Alto Pino

Established 1988 · Intracoastal West · ZIP 32224

An established single-family neighborhood in South Daytona, mainland-side and central, with per-square-foot pricing that runs above the South Daytona average.

Established single-familyCentral South DaytonaAbove-average per-square-foot

Live Market Pulse

41/100
Momentum

Buyer-Leaning Market (limited data)

Tight supply keeps sellers in control, but dated interiors still trade at a discount, so condition is where buyers win.

Free · No obligation

Unlock Off-Market Alto Pino

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive DBAAR data14 years of closingsLocal renovation analysisUpdated twice daily

LiveMarket PulseDBAAR

$252K

Median Price

9mo

Supply

131days

Avg DOM

Soft

Seller Leverage

$205/sf

Median $/Sqft

-6%

1-Yr Price Change

0now

Distress

Jon's Current Read

"Alto Pino reads as one of South Daytona's recognized established single-family neighborhoods, with a per-square-foot price that has run above the city average, signaling solid, well-kept homes rather than the bottom of the market. Listings have spanned roughly the $130,000s to the high $200,000s depending on size and condition. The buy is condition-and-lot on mainland parcels; price each home on its updates and systems and confirm the FEMA flood zone. Pricing context is third-party and illustrative, accessed June 2026; confirm per property."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Alto Pino is an established single-family neighborhood in South Daytona, Volusia County, ZIP 32119, on the mainland side of the Halifax River. It is one of the city's recognized residential subdivisions, listed alongside neighborhoods such as Blake, Big Tree Meadows, and Bryan Cave Estates (estately.com; movoto.com, accessed June 2026).

Listings here have ranged from roughly the $130,000s to the high $200,000s depending on size and condition, with a reported average per square foot around the low $200s, above the South Daytona average, which points to solid, well-maintained homes rather than the bottom of the market. Because homes vary in age and condition, the right comparison is house-by-house.

South Daytona is a small mainland city between Daytona Beach and Port Orange, centered on the US-1 corridor and the Halifax River, with everyday shopping, riverfront city parks, and quick access north and south. Alto Pino's central position keeps those services and the river within a short drive.

These are mainland parcels, so flood exposure is generally lower than the barrier island, though areas near the Halifax River and local drainage can still carry risk. The FEMA map is authoritative per parcel; confirm the determination for the specific home, along with roof and systems on older houses.

Quick Match

Who Alto Pino is best for.

Best for

Buyers who want an established, well-kept single-family home in central South Daytona
Buyers who value a mainland location near US-1, the river, and quick access north and south
Move-up or right-size buyers who want solid homes rather than the bottom of the market
Buyers who want lower flood exposure than the barrier island (verify per parcel)

Probably not for

Buyers who want a beachside or waterfront address
Buyers who want new construction or a gated amenity community
Anyone unwilling to inspect older homes and verify the flood zone
Buyers seeking the absolute lowest entry price in South Daytona

Market Pulse

How Alto Pino is performing right now

41/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

9Months of supplytight

140Median days on marketdays

0 : 3Under contract vs for salestrong demand

4Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

-7%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from DBAAR, as of June 10, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Alto Pino listings and the trailing twelve months of closed sales.

Where prices are goingn/a2026 YTD

Median sale price by year. Tap a label to compare Halifax Landing or South Daytona. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square footn/a2026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now3 : 0active : pending

For sale3

Pending0

Sold 12mo4

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in Alto Pino buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Alto Pino

Live MLS inventory for Alto Pino. 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.

1806 James Street home for sale in Alto Pino

Active · 140 daysTop listing

$244,990

3 bd · 2 ba · 1,272 sqft · built 1972

1806 James Street, South Daytona, 32119

Renovated

Listed by Engel & Voelkers New Smyrna Beach

401 Cherry Street home for sale in Alto Pino

Active · 156 days

$220,000

3 bd · 1.5 ba · 1,148 sqft · built 1972

401 Cherry Street, South Daytona, 32119

Reno opportunityBest valuePool

Listed by Ronnie Climer

1861 Golfview Boulevard home for sale in Alto Pino

Active · 98 days

$169,900

3 bd · 1 ba · 890 sqft · built 1956

1861 Golfview Boulevard, South Daytona, 32119

RenovatedBest value

Listed by Adams, Cameron & Co., Realtors

Interactive Map

Alto Pino on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from DBAAR; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

Nearby & Commute

How far is everything?

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Drive times from Alto Pino. They are approximate and vary with traffic and your exact start point.

US-1 (Ridgewood Ave) corridor~2 to 5 min · everyday shopping and services

Halifax River and South Daytona riverfront parks~4 to 7 min · east toward the river

Port Orange (Dunlawton Ave) shopping~8 to 12 min · south on US-1

The Atlantic beach~12 to 18 min · east across the river bridges

Interstate 95~12 to 18 min · west via Beville Rd or Dunlawton Ave

Daytona Beach International Airport (DAB)~12 to 18 min · northwest

Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Alto Pino with Momentum Realty’s local guides.

Halifax LandingSouth Daytona · 0.3 mi

The PeninsulaDaytona Beach Shores · 1.3 mi GDGeorgetowneDaytona Beach · 1.6 mi

CountrysidePort Orange · 2.0 mi DBDaytona Beach Shores Oceanfront CondosDaytona Beach Shores · 2.3 mi

Pelican BayDaytona Beach · 2.6 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr

Alto Pino (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take

Volusia County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby

Alto Pino is served by Volusia County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Buying with schools in mind? We can confirm the exact zoned schools for any Alto Pino address.

The takeaway

What is actually moving near Alto Pino, sourced and dated. We do not publish rumor.

Recent Developments in Alto Pino

Development Intelligence

Our read on what is being built around Alto Pino, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishSouth Daytona is a built-out mainland city, so the story for an established neighborhood like Alto Pino is condition, value, and flood verification rather than new construction.

Above-average per-square-foot pricing

BullishNotable impact

SignificanceRadius: Alto Pino

A reported per-square-foot average above the South Daytona norm suggests solid, well-kept homes, which tends to support resale stability relative to the bottom of the market.

Flood verification on mainland parcels

NeutralNotable impact

SignificanceRadius: South Daytona / Halifax River

Mainland parcels generally carry lower flood exposure than the beachside, but areas near the Halifax River and local drainage can still be at risk; the FEMA map is authoritative per parcel.

Older-home condition spread

NeutralMinor impact

SignificanceRadius: Alto Pino

Homes vary in age and condition, so roof, systems, and updates drive value more than square footage; inspect and price house-by-house.

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Alto Pino, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

2026
Market
Alto Pino listings reported roughly $130K to high $200Ks
Third-party listings in Alto Pino showed homes from roughly the $130,000s to the high $200,000s with a reported per-square-foot average around the low $200s, above the South Daytona average, as of 2026. Why it matters: These are third-party, illustrative figures, not MLS statistics; home condition and lot drive the number, so comp each house on its own. Source

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 Strategy

The Alto Pino buying strategy.

If we were buying in Alto Pino, this is the order of operations we would run, and the one we run for our clients.

Inspect the older-home basics first. Roof age, HVAC, plumbing, and electrical drive the real cost; budget them before you fall for the price.

Pull the FEMA flood zone for the exact parcel. Mainland exposure is generally lower, but confirm the determination, especially near the river.

Confirm any HOA or deed restrictions. Older South Daytona subdivisions often have none; verify in writing whether any apply to the lot.

Comp house-by-house. Price the specific home on its condition, updates, and lot against the closest comparable Alto Pino sale, not a city median.

Check the lot and setbacks if you plan to add on. Confirm zoning, setbacks, and utilities with the City of South Daytona before counting on an expansion.

The Quick Decision

Best Buy

A structurally sound, updated home with a newer roof on a good lot, priced to its condition rather than the city median.

Biggest Risk

Deferred maintenance on an older home, or a parcel with unexpected flood exposure near the river.

Best Lot

The lot and the home's condition are the value here; there are no shared amenities to pay for.

Smart Timing

A steady, established mainland market gives a prepared buyer who has inspected the home room to negotiate on condition.

Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

The Homes

Gating

Dual-gated, with attended North and South entrances.

Styles & age

Traditional, ranch, and contemporary single-family, built 1987-2000.

Lots & sizes

Golf, lake, preserve, and interior lots (~0.25-0.5+ acres); homes ~2,400-4,000 sq ft.

Builder

Arvida (with JMB Partners).

Costs & Governance

CDD

None. No Community Development District bond on the tax bill.

POA dues

Quarterly POA dues (separate from the club) vary by lot size and include Hotwire internet and cable TV. Confirm the current amount.

Management

Vesta Property Services.

Amenities & Lifestyle

Golf

18-hole course and a 26,000 sq ft member-owned clubhouse (membership optional).

Pool & fitness

Heated club pool, a fitness center, and ten lighted clay tennis courts.

Kids

In-community Woodland Park with a playground, basketball court, and sports field.

Getting around

Sidewalks on some roads; a golf-cart-friendly community.

Location & Nearby

Setting

Intracoastal West Jacksonville, ZIP 32224, off Hunt Club Road.

Nearby

Under 15 minutes to the beaches, St. Johns Town Center, and Mayo Clinic; UNF about 8 minutes.

Schools

Duval County: Chets Creek, Kernan Middle, Atlantic Coast (ratings below).

Homes & Architecture

Alto Pino homes were built largely between 1987 and 2000 in traditional, ranch, and contemporary styles, on a mix of golf frontage, lakefront, preserve, and interior lots. Because the community is built out, you are buying into a spectrum that runs from original 1990s condition to fully renovated, and the price gap between the two is enormous. A dated home and a beautifully renovated one a few doors apart can differ by hundreds of thousands of dollars, which is exactly where buyers overpay or find value.

This makes Alto Pino a renovation market as much as a resale market. Many of the best buys are homes in great locations that need updating, where an honest budget for roof, HVAC, pool, and modernization turns a dated house into a strong long-term hold. The risk is underestimating that budget, which is why reading the renovation math is the core skill here.

Property Systems

Roof and HVAC age, and the resulting insurance quote
Pool equipment age and condition
An honest renovation budget for roof, HVAC, pool, and updates

Financial

POA dues and inclusions (Hotwire internet and cable, access control) in writing
The club decision and the true cost of the membership you would use
Total carrying cost: HOA, optional club, insurance, near-term repairs

Resale Strength

Lot quality and view, and whether the premium is fair
Golf, lake, or preserve frontage versus an interior lot
The interior-lot warning: where buyers overpay

Verification

Flood zone for the specific parcel, given the community lakes
School zoning by address, confirmed with the district
True closed comps by condition and lot, not a Zestimate

Questions we ask on a specific home

The questions a local who knows Alto Pino asks are different from the ones a portal answers. On any specific home, we want to know:

How old are the roof, HVAC, and pool equipment, and what does that do to the insurance quote?
What is the honest renovation budget to bring this home current?
What does the view back to: golf, lake, preserve, or another home?
What exactly do the POA dues include (Hotwire internet and cable, access control), and what would the club cost at the tier we would use?
Is this one of the stronger resale lots, or a base lot priced like a premium one?
How does this home compare to the closest active and sold listings in Glen Kernan?

Jon Brooks · Co-Founder, Momentum Realty

Alto Pino is a condition game. The gates, the course, and the location are priced into every listing, so the money is made or lost on the renovation math, the lot and view, and the club decision. A dated interior home and a renovated golf-frontage home are completely different buys at very different true costs, even when the list prices look close. The listing agent works for the seller. Our job is to read the renovation honestly, verify the POA inclusions and the full carrying costs, pull the true comparable sales, and structure an offer that protects you.

Our advice to Alto Pino buyers is to cross-shop it against Glen Kernan and Deerwood on location, lot, and total cost of ownership, and to move decisively on the right golf or lakefront home, since the best views still sell fast. With no CDD and an optional, affordable club, Alto Pino is one of the strongest values among Jacksonville's gated golf communities for the buyer who reads it right.

Alto Pino vs. Comparable Communities

How Alto Pino cross-shops against the communities buyers most often weigh against it, on the factors that actually decide the buy.

Community	Entry	No CDD?	Club	To Beach	Best For	The Watch-Out
Jacksonville G&CC	$$	Yes	Member-owned, optional	~15 min	Gated golf without Ponte Vedra pricing	1990s resale condition
Glen Kernan	$$$$	Yes	Member-owned	~15 min	All-custom estate buyers	Higher entry, thin market
Deerwood	$$$	Yes	Private country club	~25 min	Established prestige, larger lots	Older stock, farther from beach
Queens Harbour	$$$	Yes	Yacht & country club	~15 min	Boating & Intracoastal access	Marina/club fees, higher entry
Pablo Creek Reserve	$$$$	Yes	Luxury enclave (no on-site club)	~10 min	Newer custom luxury	Top-of-market pricing
Nocatee	$$	No	Master-planned amenities	~20-25 min	New construction & amenities	Full CDD, longer drive
Sawgrass Country Club	$$$	Yes	Resort golf & tennis	~10 min	Ponte Vedra resort lifestyle	Higher priced

Cross-shop read from Momentum. Entry tiers ($$ from the high $600s, $$$ around $1M+, $$$$ estate-level), club style, and drive times are approximate orientation, not quotes. Confirm CDD status, fees, and current pricing per community and parcel.

Who Alto Pino Fits Best

We would rather tell you the truth than sell you the wrong house. Here is who Alto Pino fits, and who should look elsewhere. It is a property question, not a personal one.

Great fit if you want

A gated, established golf community in a central, convenient location.
An optional, relatively affordable member-owned club.
No CDD and a strong resale story on the right lot.
Renovation upside on a well-located 1990s home.
Minutes to the Town Center, beaches, UNF, and Mayo Clinic.

Probably not ideal if you want

A brand-new build with the latest finishes and a builder warranty.
The lowest possible entry price; this is a seven-figure market on average.
A turnkey home with zero renovation, with no premium to pay for it.
No HOA structure and none of the rules that come with a gated community.
Estate-size acreage; lots here are master-planned, not sprawling.

The honest trade-offs

Pros

Gated, established golf community in a central Intracoastal West location.
18-hole course and a member-owned club with optional, relatively affordable dues.
NO CDD, a real carrying-cost edge over newer master plans.
Minutes from the St. Johns Town Center, beaches, UNF, and Mayo Clinic.
Dual attended gates and 26 lakes give it a mature, private character.
Renovation upside on well-located 1990s homes.

Cons

A seven-figure market on average; not an entry-level community.
All-resale 1990s housing stock that often needs updating.
HOA dues plus optional club costs to budget separately.
The best golf and lakefront lots command premiums and sell fast.
Busy surrounding Hodges, Beach, and JT Butler corridors.
No new construction; every purchase is a resale.

Alto Pino Homes For Sale

What your money buys in Alto Pino.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Alto Pino today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: homes needing updates

$235K to $249K

Older homes in original condition are the value entry, reported from roughly the $130,000s (third-party, 2026, not MLS). Budget the updates and confirm the roof and systems before you write.

Lowest entry

Mid: updated three-bedroom homes

$249K to $300K

Updated homes are the core of the neighborhood. Condition and lot separate these; price on the closest comparable sale.

Most inventory

High: renovated or larger homes

$300K to $300K

Fully renovated or larger homes reach the high $200,000s. Price each on its updates, systems, and lot, not the city average.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings

What Your Money Buys

What ~$252K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

$235K to $249K

Entry: homes needing updates

Older homes in original condition are the value entry, reported from roughly the $130,000s (third-party, 2026, not MLS). Budget the updates and confirm the roof and systems before you write.

$249K to $300K

Mid: updated three-bedroom homes

Updated homes are the core of the neighborhood. Condition and lot separate these; price on the closest comparable sale.

$300K to $300K

High: renovated or larger homes

Fully renovated or larger homes reach the high $200,000s. Price each on its updates, systems, and lot, not the city average.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Alto Pino, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take

Renovation math decides the deal
Better lots and views resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay

Proprietary Data

The renovation premium.

Renovated-listing inventory in Alto Pino is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Alto Pino holds value.

Our read on the factors that protect resale here, and the one to manage.

No CDD on the tax billStrong

Central Intracoastal West locationStrong

Scarce golf and lake homesitesStrong

$30M club reinvestment to 2028Positive

All-resale 1990s conditionManage it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Alto Pino

15-Second Take

Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Underbudgeting the carrying costs
Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Overpaying for an interior lot

A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.

Underbudgeting the carrying costs

Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.

Skipping the systems check

An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

Alto Pino is about a sound, well-kept home in a central South Daytona location, not amenities. The deal is read in the roof, the systems, and the flood zone, not the sticker.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

6.3B- · Buy Score

Resale Strength6.3/10

Renovation Risk5.8/10

Location Efficiency7.0/10

Long-Term Defensibility6.2/10

Carrying Cost Advantage6.6/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Alto Pino is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live DBAAR feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live DBAAR feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates

Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)

$261 value$401 premium

Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from DBAAR; for orientation, not an appraisal.

15-Second Take

The lot and the home's condition are the value; there are no shared amenities to pay for.
Roof age and systems drive cost more than square footage on older homes.
Comp house-by-house, not by city median.

In an established single-family neighborhood, value comes down to the lot and the home's condition. At Alto Pino, where pricing has run above the South Daytona average, buyers expect solid homes, so roof age, systems, and updates drive value, and there are no shared amenities to fund. The honest approach is to inspect the older-home basics and confirm the flood zone, then price the specific home on its condition and lot against the closest comparable Alto Pino sale rather than a city median.

The 15-Second Verdict

Alto Pino in 15 seconds.

Best forBuyers who want an established, well-kept single-family home in central South Daytona.

Strong onValue and location: solid homes mainland-side, near US-1, the river, and quick access to the beaches and I-95.

WatchOlder-home condition, any flood exposure near the river, and lot specifics.

Not forBuyers who want new construction, a beachside address, or a gated amenity community.

The edgeAn above-average-quality South Daytona neighborhood at a mainland price well below the barrier island.

HOA, CDD & Fees

15-Second Take

Any HOA or dues are unverified; confirm whether an association or deed restrictions apply.
No reported amenity package, gate, or community pool.
No CDD is expected; confirm per parcel.
Budget insurance and older-home maintenance, not HOA dues.

Alto Pino is an older single-family neighborhood, and any HOA or mandatory dues are unverified; neighborhoods like this often have none. Confirm in writing whether an HOA or recorded deed restrictions apply to the lot. No CDD is expected; confirm per parcel.

There is no reported community amenity package, gate, or pool; if any association exists it would be limited. Verify what, if anything, is collected.

There is no reported private club or mandatory membership; this is a standard single-family neighborhood.

Run Your Numbers

Tools for a Alto Pino buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxVolusia County millage and the homestead picture.Rent vs buyThe breakeven on owning in Alto Pino.Save Our HomesProject your homestead tax cap over time.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Alto Pino

Thinking of selling in Alto Pino?

Your buyer is comparing established South Daytona homes, so sell what is specific and verifiable: the updates you have made, the roof and systems, the lot, and a clean flood and insurance picture.

Momentum listings (YTD)

97.98%

Sold-to-list ratio across the Jacksonville metro for our agents, sellers keeping more of their price.

Market average (YTD)

96.73%

The broader metro average sold-to-list ratio over the same period.

Momentum days on market

64 days

Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.

Market days on market

72 days

The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Alto Pino, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Halifax Landing, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Alto Pino home worth?

Get a no-obligation home value based on real comparable sales in Alto Pino matched to your condition, lot, and view, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.

Real comps, not a Zestimate.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Alto Pino year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.

Alto Pino Market Scorecard

Buyer-Leaning Market (limited data)

Alto Pino is currently a buyer-leaning market (limited data). About 9.0 months of supply, a median asking price of $220,000, and homes go under contract in about 140 days.

9.0

Months supply

$220,000

Median list

$252,000

Median sold

$205

Per sqft

140

Days on mkt

3/0/4

Active/Pend/Sold

Typical home value in the 32119 ZIP is $246,215, about 7.8% below the Florida norm (Zillow Home Value Index).

Zoom out for the wider market: ZIP market scorecard · county scorecard.

Frequently Asked Questions

Where is Alto Pino?

Alto Pino is an established single-family neighborhood in South Daytona, ZIP 32119, on the mainland side of the Halifax River, centrally located near the US-1 corridor.

What kind of homes are in Alto Pino?

Established single-family homes that vary in age and condition. Per-square-foot pricing has run above the South Daytona average, signaling solid, well-kept homes; compare house-by-house.

What do homes cost in Alto Pino?

Third-party listings have ranged from roughly the $130,000s to the high $200,000s depending on size and condition (2026, illustrative, not MLS). Confirm current pricing for a specific home.

Is there an HOA?

Any HOA or dues are unverified. Older South Daytona subdivisions often have none; confirm in writing whether an HOA or recorded deed restrictions apply to the lot.

Is Alto Pino on the beach?

No. It is a mainland South Daytona neighborhood; the beaches are about 12 to 18 minutes east across the river bridges.

Is Alto Pino in a flood zone?

Mainland parcels generally carry lower flood exposure than the barrier island, but areas near the Halifax River and local drainage can still be at risk. The FEMA map is authoritative per parcel; confirm the determination for the specific home.

Is there a CDD?

No CDD is expected in an established neighborhood like Alto Pino, but confirm per parcel as a matter of course.

What should I check before buying an older home here?

Inspect the roof age, HVAC, plumbing, and electrical first, since those drive the real cost on homes of this vintage, and budget them into your offer.

What is nearby?

The US-1 corridor for shopping, the Halifax River and South Daytona's riverfront parks, Port Orange shopping to the south, and quick access to the beaches and I-95.

What schools serve Alto Pino?

It is served by Volusia County Schools, with assignments set by address. Confirm the current zoned schools for the specific home with the district before you rely on it.

Why does Alto Pino price above the South Daytona average?

The reported above-average per-square-foot suggests solid, well-maintained homes. Confirm the condition of the specific home, since the neighborhood average does not guarantee any one house.

Should I use the listing agent to buy in Alto Pino?

No. The listing agent works for the seller. Even on an attainable home, having your own representation, which costs you nothing as the buyer, to read the inspection, flood zone, and comps is the highest-leverage decision you make.

The Verdict

Should you buy in Alto Pino?

An honest fit check. We will tell you when it is not your community.

You want an established, well-kept single-family home in central South DaytonaExcellent fit

You value a mainland location near US-1, the river, and quick access north and southExcellent fit

You want solid homes rather than the bottom of the marketExcellent fit

You will inspect older homes and verify the FEMA flood zone per parcelExcellent fit

You want a beachside or waterfront addressProbably not

You want new construction or a gated amenity communityProbably not

You are unwilling to inspect older homes or verify flood exposureProbably not

You are seeking the absolute lowest entry price in South DaytonaProbably not

Get the inside read on Alto Pino

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Alto Pino home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

You are all set.

A Momentum Realty Alto Pino specialist will reach out personally, usually the same day.

Alto Pino

The 60-Second Overview

Who Alto Pino is best for.

Best for

Probably not for

How Alto Pino is performing right now

Homes For Sale Right Now in Alto Pino

Alto Pino on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Alto Pino

Above-average per-square-foot pricing

Flood verification on mainland parcels

Older-home condition spread

Alto Pino listings reported roughly $130K to high $200Ks

The Alto Pino buying strategy.

The full read, only if you want it.

The Homes

Costs & Governance

Amenities & Lifestyle

Location & Nearby

Property Systems

Financial

Resale Strength

Verification

Questions we ask on a specific home

Great fit if you want

Probably not ideal if you want

The honest trade-offs

Pros

Cons

What your money buys in Alto Pino.

What ~$252K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Alto Pino holds value.

5 Mistakes Buyers Make in Alto Pino

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Underbudgeting the carrying costs

Skipping the systems check

Momentum Buy Score.

Why our read on Alto Pino is different.

Which Lots & Views Hold Value Best

Alto Pino in 15 seconds.

HOA, CDD & Fees

Tools for a Alto Pino buy.

Thinking of selling in Alto Pino?

In Alto Pino, condition and view decide your number

What is your Alto Pino home worth?

Price History: What Homes Here Have Actually Sold For

Alto Pino Market Scorecard

Frequently Asked Questions

Should you buy in Alto Pino?

Get the inside read on Alto Pino

You are all set.