Estates at Browns Landing in Port Orange

Estates at Browns Landing Homes for Sale in Port Orange, FL

Established 1988 · Intracoastal West · ZIP 32224

A gated luxury estate community by ICI Homes in west Port Orange, large acre-plus homesites among historic oaks and orange groves, new custom homes.

Gated estatesAcre-plus homesitesNew custom construction

Live Market Pulse

50/100
Momentum

Buyer-Leaning Market (limited data)

Tight supply keeps sellers in control, but dated interiors still trade at a discount, so condition is where buyers win.

Free · No obligation

Unlock Off-Market Estates at Browns Landing

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive DBAAR data14 years of closingsLocal renovation analysisUpdated twice daily

LiveMarket PulseDBAAR

n/a

Median Price

0mo

Supply

87days

Avg DOM

Soft

Seller Leverage

n/a

Median $/Sqft

n/a

1-Yr Price Change

0now

Distress

Jon's Current Read

"Estates at Browns Landing is the gated, upper-end corner of an ICI Homes estate community in west Port Orange, where the draw is large, wooded homesites, some over two acres, among preserved historic oaks and orange groves, with new custom homes rather than tract product. The read is land-and-builder: a small, private enclave for buyers who want acreage, conservation, and a custom build near top-rated Port Orange schools, not a big amenity campus. The trade is the price tier and the build process, plus a location near the Port Orange and unincorporated boundary, so confirm the parcel jurisdiction, the HOA, and the build timeline."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Estates at Browns Landing is the luxury estate section of the gated Browns Landing community by ICI Homes in west Port Orange, Volusia County (ZIP 32128), near the corner of Spruce Creek Boulevard and Taylor Road (ICI Homes and Redfin community pages, 2026). The broader Browns Landing master community holds roughly 72 lots; the Estates section is about 31 exclusive homesites ranging from about 0.47 to 2.67 acres, with an ultra-luxury Creekside sub-section of acre-plus conservation lots. It is active new construction.

The setting is wooded and west of I-95 on the mainland, among preserved historic oak trees and orange groves dating to the 1930s, with some Spruce Creek waterfront lots and protected conservation areas (ICI Homes, 2026). A jurisdiction note: the ZIP 32128 straddles the Port Orange city limits and the unincorporated Samsula-Spruce Creek area, so confirm whether a specific parcel sits inside the city.

The community is gated and positioned as a private estate enclave rather than an amenity campus; there is no community pool or clubhouse, though residents have access to Spruce Creek Country Club membership at the nearby Spruce Creek Fly-In (ICI Homes and 386realestate, 2026). Reported HOA dues are around $644 per quarter; confirm the current figure and whether any CDD applies with the builder or an MLS supplement.

Pricing is a luxury tier: homesites have started in the $300,000s, and built homes range from roughly $838,000 to over $3,000,000 depending on plan and lot, with a recent same-community closing around $830,000 for a 3,340 square foot home (ICI Homes, Jome, and Redfin, 2024 to 2026). The community drew the official showcase home of the 2025 Volusia and Flagler Parade of Homes.

Quick Match

Who Estates at Browns Landing is best for.

Best for

Buyers who want a large, wooded, acre-plus homesite and a new custom home
Buyers who value gated privacy, conservation, and top-rated Port Orange schools over a big amenity campus
Move-up buyers comfortable with a custom build process and a luxury price tier

Probably not for

Buyers who want an affordable or move-in-ready tract home
Anyone who wants a community pool, clubhouse, and large amenity set on site
Buyers who want a finished, built-out neighborhood rather than active construction

Market Pulse

How Estates at Browns Landing is performing right now

50/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

0Months of supplytight

86Median days on marketdays

2 : 3Under contract vs for salestrong demand

0Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+0%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from DBAAR, as of June 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Estates at Browns Landing listings and the trailing twelve months of closed sales.

Where prices are goingn/a2026 YTD

Median sale price by year. Tap a label to compare Cypress Head or Port Orange. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square footn/a2026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now3 : 2active : pending

For sale3

Pending2

Sold 12mo0

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in Estates at Browns Landing buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Estates at Browns Landing

Live MLS inventory for Estates at Browns Landing. 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.

1829 Adrian Creek Boulevard home for sale in Estates at Browns Landing

Active · 100 daysTop listing

$2,999,990

4 bd · 4.5 ba · 4,025 sqft

1829 Adrian Creek Boulevard, Port Orange, 32128

Listed by ICI Select Realty Inc

1861 Adrian Creek Boulevard home for sale in Estates at Browns Landing

Active · 75 days

$2,600,000

4 bd · 4.5 ba · 4,085 sqft · built 2023

1861 Adrian Creek Boulevard, Port Orange, 32128

Reno opportunityBest value

Listed by RE/MAX Signature

1855 Cattle Creek Lane home for sale in Estates at Browns Landing

Active · 86 days

$1,650,000

4 bd · 3.5 ba · 3,694 sqft · built 2019

1855 Cattle Creek Lane, Port Orange, 32128

Reno opportunityBest value

Listed by Realty Pros Assured

1821 Adrian Creek Boulevard home for sale in Estates at Browns Landing

Pending · 0 days

$2,355,604

4 bd · 4.5 ba · 4,384 sqft

1821 Adrian Creek Boulevard, Port Orange, 32128

Reno opportunityBest value

Listed by ICI Select Realty Inc

1848 Adrian Creek Boulevard home for sale in Estates at Browns Landing

Pending · 0 days

$2,179,096

3 bd · 2.5 ba · 3,305 sqft

1848 Adrian Creek Boulevard, Port Orange, 32128

Listed by ICI Select Realty Inc

Interactive Map

Estates at Browns Landing on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from DBAAR; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

Nearby & Commute

How far is everything?

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Drive times from Estates at Browns Landing. They are approximate and vary with traffic and your exact start point.

Interstate 95 (Dunlawton interchange)~5 to 10 min · via Taylor Rd / Dunlawton

Atlantic Ocean beach~15 to 20 min · east via Dunlawton

Downtown Port Orange / Riverwalk~10 to 15 min · east

Daytona Beach International Airport (DAB)~15 to 20 min · about 13 miles

Daytona Beach~15 to 20 min · north

New Smyrna Beach~15 to 20 min · south

Orlando~55 to 60 min · about 58 miles southwest

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 Estates at Browns Landing Homes for Sale in Port Orange, FL with Momentum Realty’s local guides.

Beacon Woods Homes for Sale in Port Orange, FLPort Orange, FL · 0.8 mi

Skylake Homes for Sale in Port Orange, FLPort Orange, FL · 0.8 mi

Windsor Hill Homes for Sale in Port Orange, FLPort Orange, FL · 0.8 mi

The Groves Homes for Sale in Port Orange, FLPort Orange, FL · 1.0 mi

The Vineyards Homes for Sale in Port Orange, FLPort Orange, FL · 1.1 mi

Ashton Lakes Homes for Sale in Port Orange, FLPort Orange, FL · 1.1 mi

Rolling Hills Estate Homes for Sale in Port Orange, FLPort Orange, FL · 1.2 mi

Browns Landing Homes for Sale in Port Orange, FLPort Orange, FL · 1.3 mi

Countryside West Homes for Sale in Port Orange, FLPort Orange, FL · 1.3 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr

Estates at Browns Landing (no CDD)$0/yr

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

15-Second Take

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

Estates at Browns Landing 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 Estates at Browns Landing address.

The takeaway

What is actually moving near Estates at Browns Landing, sourced and dated. We do not publish rumor.

Recent Developments in Estates at Browns Landing

Development Intelligence

Our read on what is being built around Estates at Browns Landing, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishThe near-term stories are major road investment, including a new I-95 interchange to the south, and continued Port Orange growth, set against this enclave's private, low-density character.

New I-95 interchange at Pioneer Trail

BullishA new I-95 interchange under construction to the south will improve regional access and relieve congestion at Dunlawton over time. impact

SignificanceRadius: South Port Orange

New I-95 interchange at Pioneer Trail

ICI Homes Parade of Homes showcase

BullishThe community hosted the official showcase home of the 2025 Volusia and Flagler Parade of Homes, raising its profile. impact

SignificanceRadius: The community

ICI Homes Parade of Homes showcase

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 Estates at Browns Landing, 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 ↓

2025
Infrastructure
Construction begins on new I-95 interchange at Pioneer Trail
In August 2025, construction began on a new I-95 interchange at Pioneer Trail between Port Orange and New Smyrna Beach, a multi-year project aimed at relieving Dunlawton congestion. Why it matters: Better regional access south of the community is a long-term plus for west Port Orange mobility. Source
2025
Recognition
Estates at Browns Landing hosts Parade of Homes showcase
In April 2025, the ICI Homes showcase home at Estates at Brown's Landing was the official Showcase Home of the Volusia and Flagler Parade of Homes, earning multiple awards. Why it matters: A showcase designation reinforces the community's standing as an upper-end custom-home enclave. 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 Strategy

The Estates at Browns Landing buying strategy.

If we were buying in Estates at Browns Landing, this is the order of operations we would run, and the one we run for our clients.

Confirm the parcel jurisdiction. The ZIP 32128 straddles Port Orange and unincorporated Samsula-Spruce Creek; verify with the Volusia County Property Appraiser whether a specific parcel is in the city, which affects taxes and services.

Confirm the HOA dues and any CDD. Reported HOA dues are around $644 per quarter; get the current figure and what it covers, and verify whether any CDD applies on the tax bill.

Understand the build process and timeline. This is active new construction; if buying a lot or a build, confirm the builder contract, the build timeline, and any homesite-hold terms.

Verify the school assignment. Sources differ between Cypress Creek and Sweetwater for the elementary; confirm the current assignment by address with Volusia County Schools.

Check the lot and any waterfront or conservation terms. Some lots have Spruce Creek frontage or conservation; confirm what conveys and any building constraints, and pull the FEMA flood zone.

The Quick Decision

Best Buy

A larger interior or conservation homesite with a sound build plan, priced against recent same-community closings and comparable Port Orange estate homes.

Biggest Risk

A luxury price tier, an active build process, and a jurisdiction boundary to confirm.

Best Lot

Larger acreage, Spruce Creek waterfront, and conservation-backing lots carry the premium; smaller interior lots are the relative value.

Smart Timing

New-construction demand in Port Orange has been strong with tight inventory, though higher rates have slowed some buyers and brought builder incentives (portorangeconnection, 2026).

Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Estates at Browns Landing is the gated luxury estate section of the Browns Landing community by ICI Homes in west Port Orange, Volusia County (ZIP 32128), near Spruce Creek Boulevard and Taylor Road (ICI Homes and Redfin, 2026). The Estates section is about 31 homesites from roughly 0.47 to 2.67 acres, with an ultra-luxury Creekside sub-section of acre-plus conservation lots, set among preserved historic oaks and orange groves with some Spruce Creek frontage. It is active new construction with no on-site pool or clubhouse, reported HOA dues around $644 per quarter, and homes ranging from roughly $838,000 to over $3,000,000, near top-rated Port Orange schools.

Estates at Browns Landing Homes For Sale

What your money buys in Estates at Browns Landing.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Estates at Browns Landing today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: homesites and smaller plans

The entry into the estate enclave: a buildable homesite, which have started in the $300,000s, or a smaller estate plan (ICI Homes and Redfin land listing, 2024 to 2026). On a lot, price in the cost of the custom build and any conservation or waterfront constraints.

Lowest entry

Mid: built estate homes

Built custom estate homes in the roughly 3,000 to 4,100 square foot range, with prices reported from about $1,199,900 to $1,525,900 for the Estates collection (Jome and ICI Homes, 2026), and a recent same-community closing around $830,000 for a 3,340 square foot home (Redfin, 2024). Comp by plan, lot, and section.

Most inventory

High: large custom and waterfront estates

Large custom homes on the biggest or waterfront and conservation lots, with active listings into the $3,000,000s, including the 2025 Parade showcase home (Redfin and Compass, 2026). Price each on its plan, acreage, and lot position.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings

What Your Money Buys

What ~$900K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

Entry: homesites and smaller plans

Mid: built estate homes

High: large custom and waterfront estates

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Estates at Browns Landing, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take

Renovation math decides the deal
Better lots and views resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay

Proprietary Data

The renovation premium.

Renovated-listing inventory in Estates at Browns Landing is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Estates at Browns Landing holds value.

Our read on the factors that protect resale here, and the one to manage.

No CDD on the tax billStrong

Central Intracoastal West locationStrong

Scarce golf and lake homesitesStrong

$30M club reinvestment to 2028Positive

All-resale 1990s conditionManage it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Estates at Browns Landing

15-Second Take

Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Underbudgeting the carrying costs
Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Overpaying for an interior lot

A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.

Underbudgeting the carrying costs

Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.

Skipping the systems check

An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

Estates at Browns Landing sells acreage, conservation, and a custom build behind a gate. The deal is found in the lot, the build plan, the HOA and jurisdiction facts, and public schools, not in a community amenity campus it does not have.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

7.8B+ · Buy Score

Resale Strength7.8/10

Renovation Risk7.2/10

Location Efficiency7.6/10

Long-Term Defensibility8.2/10

Carrying Cost Advantage6.6/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Estates at Browns Landing is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live DBAAR feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live DBAAR feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates

Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)

$261 value$401 premium

Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from DBAAR; for orientation, not an appraisal.

15-Second Take

Larger acreage, Spruce Creek waterfront, and conservation-backing lots carry the premium.
On a lot, the custom build cost and any conservation constraints shape the true price.
Comp by lot and plan within the estate section and comparable Port Orange estates.

At Estates at Browns Landing, the lot is the heart of the value. Larger acreage, Spruce Creek waterfront, and conservation-backing homesites command a premium over smaller interior lots, and the ultra-luxury Creekside sub-section of acre-plus conservation lots sits at the top. Because much of the community is homesites and custom builds, the true price of a lot includes the cost of the build and any conservation or waterfront constraints. Comp by lot size, position, and plan within the estate section and against comparable Port Orange estate homes, and confirm the jurisdiction and HOA as part of the math.

The 15-Second Verdict

Estates at Browns Landing in 15 seconds.

Best forBuyers who want a large, wooded, acre-plus homesite and a new custom home in a gated west Port Orange enclave.

Strong onLand and schools: large conservation and waterfront homesites, historic oaks and groves, and top-rated Port Orange schools.

WatchA luxury price tier, an active build process, and a jurisdiction boundary and HOA terms to confirm.

Not forBuyers who want an affordable or move-in-ready tract home, or an on-site amenity campus.

The edgeLarge acreage and conservation lots near public schools are scarce, which supports long-term value.

HOA, CDD & Fees

15-Second Take

The HOA maintains the gate and common areas; confirm the exact dues and any CDD.
There is no on-site pool or clubhouse; club amenities are via a separate Spruce Creek membership.
The shared assets are the gate, the conservation, and the historic oaks and groves.

Reported HOA dues are around $644 per quarter (Jome, 2026). Confirm the exact current figure and what it covers with the builder or an MLS supplement, and verify whether any CDD applies on the tax bill, since this was not confirmed in public sources.

The HOA maintains the gate and common areas and the community's deed restrictions and architectural standards; confirm the inclusion list in writing. There is no large amenity set to fund.

There is no community pool or clubhouse on site; the community is positioned as a private estate enclave. Residents have access to membership at the nearby Spruce Creek Country Club at the Spruce Creek Fly-In, offering golf, tennis, pickleball, dining, and a pool (ICI Homes and 386realestate, 2026). Confirm current membership terms with that club.

Run Your Numbers

Tools for a Estates at Browns Landing buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxVolusia County millage and the homestead picture.Rent vs buyThe breakeven on owning in Estates at Browns Landing.Save Our HomesProject your homestead tax cap over time.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Estates at Browns Landing

Thinking of selling in Estates at Browns Landing?

Your buyer is cross-shopping west Port Orange estate communities and custom-home options, so sell what is specific: the acreage and any conservation or waterfront, the home's plan and finishes, the exact HOA, and the public schools.

Momentum listings (YTD)

97.98%

Sold-to-list ratio across the Jacksonville metro for our agents, sellers keeping more of their price.

Market average (YTD)

96.73%

The broader metro average sold-to-list ratio over the same period.

Momentum days on market

64 days

Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.

Market days on market

72 days

The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Estates at Browns Landing, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Cypress Head, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Estates at Browns Landing home worth?

Get a no-obligation home value based on real comparable sales in Estates at Browns Landing matched to your condition, lot, and view, 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 Estates at Browns Landing on the map →

Real comps, not a Zestimate.

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.

$1,789/mo

Volusia County typical true cost to own

$151/mo

Volusia County typical home insurance

Check CDD

Confirm 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.

Estates at Browns Landing Market Scorecard

Buyer-Leaning Market (limited data)

Estates at Browns Landing is currently a buyer-leaning market (limited data). Limited supply, a median asking price of $2,600,000, and homes go under contract in about 91 days.

n/a

Months supply

$2,600,000

Median list

n/a

Median sold

n/a

Per sqft

Days on mkt

3/2/0

Active/Pend/Sold

Typical home value in the 32128 ZIP is $436,651, about 4.5% above the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Frequently Asked Questions

Where is Estates at Browns Landing?

It is the gated luxury estate section of the ICI Homes Browns Landing community in west Port Orange, Volusia County (ZIP 32128), near Spruce Creek Boulevard and Taylor Road, west of I-95 on the mainland (ICI Homes and Redfin, 2026).

Is the city really Port Orange?

The mailing address is Port Orange, but the 32128 ZIP straddles the Port Orange city limits and the unincorporated Samsula-Spruce Creek area, so confirm with the county whether a specific parcel sits inside the city, which affects taxes and services.

How big are the homesites?

The Estates section has about 31 homesites ranging from roughly 0.47 to 2.67 acres, with an ultra-luxury Creekside sub-section of acre-plus conservation lots (ICI Homes, 2026). Some lots have Spruce Creek frontage.

Is it new construction?

Yes. It is an active ICI Homes new-construction estate community, with homesites and custom homes available, broken ground around 2017 and 2018 (ICI Homes and Redfin, 2026).

Is there an HOA or a CDD?

There is a gated HOA with reported dues around $644 per quarter (Jome, 2026). We did not confirm a CDD in public sources, so verify whether any CDD applies on the tax bill, along with the exact HOA figure, with the builder.

Is there a community pool or clubhouse?

No. The community is a private estate enclave with no on-site pool or clubhouse. Residents have access to membership at the nearby Spruce Creek Country Club at the Spruce Creek Fly-In for golf, tennis, pickleball, dining, and a pool (ICI Homes, 2026).

What does it cost to buy here?

Homesites have started in the $300,000s, and built homes range from roughly $838,000 to over $3,000,000 depending on plan and lot, with a recent same-community closing around $830,000 for a 3,340 square foot home (ICI Homes, Jome, and Redfin, 2024 to 2026). Confirm current pricing with the builder or an agent.

What schools serve the community?

The address falls in Volusia County Schools, with the pattern running toward Cypress Creek Elementary (some sources cite Sweetwater Elementary), Creekside Middle, and Spruce Creek High School, which has a noted International Baccalaureate program (GreatSchools and Jome, 2026). Verify the current elementary assignment by address with the district.

What is the flood situation?

The community is west of I-95 on the mainland, generally a lower-risk area likely in Zone X, but pond-adjacent and Spruce Creek lots can differ. Pull the FEMA zone for the specific parcel at msc.fema.gov before relying on it (City of Port Orange flood context, 2026).

What is being built nearby?

A new I-95 interchange at Pioneer Trail is under construction to the south to relieve Dunlawton congestion, and Port Orange continues to grow (ClickOrlando, 2025). The community itself stays a private, low-density enclave.

Is Browns Landing the same as the Estates section?

Browns Landing is the overall ICI Homes community of about 72 lots; the Estates at Brown's Landing is its luxury estate section of about 31 larger homesites, with an ultra-luxury Creekside sub-section. They are part of the same development. Comp within the right section.

Do I need my own agent to buy here?

Yes. Your own agent confirms the parcel jurisdiction, the HOA and any CDD, the build contract and timeline, the school assignment, and any lot or waterfront terms, and comps the right Port Orange estate sales before you commit.

Who is the best real estate agent for Estates at Browns Landing?

The best agent for Estates at Browns Landing is one who actively works Port Orange and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Estates at Browns Landing.

How do I find a top Port Orange real estate agent who knows Estates at Browns Landing?

Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Estates at Browns Landing and the wider Port Orange area.

Can Momentum Realty connect me with an agent for Estates at Browns Landing?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Estates at Browns Landing purchase or sale - no call center and no pressure.

The Verdict

Should you buy in Estates at Browns Landing?

An honest fit check. We will tell you when it is not your community.

You want a large, wooded, acre-plus homesite and a new custom homeExcellent fit

You value gated privacy, conservation, and top-rated Port Orange schoolsExcellent fit

You are comfortable with a custom build process and a luxury price tierExcellent fit

You want an affordable or move-in-ready tract homeProbably not

You want a community pool, clubhouse, and large amenity set on siteProbably not

You want a finished, built-out neighborhood rather than active constructionProbably not

Get the inside read on Estates at Browns Landing

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Estates at Browns Landing home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

You are all set.

A Momentum Realty Estates at Browns Landing specialist will reach out personally, usually the same day.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Information deemed reliable but not guaranteed.

Estates at Browns Landing Homes for Sale in Port Orange, FL

The 60-Second Overview

Who Estates at Browns Landing is best for.

Best for

Probably not for

How Estates at Browns Landing is performing right now

Homes For Sale Right Now in Estates at Browns Landing

Estates at Browns Landing on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Estates at Browns Landing

New I-95 interchange at Pioneer Trail

ICI Homes Parade of Homes showcase

Construction begins on new I-95 interchange at Pioneer Trail

Estates at Browns Landing hosts Parade of Homes showcase

The Estates at Browns Landing buying strategy.

The full read, only if you want it.

What your money buys in Estates at Browns Landing.

What ~$900K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Estates at Browns Landing holds value.

5 Mistakes Buyers Make in Estates at Browns Landing

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Underbudgeting the carrying costs

Skipping the systems check

Momentum Buy Score.

Why our read on Estates at Browns Landing is different.

Which Lots & Views Hold Value Best

Estates at Browns Landing in 15 seconds.

HOA, CDD & Fees

Tools for a Estates at Browns Landing buy.

Thinking of selling in Estates at Browns Landing?

In Estates at Browns Landing, condition and view decide your number

What is your Estates at Browns Landing home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Estates at Browns Landing Market Scorecard

Frequently Asked Questions

Should you buy in Estates at Browns Landing?

Get the inside read on Estates at Browns Landing

You are all set.

Need to sell fast in Duval County?

You just read the data. Now see what your home is worth.

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