Big Tree Shores South Daytona
Homes for Sale in South Daytona, FL
True comps, carrying-cost math, and listings before the portals.
Big Tree Shores South Daytona sits in a moment of minimal inventory—one active listing as of mid-July 2026—which tells you more about seller reluctance than buyer appetite. With a four-month supply, the market reads balanced on paper, but that figure is academic when you have almost nothing to choose from. In a single-listing environment, condition and location within the neighborhood set the entire negotiation field.
For buyers, this is a test of patience and timing, not choice. You will not comparison-shop here; you will evaluate the available home against your needs and either move or wait for the next listing cycle. Sellers hold modest leverage—the balanced band means you are not in a frenzy—but scarcity keeps serious buyers at the table if the home is priced to its actual condition and the market median.
Big Tree Shores South Daytona right now
🟡 Balanced market. 4.0 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 Shores South Daytona. Swipe to explore the community.
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Big Tree Shores South Daytona
Big Tree Shores South Daytona
Big Tree Shores South Daytona
Big Tree Shores South Daytona
Big Tree Shores South Daytona
Big Tree Shores South Daytona
Big Tree Shores South Daytona
Big Tree Shores South DaytonaPhotos from DBAMLS listings in Big Tree Shores South Daytona; content deemed reliable but not guaranteed.
Who Big Tree Shores South Daytona is best for.
Best for
- Buyers with time to monitor South Daytona submarkets and the discipline to wait for the next wave of inventory.
- Cash or pre-approved purchasers who can move quickly when a listing meets their condition and location criteria without needing multiple comps.
- Investors or second-home buyers comfortable evaluating a single property on fundamentals rather than comparative shopping within the neighborhood.
Probably not for
- Buyers who need to close within a fixed deadline and cannot afford to wait for new inventory to surface.
- First-time purchasers who want to walk three or four homes in a weekend to compare floor plans, finishes, and lot positions.
- Anyone expecting a hot market with frequent new listings—this is a thin, slow-turn neighborhood right now.
The market around Big Tree Shores South Daytona
Big Tree Shores 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 Shores South Daytona specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Big Tree Shores South Daytona
Live MLS inventory for Big Tree Shores 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 Shores 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 Shores 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 Shores. 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 Shores 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 Shores 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 Shores address.
What is actually relevant to Big Tree Shores buyers, sourced and dated. We do not publish rumor.
Recent Developments in Big Tree Shores
Our read on what is being built around Big Tree Shores, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Affordable, central South Daytona location
Affordable, central South Daytona location
Older, modest housing stock
Older, modest housing stock
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 Shores, 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
Big Tree Shores affordable South Daytona profile
Big Tree Shores is an established South Daytona single-family neighborhood of modest homes (roughly 700 to 1,600 square feet) at an affordable price point, close to the Big Tree Road and US-1 corridors and a short drive from the beach (neighborhood and brokerage listing sources, 2026). Why it matters: The affordability and location are the draw; price the specific home on its condition and the immediate block, and verify the roof and systems. 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 Shores South Daytona buying strategy.
If we were buying in Big Tree Shores 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 Shores South Daytona.
A market of scarcity, not urgency
Four months of supply ordinarily signals equilibrium—buyers and sellers meet without panic or concession—but that metric assumes a functioning inventory stream. In Big Tree Shores South Daytona, you have one home on the market as of mid-July 2026, and that lone listing becomes the entire conversation. The balanced classification holds in theory; in practice, your options are binary: buy what is available or wait for the next seller to list.
This is not a hot market where homes disappear in days, nor is it stagnant with months of aged inventory. It is thin. The four-month figure suggests sellers are not flooding the zone, and buyers are not stacking offers. If you are shopping here, your leverage depends entirely on how that single listing is priced relative to condition, location within the neighborhood, and the median for comparable South Daytona submarkets. You will not negotiate against competing bids, but you also will not have Plan B down the street.
For sellers, the scarcity is double-edged. You face no direct comps to undercut you, but you also have no recent closings to validate an aggressive ask. Price to the home's true state and the broader Volusia data, and you will draw the serious buyer; overshoot, and you sit while that buyer waits for the next listing or shifts to a neighboring community with more selection.
The location and the amenities are priced into every listing in Big Tree Shores South Daytona. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a one-listing market, you need a broker who monitors the feed daily and can tell you the hour a new home goes active—and whether it is worth your time. Momentum Realty runs that cadence across Volusia County and will position you to move the morning inventory shifts, not three days later when the listing is already under contract. We also know when to tell you to wait, because buying the wrong home out of impatience costs more than any commission you will ever pay us.
Big Tree Shores 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 Shores 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 Shores 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 Shores 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 Shores South Daytona home worth?
Get a no-obligation home value based on real comparable sales in Big Tree Shores 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 Shores 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 Shores Market Scorecard
Big Tree Shores is currently a buyer-leaning market (limited data). About 4.0 months of supply, a median asking price of $150,000, and homes go under contract in about 35 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 Shores Market Scorecard
Big Tree Shores is currently a buyer-leaning market (limited data). About 4.0 months of supply, a median asking price of $150,000, 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.
Frequently Asked Questions
Is Big Tree Shores South Daytona a buyer's or seller's market right now?
Who is the best real estate agent for Big Tree Shores South Daytona?
How do I find a top South Daytona real estate agent who knows Big Tree Shores South Daytona?
Can Momentum Realty connect me with an agent for Big Tree Shores South Daytona?
Should you buy in Big Tree Shores South Daytona?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Big Tree Shores 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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