volusia County with evidence of gated community living in MLS or verified amenity records. Others exist; these are the ones with active market data.

What do homes in Volusia County gated communities cost?

The median sale price across tracked gated communities in Volusia County is about $445,500, and it varies widely by community. Use the table above for community-level medians.

How does Momentum classify a community as one of the gated communities?

A community appears here when we find gate, guard house or controlled-access amenities reported on MLS listings or verified amenity records for the community. We do not guess from names alone. Verify any specific amenity or restriction with the association before you rely on it.

Can Momentum connect me with an agent for these communities?

Yes. Momentum serves Volusia County and matches you with an agent who works these specific communities. Matching is free and no-obligation.

How much is home insurance in Volusia County?

Citizens Property Insurance policies in Volusia County average about $1,807 a year, per Citizens filings. Private quotes vary widely with roof age, construction and wind mitigation - a wind-mitigation inspection often unlocks meaningful credits.

What are property taxes like in Volusia County?

Typical combined millage in Volusia County is about 19.21 mills - roughly 1.92% of assessed value a year before exemptions. Florida resets assessed value to about your purchase price when you buy, then homestead exemptions and the 3% Save Our Homes cap apply.

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.