Big Tree Meadows South Daytona
Homes for Sale in South Daytona, FL
True comps, carrying-cost math, and listings before the portals.
Big Tree Meadows South Daytona is a small pocket neighborhood in Volusia County with minimal active inventory—just one listing as of mid-July 2026. With six months of supply, the market sits squarely in balanced territory: neither the urgency of a seller's market nor the selection cushion of a buyer's market. That single listing means there's nothing to compare on-market, so pricing discipline and condition become paramount.
For sellers, six months' supply suggests you'll need to price correctly from day one and present well; for buyers, it means you may wait for the right unit to surface and should be ready to move when it does. In a community this size, every transaction sets the comp baseline for the next—so whether you're buying or selling, recent closed sales matter more than the thin active snapshot.
Big Tree Meadows South Daytona right now
🟡 Balanced market. 6.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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: Low (1 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 12, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The setting & the homes.
Aerial and on-site photos of Big Tree Meadows South Daytona. Swipe to explore the community.
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Big Tree Meadows South Daytona
Big Tree Meadows South Daytona
Big Tree Meadows South Daytona
Big Tree Meadows South Daytona
Big Tree Meadows South Daytona
Big Tree Meadows South Daytona
Big Tree Meadows South Daytona
Big Tree Meadows South DaytonaPhotos from DBAMLS listings in Big Tree Meadows South Daytona; content deemed reliable but not guaranteed.
Who Big Tree Meadows South Daytona is best for.
Best for
- A buyer targeting South Daytona specifically who can monitor the market for weeks or months until the right home surfaces
- Someone who values lot and location over amenity packages and understands pricing will hinge on recent closed sales, not list price
- An investor or occupant comfortable acting quickly on a single listing when condition and price align with the comps
Probably not for
- A buyer who wants to tour three or four active options in one afternoon and make a same-weekend decision
- Someone expecting community amenities, an HOA infrastructure, or a high volume of comparable on-market inventory
- A seller or buyer who needs the liquidity and price discovery that come with deeper inventory and faster turnover
The market around Big Tree Meadows South Daytona
Big Tree Meadows South Daytona 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 Big Tree Meadows South Daytona specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Big Tree Meadows South Daytona
Live MLS inventory for Big Tree Meadows South Daytona. 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 and pending Big Tree Meadows South Daytona listings as of 2026-07-12, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Big Tree Meadows South Daytona 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, tiles © CARTO.
How far is everything?
The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.
Drive times from Big Tree Meadows. They are approximate and vary with traffic and your exact start point.
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 Big Tree Meadows Homes for Sale in South Daytona, FL with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
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
- 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
Big Tree Meadows 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 Big Tree Meadows address.
What actually affects an established South Daytona neighborhood here, sourced and dated. We do not publish rumor.
Recent Developments in Big Tree Meadows
Our read on what is being built around Big Tree Meadows, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Volusia County millage and the tax line
Volusia County millage and the tax line
Older-home condition and any association
Older-home condition and any association
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 Big Tree Meadows, 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
Taxes
Volusia County millage and the carrying-cost picture
Property taxes in South Daytona are driven by the Volusia County millage and applicable municipal and district rates published by the Volusia County Property Appraiser, with homestead status and assessed value shaping the bill. Why it matters: Read the millage and the parcel's assessed value together, and add an insurance and flood quote, to understand the true monthly before you write. 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 Big Tree Meadows South Daytona buying strategy.
If we were buying in Big Tree Meadows South Daytona 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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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 Big Tree Meadows South Daytona.
What moves the market in a small-inventory community
When a neighborhood carries only one active listing, the usual market signals—price trends, days-on-market averages, absorption rates—become less reliable. You're dealing with a small sample, so each home's condition, lot position, and update level will drive value more than any community-wide premium. MLS data shows no identified community amenities, so buyers are valuing location, lot, and the home itself rather than a pool or clubhouse.
Six months of supply is the textbook definition of balance: inventory isn't piling up, but it isn't flying off the shelf either. In practice, that means a well-priced, well-presented home should find a buyer within a reasonable window, but overpricing or deferred maintenance will cost you time. For buyers, it means you won't face bidding wars, but you also won't have five comps to choose from on any given weekend. If Big Tree Meadows fits your location and product criteria, plan to monitor new listings closely and act decisively when the right one appears.
The location and the amenities are priced into every listing in Big Tree Meadows South Daytona. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a neighborhood with minimal active inventory, you need a broker who watches the entire Volusia market, not just what's live today. Momentum tracks off-market leads, recent closings, and neighboring comps so you know what a home in Big Tree Meadows should actually cost—and whether waiting three months for the next listing makes more sense than stretching on the current one. We'll tell you when it's not your community, and we'll tell you when the price isn't supported by the data. That clarity matters most when the sample size is small.
Big Tree Meadows South Daytona in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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.
Tools for a Big Tree Meadows South Daytona 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 Big Tree Meadows South Daytona sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Big Tree Meadows South Daytona, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Big Tree Meadows South Daytona home worth?
Get a no-obligation home value based on real comparable sales in Big Tree Meadows South Daytona, 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 Big Tree Meadows South Daytona on the map →
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.
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.
22% of homes for sale in ZIP 32119 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 (2026-07-18).
Big Tree Meadows Market Scorecard
Big Tree Meadows is currently a buyer-leaning market (limited data). About 6.0 months of supply, a median asking price of $225,000, and homes go under contract in about 30 days.
Typical home value in the 32119 ZIP is $247,880, about 7.7% below 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.
Big Tree Meadows Market Scorecard
Big Tree Meadows is currently a buyer-leaning market (limited data). About 6.0 months of supply, a median asking price of $225,000, and homes go under contract in about 25 days.
Typical home value in the 32119 ZIP is $247,880, about 7.7% below 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 Big Tree Meadows South Daytona a buyer's or seller's market right now?
Who is the best real estate agent for Big Tree Meadows South Daytona?
How do I find a top South Daytona real estate agent who knows Big Tree Meadows South Daytona?
Can Momentum Realty connect me with an agent for Big Tree Meadows South Daytona?
Should you buy in Big Tree Meadows South Daytona?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Big Tree Meadows South Daytona with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: July 12, 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 your area comps.
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