6604 S Atlantic Avenue, New Smyrna Beach, FL 32169
Single Family Residence in Bethune Volusia Beach, New Smyrna Beach · No CDD on record
Bethune Volusia Beach · New Smyrna Beach, FL 32169 · Volusia County
Listing data updated October 22, 2026 at 5:34 PM ET · checked against the MLS hourly
Listed by Engel & Voelkers New Smyrna Beach (MLS) · Page maintained by Momentum Realty (EAB RE Investments LLC) · Brittany Brooks, broker of record
6Bedrooms
7Bathrooms
4,000Sq Ft
$1275Per Sq Ft
Waterfront3-car garageNew constructionNo CDD on recordFEMA Zone X6 bedrooms
How to read this page: MLS listing facts carry their source; everything else is labelled as a public record, a calculation, an estimate, or something to verify. Where local data is too thin to support a number, the page says so instead of guessing.
Buyer leverage
Strong buyer advantage
308 days on market
16.0 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
Zone X
Flood risk
Minimal hazard per FEMA; ~8 ft elevation
$18k–$39k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
6604 S Atlantic Avenue in Bethune Volusia Beach, New Smyrna Beach is listed at $5,099,000 (4,000 sq ft, about $1,275 per sq ft). It has been listed Dec 18, 2025. Listing facts: new construction, waterfront, no HOA. The parcel maps to FEMA flood zone X, outside the special flood hazard area. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
New construction
4,000 sq ft of living area
3-car garage
listed Dec 18, 2025
No HOA reported by the listing (confirm)
Listing description
About this home
Under Construction with a Major Milestone Reached -- Roof is Completed!! Experience the pinnacle of luxury living with this pre-completion pricing opportunity to own a stunning beachfront residence on the Bethune Beach Promenade in New Smyrna. This is the largest of the seaside homes and is designed for sustainability, beauty, and flexible living options--ideal as a full-time residence, vacation home, or luxury income property.
Located just one block from Bethune Beach Park and a short drive to dining and boutique shops on Flagler Ave, while offering convenient access to picnic areas, boat and kayak launches, manatee lagoon and Canaveral National Seashore. Enjoy panoramic ocean views from three levels of expansive balconies. Watch weekly rocket launches from Cape Canaveral, and experience nightly coastal breezes and sunrise views.
A fourth-level hot tub overlooks the shoreline for the ultimate relaxation experience. This 6-bedroom, 7-bath heated pool home features three separate living levels, each independently accessible via elevator and individually climate-controlled--ideal for multigenerational living or guest rental flexibility. Each level includes kitchen and bar spaces, plus ample on-site parking and a 3-car garage.
The home can comfortably sleep 10+ guests. Built with concrete construction, deep pile foundation and full height block walls for superior durability. Additional features include washer and dryer on every level, PGT impact windows, and an on-demand recirculating hot water system.
Situated in a no-flood-zone oceanfront location with a county-maintained protective seawall. Bethune Beach also offers an attended lifeguard tower and is known for some of the best surfing and fishing on Florida's east coast. Designed by award-winning architect; this home offers the perfect balance of exclusivity and accessibility.
Take advantage of pre-completion pricing and New Builder 1-2-10 year Warranty and own a piece of oceanfront paradise!
All 36 photos
Description provided by Engel & Voelkers New Smyrna Beach and reproduced from the MLS; not independently verified.
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
List price$5,099,000
Bed / bath6 / 7
Living area4,000 sq ft
Property typeSingle Family Residence
Garage3-car
MLS #1220917
Listing statuslisted Dec 18, 2025
Public records & third-party data
FEMA flood zoneZone X
Ground elevation~8 ft
CountyVolusia
Area listings8 active · 0 under contract
Estimated first-year tax~$54,559/yr
CDD assessmentNone on record
HOANone reported
Calculated estimates
Price per sq ft$1275
Estimated monthly payment$35,021
Insurance (illustrative)$18k–$39k/yr
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
Financing
Estimated monthly payment
$35,021/mo
Principal & interest $28,244/mo81%
Taxes $4,547/mo13%
Insurance $2,231/mo6%
$35,021/mo at 20% down, 30-yr @ 7.4% · edit any field to update.
What it really costs to own 6604 S Atlantic Avenue
The parts of the monthly number a mortgage calculator leaves out, from this listing's MLS record, the county tax roll, Citizens and FEMA. Property facts only.
HOA dues
The listing states there is no HOA.
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 differ by roof age, wind mitigation and distance to the coast. The page's modeled range for this home is $18,500–$39,000/yr; neither is a quote. Flood: this address maps to FEMA zone X, outside the high-risk zone; flood insurance is optional but most lenders and insurers recommend it. Statewide, a zone X flood policy runs about $500–$700/yr (FEMA Risk Rating 2.0 averages, not a quote).
Estimated ownership costs
Estimated costs & disclosures
Estimated ownership costs for general information. Confirm each with the county, your lender, and an insurer. See data & estimate notes.
Property tax (first-year est.)
~$54,559/yr
Estimate: a typical Volusia effective rate applied to the list price before any exemptions. Florida bills change with reassessment, homestead and other exemptions, and local taxing districts — this is not your expected bill. Confirm with the county property appraiser.
CDD assessment
None on record
No CDD assessment appears in our records for this community. CDD assessments show on the county tax bill — confirm with the tax collector.
Insurance (illustrative range)
$18k–$39k/yr
An illustrative modeled range, not based on carrier underwriting and not a quote. Florida premiums vary significantly by roof age, wind-mitigation features, claims history, and carrier — a real quote can land well outside this range. Flood insurance not federally mandated (Zone X). Get a quote from a licensed insurer before relying on any figure.
HOA
None reported
The listing reports no HOA. Confirm with the county record that no mandatory association applies.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Zone X
From the FEMA National Flood Hazard Layer. In this zone lender-required flood insurance is generally not mandated; confirm for the parcel.
Ground elevation
~8 ft
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
Volusia County is on the Florida coast; wind coverage is a major part of the premium. Premiums and coverage vary by home (roof age, wind mitigation, claims history); obtain a quote from a licensed insurer.
Hazard risk
Natural hazard risk
FEMA National Risk Index for Volusia County, FL: overall Relatively High. Ratings compare this county with every county in the United States for expected annual loss from each hazard.
HurricaneVery High
Coastal floodingRelatively High
Inland floodingRelatively High
Heat waveRelatively Moderate
WildfireRelatively Moderate
TornadoRelatively High
LightningVery High
Strong windRelatively High
DroughtRelatively Low
HailRelatively Low
Cold waveRelatively Low
Source: FEMA National Risk Index (county level, hazard risk ratings only). Ratings describe the county, not this parcel; the flood zone shown above is parcel-specific. Verify insurance requirements with your lender and agent.
Connectivity
Internet & broadband
Fiber
Check availability
Address-level fiber service is not confirmed for this home. Check the FCC National Broadband Map (broadbandmap.fcc.gov) or the provider for this address.
Cable
Check availability
Cable broadband is common in Florida and Georgia towns but not confirmed for this address; verify with the provider.
Fixed wireless / satellite
Check availability
5G home internet and satellite service depend on the exact location; check coverage for this address.
Momentum Research · Bethune Beach
Pricing & the Bethune Beach market
How this home is priced against recent nearby sales, and where Bethune Beach has been over 25 years. Momentum Research analysis of DBAMLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
This home’s $/sq ft vs. nearby sales
List $/sq ft against recent nearby closed sales; the community median is marked.
Property timeline
This home’s history
About Dec 2025Listed (per MLS)Approximate list date from the MLS cumulative days-on-market count (<span class="mw-dom" data-listed="2025-12-18" data-fmt="dom">listed Dec 18, 2025</span>)
Jul 2, 2026First seen on movewithmomentum.comObserved at $4,899,000
Oct 19, 2026Price increase$5,099,000 (+$200,000, +4.1%)
NowActiveCurrently for sale
Build year is from public record. The MLS list date is approximate (today minus the cumulative days on market the MLS reports, which can span relistings). Other milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Transparency
Price & listing history
Listed for $5,099,000Momentum Realty · listed Dec 18, 2025
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
How it stacks up
Comparable recent sales
Only 2 closed sales within about 10 miles in Volusia County in the last 18 months matched this home’s type and size. Fewer than 3 is too few for a median, so none is shown.
Sold Mar 2026
$3,550,000
6101 Turtlemound Road, New Smyrna Beach
5 / 5 bd/ba · 4,649 sq ft · $764/sq ft
Courtesy of Engel & Voelkers New Smyrna Beach · View details →
Sold Mar 2026
$3,550,000
6101 Turtlemound Road, New Smyrna Beach
5 / 5 bd/ba · 4,649 sq ft · $764/sq ft
Courtesy of Engel & Voelkers New Smyrna Beach · View details →
Limited comparable data: these sales are listed for reference only. A licensed agent can prepare a property-specific comparative market analysis. Sold prices are MLS closed-sale records, deemed reliable but not guaranteed.
Momentum Scores
Momentum Property Score
65/100
Strongest on: Flood safety (90), Insurance cost (70)
0 limited50100 exceptional
65/100 is solid, mid-pack across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Flood safety90
FEMA Zone X, ~8 ft elevation. Verify the parcel with FEMA.
Insurance cost70
From FEMA Zone X and a None build. Obtain a property-specific quote.
Market liquidity35
Community inventory, ~16.0 months of supply (12-month record).
Coverage: 3 of 8 indicators had valid data for this home; indicators without data are left out, not scored as zero. Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent comparable sales. They do not measure property condition, quality, or investment suitability, and they are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
Updated October 22, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by Engel & Voelkers New Smyrna Beach · MLS # 1220917
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Keep looking
Similar homes for sale near Bethune Volusia Beach
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
3649 Pini Avenue, New Smyrna Beach · $505,000 · 3 bd / 2.0 ba · listed October 22, 2026 (courtesy of Local Living Realty Group)
1634 Great Osprey Way, New Smyrna Beach · $276,000 · 3 bd / 2.5 ba · listed October 22, 2026 (courtesy of D R Horton Realty of Central Florida)
1636 Great Osprey Way, New Smyrna Beach · $276,000 · 3 bd / 2.5 ba · listed October 22, 2026 (courtesy of D R Horton Realty of Central Florida)
1638 Great Osprey Way, New Smyrna Beach · $295,000 · 3 bd / 2.5 ba · listed October 22, 2026 (courtesy of D R Horton Realty of Central Florida)
2795 Sunset Drive, NEW SMYRNA BEACH · $1,750,000 · 3 bd / 3.0 ba · listed October 20, 2026 (courtesy of HOME & FAMILY REAL ESTATE & PROPERTY MANAGEMENT)
4107 Tidewatch Loop, NEW SMYRNA BEACH · $753,900 · 3 bd / 3.5 ba · listed October 20, 2026 (courtesy of COLLADO REAL ESTATE)
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Oct 2026 · Development
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.
Why it matters: Improves access to walk-in and primary medical services for the New Smyrna Beach area. The project is about 9 miles northwest of Bethune Beach, elsewhere in Volusia County.
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.
Why it matters: Shows active hiring by regional manufacturing and technology employers. The project is about 22 miles northwest of Bethune Beach, elsewhere in Volusia County.
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.
Why it matters: Removes high-energy data facilities from the land uses available in Edgewater. The site is about 5 miles northwest of Bethune Beach.
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.
Why it matters: Stormwater capacity upgrades bear on flood-risk management for nearby Port Orange areas. The project is about 17 miles northwest of Bethune Beach, elsewhere in Volusia County.
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Schools currently assigned to this address in Volusia County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
GRADEA
Coronado BeachAssigned elementary school · Volusia County School District · Grade A (Florida DOE 2025-26)
GRADEB
New Smyrna BeachAssigned middle school · Volusia County School District · Grade B (Florida DOE 2025-26)
GRADEA
New Smyrna BeachAssigned high school · Volusia County School District · Grade A (Florida DOE 2025-26)
Assigned schools per the MLS listing — assignments can change; confirm current zoning with the district. Browse school-zone pages →
Nearby & guides
City, county & community guides
Where this home sits, with links to the matching guides. General reference only.
Items worth confirming for 6604 S Atlantic Avenue, chosen from what the record shows. This is general guidance, not advice about this specific property.
New construction: get the builder's warranty terms and the certificate of occupancy in writing, and ask which finishes shown are upgrades.
The listing reports no HOA: confirm with the county record that no deed restrictions or mandatory association apply to this parcel.
FEMA flood zone X: flood insurance is not usually required, but get a quote anyway — FEMA reports roughly one in four flood claims come from outside high-risk zones.
Get a homeowners insurance quote for this specific address in Volusia County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
Waterfront: confirm seawall or dock condition and permits, and ask who owns and maintains the shoreline.
Listed living area is 4,000 sq ft: verify it against the property appraiser's record and measure before relying on it.
Order a survey to confirm lot boundaries and easements.
Review permit history with the county.
Property taxes: the estimate on this page (about $54,559/yr) assumes reassessment at the list price; the seller's current bill is not a guide Exemptions and portability change the actual bill — confirm with the county property appraiser.
School zoning shown here comes from district data and changes; confirm the assigned schools directly with the district before relying on them.
Provenance
Data sources & freshness
Listing record
DBAAR, checked against the MLS hourly (last: October 22, 2026)
Comparable sales
Fewer than 3 defensible closed sales within about 10 miles in Volusia County — no medians or automated estimate shown
Flood zone & elevation
FEMA flood maps + USGS elevation (Zone X shown above)
Taxes & monthly cost
Typical county effective rate applied to the list price; an estimate, not a bill
Insurance figure
Modeled estimate; obtain a real quote before offering
Schools
2025-26 district assignments; verify with the district
Momentum Research lines are our own analysis of DBAAR records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Answered before you ask
Frequently asked questions
How big is 6604 S Atlantic Avenue and when was it built?
Per the listing record, 6604 S Atlantic Avenue has 4,000 sq ft of living area, 6 bedrooms and 7.0 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 6604 S Atlantic Avenue in?
6604 S Atlantic Avenue is in Bethune Volusia Beach in New Smyrna Beach, Volusia County. Too few comparable closed sales exist nearby for this page to show local sales statistics; a licensed agent can prepare a comparative market analysis.
Does 6604 S Atlantic Avenue have an HOA?
The listing reports no HOA. Confirm with the county record that no deed restrictions or mandatory association apply to the parcel.
Why might property taxes on 6604 S Atlantic Avenue differ from the current owner's?
The estimate on this page (about $54,559 per year) assumes reassessment at the list price less the homestead exemption. Florida reassesses a home after it sells; for a homesteaded seller the Save Our Homes cap on their assessment does not transfer, and a buyer's own exemptions and portability are applied separately, so the two bills usually differ. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 6604 S Atlantic Avenue in a flood zone?
The FEMA flood map places this parcel in Zone X, outside the special flood hazard area, so flood insurance is not usually required by a lender. It is still available and worth quoting; confirm the parcel's status with FEMA and your insurer.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
Ready when you are
See 6604 S Atlantic Avenue in person
Private tours available 7 days a week, in person or by live video walkthrough. Request a tour or send a question and a licensed Momentum Realty agent will follow up.
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply county millage to the list price (less the homestead exemption where the parcel is matched to the certified roll) and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email and we will review and correct or remove it promptly.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
Sold price and details are from public records and the MLS, deemed reliable but not guaranteed. Shown for comparison only — not an appraisal or a statement of this home's value.
