Forrest Lake Preserve
Homes for Sale in Port Orange, FL
All 353 homes for sale in Port Orange, FL · median $324,900 · 150 homes for sale in 32128 · Volusia County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Nicole Chapman, Real Broker, LLC · via DBAMLS
As of October 2026, the MLS records 86 closed sales in Forrest Lake Preserve in Port Orange, FL since 2006, the most recent in August 2026. Recorded prices across those 86 sales ran from $126,900 to $375,000 (median $205,000), on homes of 1,422 to 3,026 sq ft. Across Port Orange as a whole, 99 homes closed in the last 12 months at a median of $336,649, 99 median days on market, with 507 homes for sale today. At that median and Volusia County's FY2025-26 rate of 19.21 mills, annual property tax runs about $3,940 ($3,110 with the full homestead exemption).
Forrest Lake Preserve is a tightly held pocket of 222 homes built in a narrow window between 2001 and 2005, with the median home dating to 2003. That construction consistency matters: floor plans, systems, and roof ages tend to move together across the community, so what actually sets one price apart from another here is condition and updates, not vintage. With a median living area around 1,827 square feet, this is a single-family-scale neighborhood where a renovated kitchen, a newer roof, or an untouched original interior will do more to the number than square footage alone.
The market posture right now is quiet to the point of thin. With just one active listing and no closings in the current window, there is very little to triangulate off of. For a seller that can mean scarcity works in your favor if your home shows well; for a buyer it means you may wait for the right door to open and should be ready to move when it does. A homestead share of roughly 73% tells you this is an owner-occupied community with limited turnover, which reinforces the low-inventory dynamic.
Figures in this note are as of July 13, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Forrest Lake Preserve right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Forrest Lake Preserve is a compact, owner-occupied community of early-2000s homes in Port Orange, where inventory is scarce and pricing is driven far more by a home's condition than by its age or size.
DBAAR sales records identify 41 homes in Forrest Lake Preserve that have changed hands since 2006, built between 2001 and 2005 (median 2003), with a median living area of about 1,788 sq ft and a typical 4-bedroom, 2-bath layout; 100% are single-family homes. Source: DBAAR closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 17 qualified sales in Forrest Lake Preserve across 2024–2025 (12 in 2024, 5 in 2025), median $400,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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 Forrest Lake Preserve. Swipe to explore the community.
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Forrest Lake PreservePhotos from DBAMLS listings in Forrest Lake Preserve; content deemed reliable but not guaranteed.
Who Forrest Lake Preserve is best for.
Best for
- Buyers targeting a roughly 1,800-square-foot home in a stable, owner-occupied setting who value consistency over variety
- Patient buyers willing to wait for the right listing rather than force a purchase in a low-inventory market
- Buyers who can budget for and evaluate roof and system updates on an early-2000s home
Probably not for
- Buyers who need to close quickly and want several homes to choose from at once
- Investors seeking a rental-heavy community with frequent turnover
- Buyers wanting new construction or substantially larger floor plans than the mid-1,800-square-foot median
The market around Forrest Lake Preserve
Forrest Lake Preserve is too small for its own price trend, so here is the market around it.
In ZIP 32128, 192 homes are on the market and 32% are under contract — a fast-moving corner of Port Orange.
Across Volusia County, 5,082 homes are active and 1,229 pending (20% under contract).
In ZIP 32128 (Port Orange), 42 homes closed in the last 12 months at a median of $337K ($204/sq ft), up 3.0% year over year, with a median 82 days on market. Right now 6 active and 4 pending listings put supply at about 2.7 months — a balanced market. See the live ZIP 32128 housing market and the Volusia County market.
ZIP and county figures describe the wider market, not Forrest Lake Preserve specifically. Momentum Research analysis of MLS records.
The Forrest Lake Preserve buying strategy.
If we were buying in Forrest Lake Preserve 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 Forrest Lake Preserve.
A one-vintage neighborhood
Because nearly all of these homes went up within a five-year span, buyers should approach Forrest Lake Preserve as a single-generation neighborhood. Roofs, HVAC systems, and water heaters across the community are broadly the same age, so the practical question on any given home is whether those big-ticket items have been replaced yet or are still original. Ask for the age of the roof and mechanicals early; it is the fastest way to understand where a specific home sits relative to its neighbors.
The median home near 1,827 square feet points to comfortable, right-sized layouts rather than sprawling floor plans. With a homestead share around 73%, most homes here are lived in rather than rented, which tends to show up in maintenance and stability of the housing stock. The trade-off is turnover: with only one home currently listed, opportunities to buy are limited and can require patience.
The location and the amenities are priced into every listing in Forrest Lake Preserve. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this thin on active listings and closings, pricing lives or dies on condition, and there is no deep pool of recent sales to lean on. That is exactly where local judgment earns its keep. We track this pocket of Port Orange closely, know how to read a home's roof-and-systems age against its asking price, and can position a seller's home when scarcity is on their side or keep a buyer ready to act when the right door opens.
Forrest Lake Preserve in 15 seconds.
Email me new listings in Forrest Lake PreserveHomes for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Forrest Lake PreserveHomes for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Forrest Lake PreserveHomes for Sale will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $528/year (about $44/month) · median of 33 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $528 a year ($44 a month) — the median AssociationFee across 33 MLS records, normalised to a monthly figure; most are billed annually. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Forrest Lake Preserve 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 Forrest Lake Preserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Forrest Lake Preserve, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Forrest Lake Preserve home worth?
Get a no-obligation home value based on real comparable sales in Forrest Lake Preserve, 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 Port Orange →
Recently off market in Forrest Lake Preserve
Homes in Forrest Lake Preserve 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.
- 5495 Ward Lake Drive · off market
| Location | Port Orange, Volusia County, FL · ZIP 32128, 32129 |
|---|---|
| Homes in the community | 217 (FL DOR 2025 assessment roll) |
| Years built | 2001–2005 (median 2003.0) |
| Typical living area | 1,827 sq ft (median) |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 73% |
Data as of September 20, 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, “Forrest Lake Preserve key facts,” movewithmomentum.com/neighborhoods/forrest-lake-preserve-port-orange, data as of September 20, 2026.
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Port Orange guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Volusia County)
- Homestead exemption (Volusia County)
- Home insurance cost
- New construction (Volusia County)
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Ward Lake Drive (9 homes on record)
- Carmody Lake Drive (7 homes on record)
- Forest Preserve Boulevard (4 homes on record)
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.
Recent Developments in Forrest Lake Preserve
Development, infrastructure, retail, and school activity affecting Forrest Lake Preserve, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
AdventHealth opens urgent care and primary care clinics on State Road 44 in New Smyrna Beach
AdventHealth Primary Care at 2368 State Road 44 accepts patients ages 5 and up, and Centra Care next door offers walk-in urgent care seven days a week with onsite X-ray and lab. Centra Care is the system's first urgent care in New Smyrna Beach and its sixth in Volusia County.
What it may mean for the marketImproves access to walk-in and primary medical services for the New Smyrna Beach area. The site is about 8 miles southeast of Forrest Lake Preserve.
Source: Hometown News Volusia - 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 6 miles north of Forrest Lake Preserve.
Source: FlaglerLive - 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 4 miles northeast of Forrest Lake Preserve.
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 8 miles north of Forrest Lake Preserve.
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 8 miles northwest of Forrest Lake Preserve.
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 4 miles southeast of Forrest Lake Preserve.
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.
Frequently Asked Questions
How many homes are in Forrest Lake Preserve?
What share of Forrest Lake Preserve is owner-occupied?
When were the homes in Forrest Lake Preserve built?
Who is the best real estate agent for Forrest Lake Preserve?
How do I find a top Port Orange real estate agent who knows Forrest Lake Preserve?
Can Momentum Realty connect me with an agent for Forrest Lake Preserve?
Where is Forrest Lake Preserve, and what county is it in?
Should you buy in Forrest Lake Preserve?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: October 19, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (7 streets, ZIP 32128/32129)) |
| Under-contract shares | DBAMLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2006 (86 transactions analyzed) |
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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