Amber Village Homes for Sale in Port Orange, FL

Established 1988 · Intracoastal West · ZIP 32224

A small low-fee townhome community on the Port Orange mainland, single-story attached homes with a pool and a very low HOA, next door to a 6 of 10 elementary.

Townhome-style homesVery low HOANext to the elementary

Live Market Pulse

55/100
Momentum

Balanced 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 Amber Village

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

$216K

Median Price

4mo

Supply

202days

Avg DOM

Balanced

Seller Leverage

$181/sf

Median $/Sqft

-14%

1-Yr Price Change

0now

Distress

Jon's Current Read

"Amber Village is a small, affordable townhome-style community on the Port Orange mainland at McDonald Road and Charles Street, single-story attached homes built from the mid 1980s with a community pool and one of the lowest HOA fees in the market. The read is value-and-convenience: a low-maintenance home a short drive from the beach and the airport, literally next door to a 6 of 10 elementary school, at an entry price. The trade is older attached construction and a small association, so the homework is the association budget and the exact fee rather than any amenity premium."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Amber Village market snapshot (as of June 25, 2026): the median sale price is about $216K ($181 per sq ft), with homes averaging 202 days on market and 4.0 months of supply, a balanced market (limited data). Values are down 14% over the past year, based on 3 recent closings in live Daytona-area MLS data.

Amber Village is a townhome-style condominium community of about 61 homes at McDonald Road and Charles Street in Port Orange, Volusia County (ZIP 32129), on the mainland west of US-1 (Intracoastal Management HOA page and Zillow, 2026). The homes were built beginning in 1985, with phased construction reported through the 1990s, as single-story attached townhomes and patio homes roughly 949 to 1,434 square feet, two to three bedrooms.

This is an interior, mainland location, a short drive east to the Daytona Beach Shores beaches and the Sunglow Pier and minutes to downtown Port Orange (Zillow listing data, 2026). The community is not gated and not age-restricted.

The HOA fee is unusually low, reported around $40 per month, managed by a local firm, and includes access to the community pool (Zillow and Neighborhoods.com, 2026). Confirm the current dues and what they cover with the association. A standout feature is location: Sugar Mill Elementary, a 6 of 10 GreatSchools-rated school, sits essentially next door, about 0.1 miles away.

Pricing is at the affordable end of Port Orange, with an active listing recently around $249,900 and recent sales generally in the $165,000 to $247,000 range depending on size and condition (Zillow and Neighborhoods.com, 2024 to 2026). It is a low-maintenance, value-oriented community for owner-occupants and long-term-lease investors.

Quick Match

Who Amber Village is best for.

Best for

Buyers who want an affordable, low-maintenance townhome with a community pool and a very low HOA
Families who value being next door to a well-rated elementary school
Owner-occupants and long-term-lease investors comfortable in a small mainland community

Probably not for

Buyers who want a single-family detached home or a gated, amenity-rich community
Anyone who wants a waterfront or beachside location
Buyers unwilling to verify the small association's budget and the exact fee

Market Pulse

How Amber Village is performing right now

55/100
momentum

Balanced Market (limited data)

Seller's marketBalancedBuyer's market

4Months of supplytight

202Median days on marketdays

1 : 1Under contract vs for salestrong demand

3Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+5%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 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Amber Village listings and the trailing twelve months of closed sales.

Where prices are going$148K2026 YTD

Median sale price by year. Tap a label to compare Cypress Head or Port Orange. 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 foot$1282026 YTD

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

Supply and demand now1 : 1active : pending

For sale1

Pending1

Sold 12mo3

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 Amber Village buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Amber Village

Live MLS inventory for Amber Village. 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.

1045 Amber Circle home for sale in Amber Village

Active · 202 daysTop listing

$249,900

3 bd · 2 ba · 1,315 sqft · built 1985

1045 Amber Circle, Port Orange, 32129

RenovatedBest valuePool

Listed by Realty Hub

1038 Charles Street home for sale in Amber Village

Pending · 6 days

$191,000

2 bd · 2 ba · 1,254 sqft · built 1985

1038 Charles Street, Port Orange, 32129

Reno opportunityBest value

Listed by Coldwell Banker Coast Realty

Interactive Map

Amber Village 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 Amber Village. They are approximate and vary with traffic and your exact start point.

Atlantic Ocean beach (Sunglow Pier)~7 min · about 5 miles east

Sugar Mill Elementary~1 min · about 0.1 miles

Interstate 95 (Dunlawton)~5 to 7 min · about 2 miles west

Downtown Port Orange / Riverwalk~5 min · east toward US-1

Daytona Beach International Airport (DAB)~15 min · about 9 miles

Daytona Beach~10 to 12 min · north

Orlando~70 to 75 min · about 65 miles southwest

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 Amber Village Homes for Sale in Port Orange, FL with Momentum Realty’s local guides.

Sugar Forest Homes for Sale in Port Orange, FLPort Orange, FL · 0.3 mi

Brandy HillsPort Orange Homes for SalePort Orange, FL · 0.3 mi

Laurelwood Homes for Sale in Port Orange, FLPort Orange, FL · 0.3 mi

Springwood Village Homes for Sale in Port Orange, FLPort Orange, FL · 0.4 mi

Countryside Homes for Sale in Port Orange, FLPort Orange, FL · 0.5 mi

Bryan Cave Estates Homes for Sale in South Daytona, FLSouth Daytona, FL · 0.6 mi

Autumn Trail Homes for Sale in Port Orange, FLPort Orange, FL · 0.7 mi

Gordon Acres Homes for Sale in Port Orange, FLPort Orange, FL · 0.7 mi

Commonwealth Homes for Sale in Port Orange, FLPort Orange, FL · 0.7 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

Amber Village (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

Amber Village 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 Amber Village address.

The takeaway

What is actually moving near Amber Village, sourced and dated. We do not publish rumor.

Recent Developments in Amber Village

Development Intelligence

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

Net OutlookBullishThe near-term story is road and housing activity right at the community's doorstep on McDonald Road, plus steady Port Orange growth.

McDonald Road roundabout and Madeline Commons

NeutralA roundabout and road work at McDonald Road near Sugar Mill Elementary, tied to the new Madeline Commons subdivision next door, improve access with construction-period disruption. impact

SignificanceRadius: McDonald Rd

McDonald Road roundabout and Madeline Commons

Port Orange growth

BullishPort Orange added hundreds of new homes in 2025 and continues to grow, supporting demand for affordable existing housing. impact

SignificanceRadius: Citywide

Port Orange growth

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 Amber Village, 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 ↓

2024
Infrastructure
McDonald Road roundabout and Madeline Commons
Port Orange advanced a roundabout at Madeline Avenue and McDonald Road near Sugar Mill Elementary, tied to the new Madeline Commons residential subdivision next to the school, with road closures during summer 2024 construction. Why it matters: New housing and improved road geometry at the doorstep is a mixed near-term story, with construction now and better access later. Source
2025
Growth
Port Orange new-home growth
Port Orange added more than 400 new-construction homes in 2025 and continued processing new development, per city reporting. Why it matters: Citywide growth supports demand and services around established, affordable communities like Amber Village. 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 Amber Village buying strategy.

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

Read the small association's budget and reserves. A low $40 fee is attractive, but confirm the reserve funding and any planned assessment in a 61 home community before you offer.

Confirm the exact dues and what they cover. Get the current fee and the inclusion list (the pool and common areas) from the manager, Intracoastal Management.

Pull the FEMA flood zone for the parcel. The inland mainland location is likely lower risk, but confirm the zone at msc.fema.gov.

Verify the leasing and pet rules. Confirm the current minimum lease and any pet limits if those matter to you.

Comp within the community and Port Orange. Price off recent same-size Amber Village sales and comparable Port Orange townhomes.

The Quick Decision

Best Buy

An updated single-story townhome in good condition with a healthy association budget, priced off recent Amber Village comps.

Biggest Risk

Older attached construction and a small association; confirm the budget and reserves.

Best Lot

There is no lot premium; condition, size, and the unit's position drive the spread.

Smart Timing

Affordable Port Orange townhomes trade steadily; a prepared, pre-approved buyer has an edge (Zillow data, 2026).

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

Amber Village is a townhome-style condominium community of about 61 homes at McDonald Road and Charles Street in Port Orange, Volusia County (ZIP 32129), on the mainland west of US-1, with homes built beginning in 1985 (Intracoastal Management HOA page and Zillow, 2026). The single-story attached homes run roughly 949 to 1,434 square feet, two to three bedrooms, served by a community pool, with a low reported HOA fee around $40 per month. It is not gated or age-restricted, sits next door to Sugar Mill Elementary, and is a short drive from the beach, I-95, and the airport.

Amber Village Homes For Sale

What your money buys in Amber Village.

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 Amber Village today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: smaller two-bedroom

$165K to $216K

The value tier: a smaller two-bedroom townhome toward the 949 square foot end in original condition. Recent sales have started around $165,000 (Zillow price history, 2025). Verify the dues and association budget before you write.

Lowest entry

Mid: updated two- or three-bedroom

$216K to $247K

An updated two- or three-bedroom townhome, the core of demand. Recent closed prices and listings have run roughly in the $216,000 to $247,000 range (Neighborhoods.com and Zillow, 2026). Price off the closest same-size comparable.

Most inventory

High: largest or best-updated home

$247K to $247K

A larger, roughly 1,320 to 1,434 square foot townhome or the best-updated unit, at the top of the community range near $249,900 in recent listings (Zillow, 2026). Confirm the dues for the specific unit.

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 ~$216K buys here.

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

$165K to $216K

Entry: smaller two-bedroom

$216K to $247K

Mid: updated two- or three-bedroom

$247K to $247K

High: largest or best-updated home

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 Amber Village, 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.

Updated homes ask about 25% more per square foot than original-condition homes, and they tend to sell faster. In an all-resale market, condition is the single biggest swing in value, which is why reading the renovation math is the whole game.

Asking price per square foot

Renovated$190

Original$152

Median days on market

Renovated202

Original6

From current Amber Village listings (renovated 1, original 1); condition inferred from listing descriptions, asking not closed figures. The exact number depends on a specific home's updates, lot, and view, which is the read we do before you offer.

Operator Note

The trap here is a beautifully staged original-condition home. Staging is cheap; a roof, HVAC, and a full modernization are not. We price the real renovation before you fall for the listing photos, because in an all-resale market that number is the difference between a deal and the most expensive house on the street.

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 Amber Village 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 Amber Village

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.

“

Amber Village sells an affordable, low-fee townhome next to a good elementary. The deal is found in the association budget and a sound unit, plus the very low carrying cost, not in amenities it does not have.

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.

6.5B- · Buy Score

Resale Strength6.4/10

Renovation Risk6.0/10

Location Efficiency7.4/10

Long-Term Defensibility6.2/10

Carrying Cost Advantage7.8/10

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 Amber Village 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

There is no lot premium; condition, size, and the unit's position drive the spread.
An updated townhome holds a clear premium over an original one; comp like-for-like.
The very low fee and the association's health are the real value drivers.

At Amber Village, there is no lot premium or water view to price, so value comes from the home's size and condition and the health of the small association. An updated three-bedroom holds a clear premium over a smaller or original two-bedroom, and the unusually low fee is a real ongoing advantage as long as the reserves are sound. Comp like-for-like on size and condition against recent Amber Village and comparable Port Orange townhome sales, and weigh the association budget as part of the price.

The 15-Second Verdict

Amber Village in 15 seconds.

Best forBuyers who want an affordable, low-maintenance townhome with a community pool and a very low HOA.

Strong onValue and carrying cost: a low entry price, a roughly $40 fee, a pool, and a well-rated elementary next door.

WatchOlder attached construction and a small association; confirm the budget and reserves.

Not forBuyers who want a detached home, a gated community, or a waterfront location.

The edgeOne of the lowest fees in the market and a school-adjacent location give a prepared buyer durable value.

HOA, CDD & Fees

15-Second Take

The roughly $40 fee is among the lowest in the market and keeps carrying costs very low.
The fee funds the pool and common areas; read the reserve study on the small association.
The community is not gated or age-restricted.

The HOA fee is reported around $40 per month, managed by Intracoastal Bookkeeping and Management (Zillow and Neighborhoods.com, 2026), one of the lowest fees in the market. Confirm the exact current figure and what it covers with the manager, and review the reserve funding for the 61 home community.

The fee includes access to the community pool and common-area upkeep (Zillow and Intracoastal Management, 2026). Confirm the full inclusion list in writing, since a fee this low typically funds limited shared costs.

Amenities are practical: a community pool with restrooms. There is no gate, clubhouse, fitness center, or tennis identified, and the community is not age-restricted (Intracoastal Management and Neighborhoods.com, 2026). Pets are referenced as allowed; confirm current rules.

Run Your Numbers

Tools for a Amber Village 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 Amber Village.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 Amber Village

Thinking of selling at Amber Village?

Your buyer is a value buyer cross-shopping affordable Port Orange townhomes, so sell what is specific: the condition and updates, the very low fee, the pool, and the school-adjacent, convenient location.

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 Amber Village, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Cypress Head, 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 Amber Village home worth?

Get a no-obligation home value based on real comparable sales in Amber Village 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.

See homes for sale in Amber Village on the map →

Real comps, not a Zestimate.

The real cost & risk here

Before the list price, the Florida math the portals skip. These are Volusia County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.

$1,789/mo

Volusia County typical true cost to own

$151/mo

Volusia County typical home insurance

Check CDD

Confirm before you offer

Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Volusia County scorecard.

County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.

Amber Village Market Scorecard

Balanced Market (limited data)

Amber Village is currently a balanced market (limited data). About 4.0 months of supply, a median asking price of $249,900, and homes go under contract in about 207 days.

4.0

Months supply

$249,900

Median list

$216,200

Median sold

$181

Per sqft

207

Days on mkt

1/1/3

Active/Pend/Sold

Typical home value in the 32129 ZIP is $285,778, about 12.8% below the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Frequently Asked Questions

Where is Amber Village?

It is at McDonald Road and Charles Street in Port Orange, Volusia County (ZIP 32129), on the mainland west of US-1 (Intracoastal Management and Zillow, 2026). It is an interior mainland community, not waterfront or beachside.

What kind of homes are these?

Single-story, townhome-style attached homes and patio homes, roughly 949 to 1,434 square feet, two to three bedrooms, built beginning in 1985 with phased construction through the 1990s (Zillow and Neighborhoods.com, 2026).

How many homes are in the community?

About 61 homes, governed by an HOA (Intracoastal Management, 2026).

What are the HOA dues and what do they cover?

The fee is reported around $40 per month, one of the lowest in the market, and includes access to the community pool and common-area upkeep (Zillow and Neighborhoods.com, 2026). Confirm the exact figure and inclusions with the manager.

Is there a pool?

Yes. The community has a swimming pool with restrooms. There is no gate, clubhouse, or fitness center identified (Intracoastal Management, 2026).

Is it age-restricted?

No. Amber Village is not a 55-plus community (Neighborhoods.com, 2026).

What does it cost to buy here?

Affordable for Port Orange: recent sales have run roughly $165,000 to $247,000, with an active listing recently around $249,900 depending on size and condition (Zillow and Neighborhoods.com, 2024 to 2026). Confirm current pricing with an agent.

What schools serve the community?

The address falls in Volusia County Schools, with the pattern running toward Sugar Mill Elementary (6 of 10, about 0.1 miles away), Silver Sands Middle, and Spruce Creek High School, which has a noted International Baccalaureate program (Zillow and GreatSchools, 2026). Verify current assignments by address with the district.

What is the flood situation?

The inland mainland location west of US-1 is generally lower flood risk, likely Zone X for much of the area, but confirm the FEMA zone for the specific parcel at msc.fema.gov before relying on it (City of Port Orange flood context, 2026).

What is being built nearby?

A roundabout and road work at McDonald Road near the elementary, tied to the new Madeline Commons subdivision next door, are underway, and Port Orange continues to add new homes citywide (Hometown News and City of Port Orange, 2024 to 2025).

Is it the same as Sunrise Pointe or other Amber communities?

No. Amber Village in Port Orange is its own community at McDonald Road and Charles Street; other Amber-named communities are in different cities. Use the McDonald Road location to keep it straight.

Do I need my own agent to buy here?

Yes. Your own agent confirms the exact fee and inclusions, reads the small association's budget and reserves, verifies the flood zone and leasing rules, and comps the right Port Orange townhome sales before you offer.

Who is the best real estate agent for Amber Village?

The best agent for Amber Village is one who actively works Port Orange and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Amber Village.

How do I find a top Port Orange real estate agent who knows Amber Village?

Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Amber Village and the wider Port Orange area.

Can Momentum Realty connect me with an agent for Amber Village?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Amber Village purchase or sale - no call center and no pressure.

The Verdict

Should you buy in Amber Village?

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

You want an affordable, low-maintenance townhome with a community pool and a very low HOAExcellent fit

You value a well-rated elementary school next door and a convenient locationExcellent fit

You will read the small association's budget and verify the exact feeExcellent fit

You want a single-family detached home or a gated communityProbably not

You want a waterfront or beachside locationProbably not

You are not willing to verify the association budget and flood zoneProbably not

Get the inside read on Amber Village

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Amber Village 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.

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A Momentum Realty Amber Village specialist will reach out personally, usually the same day.

Thinking about hiring an agent here? How to find the best real estate agent in Amber Village - what to look for, questions to ask, and your local expert.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Information deemed reliable but not guaranteed.

Amber Village Homes for Sale in Port Orange, FL

The 60-Second Overview

Who Amber Village is best for.

Best for

Probably not for

How Amber Village is performing right now

Homes For Sale Right Now in Amber Village

Amber Village on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Amber Village

McDonald Road roundabout and Madeline Commons

Port Orange growth

McDonald Road roundabout and Madeline Commons

Port Orange new-home growth

The Amber Village buying strategy.

The full read, only if you want it.

What your money buys in Amber Village.

What ~$216K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Amber Village holds value.

5 Mistakes Buyers Make in Amber Village

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 Amber Village is different.

Which Lots & Views Hold Value Best

Amber Village in 15 seconds.

HOA, CDD & Fees

Tools for a Amber Village buy.

Thinking of selling at Amber Village?

In Amber Village, condition and view decide your number

What is your Amber Village home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Amber Village Market Scorecard

Frequently Asked Questions

Should you buy in Amber Village?

Get the inside read on Amber Village

You are all set.

Need to sell fast in Duval County?

You just read the data. Now see what your home is worth.

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