Bethune Beach
Homes for Sale in New Smyrna Beach, FL
All 603 homes for sale in New Smyrna Beach, FL · median $529,900 · 394 homes for sale in 32169 · Volusia County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Scott Yurchison, Collado Real Estate · via DBAMLS
As of October 2026, Bethune Beach in New Smyrna Beach, FL has 14 homes for sale, asking from $1,000,000 to $5,600,000 (median $1,942,250). Homes listed or recently sold were built 1980–2024; 14 listings state no HOA; 9 of the 19 geocoded homes sit in a FEMA special flood hazard zone (median elevation 8 ft).
Homes For Sale Right Now in Bethune Beach
Live MLS inventory for Bethune Beach. 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.
Active · 171 daysTop listing
Active · 49 days
Active · 351 days
Active · 302 days
Active · 54 days
Active · 319 days
Active · 54 days
Active · 342 days
Active · 57 days
Active · 74 days
Active · 229 days
Active · 63 days
Active · 96 days
Active · 90 daysActive and pending Bethune Beach listings as of 2026-10-14, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Bethune Beach sits at the quiet south end of the New Smyrna Beach barrier island in Volusia County, and price here is driven far more by condition, elevation, and proximity to the water than by any tidy per-square-foot logic. With only 8 active listings, this is a thin, idiosyncratic market where each property trades on its own merits, so expect a wide spread and don't anchor to a single comp.
The current posture is clearly buyer-leaning: 16.0 months of supply is well into buyer territory, meaning inventory would take over a year to clear at the current pace. That gives buyers time, room to negotiate, and no reason to rush. For sellers, it means pricing to condition and being patient — homes that are sharp and correctly priced will move, while anything overpriced will simply sit on a small stage where every listing is visible.
Bethune Beach right now
🟢 Buyer-leaning market. 16.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of DBAMLS records, as of July 12, 2026. Confidence: Medium (8 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 15, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Bethune Beach is a small, coastal pocket at the southern tip of the New Smyrna Beach island, and its market behaves like a niche rather than a subdivision — few listings, slow turnover, and outcomes that hinge on the individual home.
Flood zones in Bethune Beach: of 14 listing addresses checked against the FEMA National Flood Hazard Layer, 36% sit outside the FEMA Special Flood Hazard Area (Zone X); 29% are in an A-series high-risk zone where flood insurance is required with a federally backed mortgage; 36% are in a V-series coastal high-hazard zone. Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in New Smyrna Beach.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Bethune Beach. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Bethune Beach
Bethune Beach
Bethune Beach
Bethune Beach
Bethune Beach
Bethune BeachPhotos from DBAMLS listings in Bethune Beach; content deemed reliable but not guaranteed.
Who Bethune Beach is best for.
Best for
- Buyers seeking a coastal second home or getaway who value quiet over amenities
- Patient buyers comfortable underwriting a specific property rather than a market average
- Buyers with flexible timing who can wait for the right listing to appear
Probably not for
- Buyers who need a wide selection to compare and choose from
- Buyers prioritizing quick, liquid resale in a fast-moving market
- Buyers wanting walkable, urban conveniences at the doorstep
The market around Bethune Beach
Bethune Beach is too small for its own price trend, so here is the market around it.
Across Volusia County, 4,230 homes are active and 1,084 pending (20% under contract).
ZIP and county figures describe the wider market, not Bethune Beach specifically. Momentum Research analysis of MLS records.
Bethune Beach on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from DBAMLS. Map data © OpenStreetMap contributors.
Life at Bethune Beach
- Security Lights · reported on 1 of 4 listings
Community amenities as reported across DBAAR listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Volusia County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Coronado Beach · Elementary
- New Smyrna Beach · Middle
- New Smyrna Beach · High
Zoned schools reflect the assignments reported on recent Bethune Beach listings and can change; always confirm with Volusia County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Bethune Beach address.
Shop the zone: Homes zoned for New Smyrna Beach High School
Recent Developments in Bethune Beach
Development, infrastructure, retail, and school activity affecting Bethune Beach, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
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.
What it may mean for the marketImproves 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.
Source: Hometown News Volusia - October 2026Development
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.
What it may mean for the marketShows active hiring by regional manufacturing and technology employers. The project is about 22 miles northwest of Bethune Beach, elsewhere in Volusia County.
Source: FlaglerLive - October 2026Civic
Edgewater adopts permanent ban on data centers
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.
What it may mean for the marketRemoves high-energy data facilities from the land uses available in Edgewater. The site is about 5 miles northwest of Bethune Beach.
Source: Hometown News Volusia - September 2026Infrastructure
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.
What it may mean for the marketStormwater 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.
Source: Hometown News Volusia - September 2026Infrastructure
VoTran changes routes Oct. 4, adds DeLand express and discontinues two routes
Route 61X adds weekday service between the Transfer Plaza and the DeLand ITF via I-4, while Routes 33 and 70 are discontinued. A new VoRide Sunday zone in the Daytona Beach area replaces fixed Sunday service on Routes 3, 4, 10 and 15. The County Council approved the changes on June 16.
What it may mean for the marketChanges commute options between Daytona Beach and DeLand and shifts some service to on-demand rides. The project is about 21 miles northwest of Bethune Beach, elsewhere in Volusia County.
Source: Hometown News Volusia - March 2026Infrastructure
FDOT builds a new $75 million I-95 interchange at Pioneer Trail near New Smyrna Beach
The Florida Department of Transportation is building a new $75 million interchange on Interstate 95 at Pioneer Trail near New Smyrna Beach. The roughly 2-mile project widens Pioneer Trail to four lanes and adds a roundabout at Turnbull Bay Road, with construction underway in 2026.
What it may mean for the marketA new interstate interchange improves access and shortens drive times in southeast Volusia, the kind of infrastructure that has historically shaped where demand and new development concentrate. The project is about 13 miles northwest of Bethune Beach, elsewhere in Volusia County.
Source: Florida DOT (cflroads)
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 Bethune Beach buying strategy.
If we were buying in Bethune Beach today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Bethune Beach.
A thin coastal market
With 8 homes on the market and 16.0 months of supply, Bethune Beach is the kind of place where the data tells you more about pace than about price. Low inventory in a buyer-leaning band is not a contradiction here — it reflects how few properties change hands, not a bidding scramble. When something you want appears, you may wait a while for the next comparable option, so decisiveness matters even in a slow market.
Because listings are so few and each home differs in condition and position relative to the beach and the Indian River, blanket generalizations don't hold. The right approach is property-by-property underwriting: read the specific home, the specific lot, and the specific flood and elevation picture rather than a neighborhood average.
The location and the amenities are priced into every listing in Bethune Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, generic advice fails. We track every one of the handful of active listings, know how long each has sat, and can tell you honestly whether a given asking price reflects the home's condition or just optimism. On the sell side, we price to what's actually moving and won't let your home become the stale listing that anchors negotiations for everyone else.
Bethune Beach in 15 seconds.
What it really costs to own in Bethune Beach
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $17,713/yr across 5 listings here (MLS tax records, 2026-10-15). |
|---|---|
| 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 depend on roof age, wind mitigation and construction. Flood: of 14 listing addresses checked against the FEMA flood map, 36% sit outside the high-risk zone and 65% inside one, where flood insurance is required with a federally backed mortgage. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 1989 across 5 listings. An original roof here would be about 37 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Bethune Beach
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Bethune Beach
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Bethune Beach will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Flood & Insurance Context
Of 14 sampled listing addresses in this community: 36% outside the FEMA Special Flood Hazard Area (Zone X/B/C); 29% in an A-series Special Flood Hazard Area zone; 36% in a V-series coastal high-hazard zone.
Address-sampled; individual parcels vary - verify any specific address at msc.fema.gov. Check any address at FEMA's Flood Map Service Center, and see average home-insurance costs by Florida county.
Source: FEMA National Flood Hazard Layer, address-level lookups (n=14) · as of 2026-10
Tools for a Bethune Beach buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Bethune Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bethune Beach, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bethune Beach home worth?
Get a no-obligation home value based on real comparable sales in Bethune Beach, 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 all homes for sale in New Smyrna Beach →
Recently off market in Bethune Beach
Homes in Bethune Beach that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 6525 Engram Road · off market
| Location | New Smyrna Beach, Volusia County, FL |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Carbon Monoxide Detector(s), Closed Circuit Camera(s), Fire Sprinkler System, Other, Security Lights |
| For sale right now | 8 active, 0 pending · median asking $2,048,600 · 16.0 months of supply |
Data as of July 12, 2026. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Market figures describe homes, not residents. Cite as: Momentum Realty, “Bethune Beach key facts,” movewithmomentum.com/neighborhoods/bethune-beach-new-smyrna-beach, data as of July 12, 2026.
Just listed in Bethune Beach
The newest homes for sale in Bethune Beach right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 5575 S Atlantic Avenue $5,400,000 · 4 bd · 4.5 ba · 3,835 sq ft · 49 days on market Courtesy of Shawfield Realty Group
- 6118 S Atlantic Avenue $1,989,500 · 4 bd · 4 ba · 2,181 sq ft · 54 days on market Courtesy of Collado Real Estate
- 7050 Turtlemound Road $3,550,000 · 3 bd · 3.5 ba · 2,792 sq ft · 54 days on market Courtesy of Collado Real Estate
- 830 Eel Avenue $1,626,600 · 4 bd · 4.5 ba · 3,268 sq ft · 57 days on market Courtesy of Ocean Properties and Mgmt., Inc.
- 881 Catfish Avenue $1,300,000 · 3 bd · 3 ba · 1,408 sq ft · 63 days on market Courtesy of RE/MAX Signature
- 6191 Turtlemound Road $1,593,000 · 4 bd · 3.5 ba · 3,226 sq ft · 74 days on market Courtesy of EXP Realty LLC
Checked against the MLS Oct 15, 2026. All new listings in this market.
Every Home for Sale in Bethune Beach New Smyrna Beach Right Now (13)
All 13 active and pending Bethune Beach New Smyrna Beach listings with a detail page, newest first, refreshed twice a day from the MLS.
- 5575 S Atlantic Avenue · $5,400,000 · 4 bd / 4.5 ba · listed Aug 27, 2026 · listed by Shawfield Realty Group
- 6118 S Atlantic Avenue · $1,989,500 · 4 bd / 4 ba · listed Aug 22, 2026 · listed by Collado Real Estate
- 7050 Turtlemound Road · $3,550,000 · 3 bd / 3.5 ba · listed Aug 22, 2026 · listed by Collado Real Estate
- 830 Eel Avenue · $1,626,600 · 4 bd / 4.5 ba · listed Aug 19, 2026 · listed by Ocean Properties and Mgmt., Inc.
- 881 Catfish Avenue · $1,300,000 · 3 bd / 3 ba · listed Aug 13, 2026 · listed by RE/MAX Signature
- 6191 Turtlemound Road · $1,593,000 · 4 bd / 3.5 ba · listed Aug 2, 2026 · listed by EXP Realty LLC
- 6854 S Atlantic Avenue · $1,000,000 · 3 bd / 3 ba · listed Jul 17, 2026 · listed by Watson Realty Corporation
- 884 Catfish Avenue · $1,248,000 · 3 bd / 2 ba · listed Jul 16, 2026 · listed by Collado Real Estate
- 6176 S Atlantic Avenue · $5,600,000 · 4 bd / 4.5 ba · listed Jul 16, 2026 · listed by Collado Real Estate
- 6857 Turtlemound Road · $1,575,000 · 3 bd / 3 ba · listed Jul 16, 2026 · listed by Collado Real Estate
- 6604 S Atlantic Avenue · $4,899,000 · 6 bd / 7 ba · listed Jul 16, 2026 · listed by Engel & Voelkers New Smyrna Beach
- 824 Eel Avenue · $1,998,200 · 5 bd / 5 ba · listed Jul 16, 2026 · listed by Collado Real Estate
- 6608 S Atlantic Avenue · $4,950,000 · 5 bd / 6 ba · listed Jul 16, 2026 · listed by Engel & Voelkers New Smyrna Beach
More New Smyrna Beach home searches
- All homes for sale in New Smyrna Beach, FL
- Homes for sale in Volusia County, FL
- New Smyrna Beach pool homes for sale
- New Smyrna Beach waterfront homes for sale
- Gated communities in New Smyrna Beach
- New Smyrna Beach golf course homes
- Homes under $300K in New Smyrna Beach
- Homes from $300K to $500K in New Smyrna Beach
- 4-bedroom homes for sale in New Smyrna Beach
- New Smyrna Beach home values: what is my house worth?
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- River Road (1 homes on record)
0% of homes for sale in Bethune Beach are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-15).
Bethune Beach Market Scorecard
Bethune Beach is currently a buyer's market. About 33.6 months of supply, a median asking price of $1,942,250, and homes go under contract in about 93.0 days.
Typical home value in the 32169 ZIP is $549,744, about 11.7% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: © 2026 Daytona Beach Area Association of REALTORS®, Inc. Refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is Bethune Beach a buyer's or seller's market right now?
Who is the best real estate agent for Bethune Beach?
How do I find a top New Smyrna Beach real estate agent who knows Bethune Beach?
Can Momentum Realty connect me with an agent for Bethune Beach?
Where is Bethune Beach, and what county is it in?
Is Bethune Beach in a flood zone?
Should you buy in Bethune Beach?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: October 14, 2026) |
| Under-contract shares | DBAMLS records, as of 2026-07-12 |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of DBAMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the DBAMLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Bethune Beach fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Bethune Beach with Momentum Realty’s local guides.
More on Bethune Beach
- Home values · What homes in Bethune Beach actually sell for