Big Tree Village
Homes for Sale in South Daytona, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Rodrigo Mendoza, Realty Hub · via DBAMLS
There is no shared amenity package here — no clubhouse, pool, or gate turns up in current MLS listings — so what sets price in Big Tree Village comes down to the housing stock itself: a small run of 154 homes built between 1980 and 1994, with a median build year of 1983 and a median living area of 1,250 square feet. Condition and lot specifics do more work here than any community feature would.
Right now the market posture is seller-leaning, with just 2 active listings and 2 months of supply. That is a thin shelf. A buyer who finds something here should expect to move with intent rather than negotiate at leisure, and a seller is looking at very little competing inventory at the moment.
Big Tree Village right now
🔴 Seller-leaning market. 2.0 months of supply and 33% of the inventory already under contract give sellers the pressure advantage.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 (3 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 60-Second Overview
Big Tree Village sits in South Daytona, Volusia County — a small, established pocket of 154 homes built between 1980 and 1994. There is no distinct amenity package driving demand here; the case for the community rests on the location and the housing stock itself.
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 Big Tree Village. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Big Tree VillagePhotos from DBAMLS listings in Big Tree Village; content deemed reliable but not guaranteed.
Who Big Tree Village is best for.
Best for
- Buyers who want a smaller, established South Daytona neighborhood without paying for shared amenities they will not use
- Buyers comfortable moving quickly in a seller-leaning market with very little active inventory to compare against
- Buyers looking for a compact home footprint (around 1,250 square feet) rather than a larger new-construction floor plan
Probably not for
- Buyers who want a community built around a clubhouse, pool, or other organized amenities
- Buyers who need a wide range of active listings to compare before committing
- Buyers set on newer construction outside the 1980–1994 build window
The market around Big Tree Village
Big Tree Village 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 Village specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Big Tree Village
Live MLS inventory for Big Tree 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.
Active · 228 daysTop listing
Active · 492 days
Pending · 89 days
Pending · 83 days
Pending · 6 daysActive and pending Big Tree Village listings as of 2026-10-10, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Big Tree Village 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.
Schools
- Volusia County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- South Daytona · Elementary
- Silver Sands · Middle
- Atlantic · High
Zoned schools reflect the assignments reported on recent Big Tree Village 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 Big Tree Village address.
Recent Developments in Big Tree Village
Development, infrastructure, retail, and school activity affecting Big Tree Village, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- 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 site is about 4 miles west of Big Tree Village.
Source: FlaglerLive - October 2026Parks & Amenities
Volusia County approves $13 million in ECHO grants for 10 projects
The council approved grants including $2.5 million each for Edgewater, Daytona Beach and the D Ranch Preserve nature center, plus a 250-foot Halifax River pier in Holly Hill, a boat dock in New Smyrna Beach, a DeBary splash pad and Port Orange's Willow Run Park.
What it may mean for the marketFunds new waterfront access and park amenities across several Volusia communities. The site is about 6 miles north of Big Tree Village.
Source: WFTV - 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 site is about 2 miles south of Big Tree Village.
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 site is about 3 miles north of Big Tree Village.
Source: Hometown News Volusia - May 2026Development
Daytona Beach approves Avalon Park Daytona, a master-planned community of about 8,800 homes west of I-95
Daytona Beach commissioners approved Avalon Park Daytona in May 2026, clearing the way for a master-planned community of about 8,800 homes on land west of Interstate 95. The approval also allows commercial and mixed-use space as the project builds out over many years.
What it may mean for the marketA large new master-planned community adds substantial future housing supply west of Interstate 95, a shift that can influence competition and pricing for existing communities in the area. The site is about 7 miles west of Big Tree Village.
Source: Observer Local News - 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 site is about 8 miles south of Big Tree Village.
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 Big Tree Village buying strategy.
If we were buying in Big Tree Village 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Village.
A Small, Owner-Held Pocket
A majority of homes in Big Tree Village are owner-occupied under the homestead exemption, which typically points to lower turnover than an investor-heavy street would see. That helps explain why resale inventory is so thin right now — only 2 active listings across a 154-home footprint.
The homes themselves date to a fairly tight window, 1980 to 1994, with a median build year of 1983 and a median living area of 1,250 square feet — a compact footprint. With no clubhouse, pool, or other identified amenities to point to, buyers should evaluate this community on the home and lot in front of them, not on a common-area feature set.
The location and the amenities are priced into every listing in Big Tree Village. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only 2 active listings against 154 homes, timing and pricing precision matter more than usual in Big Tree Village. Momentum tracks this feed directly, so we can tell you the moment something in this build-year range and size class comes up, and help you price or bid against a comp set this thin without guessing.
Big Tree Village in 15 seconds.
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 12 sampled listing addresses in this community: 8% outside the FEMA Special Flood Hazard Area (Zone X/B/C); 92% in an A-series Special Flood Hazard Area 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=12) · as of 2026-10
Tools for a Big Tree Village 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 Village 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 Village, 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 Village home worth?
Get a no-obligation home value based on real comparable sales in Big Tree Village, 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 Village on the map →
Frequently Asked Questions
Is Big Tree Village a buyer's or seller's market right now?
How many homes are in Big Tree Village?
What share of Big Tree Village is owner-occupied?
When were the homes in Big Tree Village built?
Who is the best real estate agent for Big Tree Village?
How do I find a top South Daytona real estate agent who knows Big Tree Village?
Can Momentum Realty connect me with an agent for Big Tree Village?
Should you buy in Big Tree Village?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Big Tree Village with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: October 10, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (community parcel extract) |
| 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.
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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.
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See how Big Tree Village fits the bigger picture — live prices, inventory, and Momentum Scores: