Big Tree Village
Homes for Sale in South Daytona, FL
All 61 homes for sale in South Daytona, FL · median $223,000 · Volusia County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Rodrigo Mendoza, Realty Hub · via DBAMLS
As of September 2026, Big Tree Village in South Daytona, FL has 2 homes for sale. Homes listed or recently sold were built 1980–1989; 5 listings state no HOA; 12 of the 13 geocoded homes sit in a FEMA special flood hazard zone (median elevation 6 ft).
| Location | South Daytona, Volusia County, FL |
|---|---|
| Homes in the community | 154 (FL DOR 2025 assessment roll) |
| Years built | 1980–1994 (median 1983) |
| Typical living area | 1,250 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| For sale right now | 2 active, 1 pending · median asking $249,950 · 2.0 months of supply |
| Owner-occupied (homestead) share | 71% |
Data as of July 12, 2026. © 2026 Daytona Beach Area Association of REALTORS®, Inc; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Big Tree Village key facts,” movewithmomentum.com/neighborhoods/big-tree-village-south-daytona, data as of July 12, 2026.
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 · 65 daysTop listing
Active · 204 days
Active · 468 days
Pending · 59 days
Pending · 6 daysActive and pending Big Tree Village listings as of 2026-09-19, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Every Home for Sale in Big Tree Village South Daytona Right Now (5)
All 5 active and pending Big Tree Village South Daytona listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1976 Big Oak Drive · $239,000 · 2 bd / 2 ba · pending · listed Sep 4, 2026 · listed by LoKation
- 790 Bennett Road · $299,000 · 3 bd / 2 ba · pending · listed Jul 20, 2026 · listed by Evans Realty
- 1971 Menger Circle · $299,900 · 3 bd / 2 ba · listed Jul 14, 2026 · listed by Daytona Realty Inc.
- 775 Bennett Road · $299,900 · 3 bd / 2 ba · listed Jun 21, 2026 · listed by Realty Hub
- 940 Boulder Drive · $200,000 · 2 bd / 1 ba · listed Jun 21, 2026 · listed by RE/MAX Signature
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 September 20, 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.
Flood zones in Big Tree Village: of 13 listing addresses checked against the FEMA National Flood Hazard Layer, 8% sit outside the FEMA Special Flood Hazard Area (Zone X); 92% are in an A-series high-risk zone where flood insurance is required with a federally backed mortgage. Individual parcels vary — verify any specific address at msc.fema.gov.
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.
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.
Shop the zone: Homes zoned for Campbell Middle School · Homes zoned for Atlantic High School
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 August 2026.
- July 2026Infrastructure
State Road 40 widening in Volusia advances in design
The Florida Department of Transportation project to widen State Road 40 from State Road 11 to Cone Road in Volusia County remains in the design phase, with right of way acquisition in progress and construction not yet funded, according to a project page last updated July 14, 2026. The roughly 7 mile plan would add lanes, replace three bridges, and include a multi use trail and a wildlife crossing.
What it may mean for the marketDesign and right of way work continue on widening State Road 40 to four lanes, a project that would add roadway capacity, new bridges, and a multi use trail along the western Volusia corridor once construction is funded. The project is about 16 miles northwest of Big Tree Village, elsewhere in Volusia County.
Source: CFL Roads - 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.
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 all homes for sale in South Daytona →
Recently off market in Big Tree Village
Homes in Big Tree Village 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.
- 1889 Magnolia Avenue · off market
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.
19% 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 (2026-09-20).
Big Tree Village Market Scorecard
Big Tree Village is currently a balanced market (limited data). About 4.0 months of supply, a median asking price of $299,900, and homes go under contract in about 207 days.
Typical home value in the 32119 ZIP is $251,042, about 6.4% 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 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?
Where is Big Tree Village, and what county is it in?
Is Big Tree Village in a flood zone?
Should you buy in Big Tree Village?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: September 19, 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.
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.
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See how Big Tree Village fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Big Tree Village with Momentum Realty’s local guides.