Higbee Daytona Beach Homes for Sale in Daytona Beach, FL
Community in Daytona Beach · Volusia County
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True comps, carrying-cost math, and listings before the portals.
Built fromLive DBAMLS dataUpdated twice daily
Live · Higbee Daytona Beach Housing PulseDBAMLS + public recordsAnalysis by Momentum Realty · $3.5B+ sold · 8,500+ transactions · Top 1% in Florida (RealTrends)
Tempo
100%
Under contract
Volusia: 20% (1,084 of 5,314)
0·1
For sale · pending
live counts, refreshed twice daily
Jon's Current Read
Higbee Daytona Beach carries no active inventory as of mid-July 2026, which tells us we're looking at a quiet pocket of Daytona Beach where turnover is minimal and listings rarely linger. Without transaction data or current comps, we can't speak to price levels or what moves the needle on value here—condition, lot size, and proximity to the beach or primary corridors will dominate when a home does come available.
For buyers, this is a patience market. You'll be waiting for a pocket listing or off-market lead, and you won't have competing offers to benchmark against. Sellers face the inverse challenge: thin comps mean pricing becomes an art, and the first thirty days will test whether your number reflects what the broader Daytona Beach market will bear.
A Look Inside Higbee Daytona Beach
The setting & the homes.
Aerial and on-site photos of Higbee Daytona Beach. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Higbee Daytona Beach
Higbee Daytona Beach
Higbee Daytona Beach
Higbee Daytona Beach
Higbee Daytona Beach
Higbee Daytona Beach
Higbee Daytona Beach
Higbee Daytona Beach
Photos from DBAMLS listings in Higbee Daytona Beach; content deemed reliable but not guaranteed.
Quick Match
Who Higbee Daytona Beach is best for.
Best for
Buyers with hyperlocal ties or specific address requirements in Daytona Beach who are comfortable waiting months for the right property
Investors or second-home buyers willing to work off-market channels and negotiate without the safety net of recent comps
Buyers who value low-density, low-turnover quiet and don't require resort-style community amenities or a predictable inventory calendar
Probably not for
Buyers on a tight timeline who need to tour multiple active listings and close within sixty days
First-time buyers who rely on abundant comps and transparent pricing to build confidence in their offer
Buyers seeking a community with defined amenities, active social infrastructure, or the ability to comparison-shop homes in a single visit
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The Area Market
The market around Higbee Daytona Beach
Higbee Daytona Beach 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 Higbee Daytona Beach specifically. Momentum Research analysis of MLS records.
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Market Pulse
How Higbee is performing right now
52/100 momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
2.4Months of supplytight
69Median days on marketdays
0 : 1Under contract vs for salestrong demand
5Sold in last 12 monthsliquidity
+176%Median price since 2016appreciation
+17%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 Higbee listings and the trailing twelve months of closed sales.
8.6A- score
Momentum intelligence
Momentum buy score
Our proprietary read on how a home in Higbee buys, holds, and resells. See the five factors.
Homes For Sale Right Now in Higbee
Live MLS inventory for Higbee. 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.
No CDD bond means thousands less per year than newer master plans.
Typical CDD community~$2,500/yr
Higbee (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
Higbee 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.
What is actually relevant to buyers in Higbee, sourced and dated. We do not publish rumor.
Recent Developments in Higbee
Development Intelligence
Our read on what is being built around Higbee, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Net OutlookBullishThe neighborhood is established with no new master-planned phase, so the live items for buyers are the Volusia County tax and insurance picture, financeability at low price points, and the per-address flood zone.
Volusia County property taxes, financeability, and flood zones
NeutralCarrying cost is mostly taxes and insurance; at low price points, financeability and the per-address flood zone are the variables that decide a deal. Confirm both for the specific home. impact
SignificanceRadius: Per parcel
Volusia County property taxes, financeability, and flood zones
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 Higbee, 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 ↓
2024
Taxes
Volusia County millage and assessments
Volusia County property tax rates run in the mid-teens to low twenties in mills depending on the taxing district, with an effective rate around one percent of value (Volusia County Property Appraiser, 2024 tax year). Why it matters: Because homes carry little or no HOA, taxes and insurance are the main carrying-cost lines; at low prices, confirm the home is financeable or plan for cash. 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 Higbee buying strategy.
If we were buying in Higbee, this is the order of operations we would run, and the one we run for our clients.
1
Comp by size and condition. Homes span a wide size range; price off the closest same-size, same-condition home in the neighborhood, not a single average.
2
Confirm financeability. At low price points, some homes sell as-is or cash-only; confirm the home meets your lender's requirements or plan for cash.
3
Inspect the block home closely. Older block homes can carry roof, plumbing, electrical, and system timelines; budget accordingly.
4
Pull the FEMA flood zone for the address. Check the specific home's zone and get an insurance quote before you write.
5
Verify school assignments by address. Volusia County assigns schools by address; confirm the exact zoned schools using the district locator.
The Quick Decision
Best Buy
A structurally sound block home at an affordable basis, comped by size and condition, with financeability and the flood zone verified.
Biggest Risk
Older-home condition and system timelines, financeability at low prices, and per-address flood cost.
Best Lot
Larger and better-positioned lots carry a premium; the neighborhood is not gated, so position matters.
Smart Timing
Confirm current days on market; affordable mainland Daytona homes can move quickly, especially to cash buyers.
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
Higbee is an established residential neighborhood on the mainland in Daytona Beach, Volusia County, recorded in plat names such as Higbee and Higbee H L Addition. Homes are characterized by sturdy block exterior construction and span a wide range from about 768 to 2,873 square feet, with recent activity in the Higbee H L Addition section showing an average price around $136,842 and average size near 1,030 square feet (third-party listings, 2026), among the more affordable mainland options. It is central to downtown Daytona Beach, the Speedway, and the airport, with no formal HOA on most homes.
Higbee Homes For Sale
What your money buys in Higbee.
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 Higbee today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
Entry: small as-is block homes
$150K to $215K
The value end of Higbee, the smallest or as-is block homes at the lowest price points, around the $130,000s in recent activity. Inspect closely and confirm financeability or plan for cash.
Lowest entry
Mid: updated block homes
$215K to $290K
The core of the neighborhood: block homes around 1,000 to 1,400 square feet in move-in condition. Updates and lot separate these; comp against the closest same-size sale.
Most inventory
High: larger block homes
$290K to $299K
The upper end runs to the larger homes toward 2,873 square feet or fully updated properties. Price each on size, lot, and condition rather than the neighborhood average.
Strongest resale
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
$150K to $215K
Entry: small as-is block homes
The value end of Higbee, the smallest or as-is block homes at the lowest price points, around the $130,000s in recent activity. Inspect closely and confirm financeability or plan for cash.
$215K to $290K
Mid: updated block homes
The core of the neighborhood: block homes around 1,000 to 1,400 square feet in move-in condition. Updates and lot separate these; comp against the closest same-size sale.
$290K to $299K
High: larger block homes
The upper end runs to the larger homes toward 2,873 square feet or fully updated properties. Price each on size, lot, and condition rather than the neighborhood average.
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 Higbee, 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 Higbee 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 Higbee 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 Higbee
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.
1
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.
2
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.
3
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.
4
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.
5
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.
“
Affordability and a central mainland location are the draw at Higbee. The deal is in buying a sound block home at the right comp, confirming financeability, and verifying the flood zone, not in the low sticker alone.
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.
6.5C · Buy Score
Resale Strength6.5/10
Renovation Risk5.6/10
Location Efficiency7.4/10
Long-Term Defensibility6.4/10
Carrying Cost Advantage7.4/10
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 Higbee 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 automated estimate, 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 and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.
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
Size and condition drive price within a wide range; larger, sound homes over small as-is ones.
Small as-is block homes are the value and investor play.
Comp like-for-like by size and condition, not neighborhood-wide.
In Higbee, value is driven by home size, condition, and lot rather than a uniform product, because the block-home stock spans a wide range at low price points. Larger, structurally sound, updated homes command a premium over small as-is homes. Because prices are low, financeability and condition weigh heavily, so compare a home against the closest same-size, same-condition sale, with the per-address flood zone verified.
The 15-Second Verdict
Higbee in 15 seconds.
Best forValue buyers and investors who want one of the more affordable established Daytona Beach homes.
Strong onAffordability and location: durable block homes at low price points, central to downtown, the Speedway, and I-95.
WatchOlder-home condition and system timelines, financeability at low prices, and per-address flood cost.
Not forBuyers who want a gated, amenity-rich or new-construction community, or to walk to the beach.
The edgeBlock construction and low entry prices make this an affordability and investor play; inspect and confirm financeability.
HOA, CDD & Fees
15-Second Take
No HOA: carrying cost is taxes and insurance only.
Block construction favors durability and low maintenance.
At low price points, confirm financeability before you count on a mortgage.
Higbee homes are generally not part of a formal mandatory homeowners association, so the carrying cost is taxes and insurance rather than dues. Confirm there are no recorded deed restrictions on the specific parcel.
There is no association or amenity campus; this is an affordable, established residential neighborhood.
There is no golf course or private club; Higbee is a modest established neighborhood.
Run Your Numbers
Tools for a Higbee buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and view, not an automated estimate. The right number comes from closed comps matched to your renovation level and lot.
Selling in Higbee
Thinking of selling in Higbee?
Your buyer is cross-shopping the other affordable mainland Daytona Beach neighborhoods, so sell what is specific and verifiable: your home's size and condition, the block construction, the lot, financeability, and the flood zone.
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 Higbee, condition and view decide your number
Because buyers here are weighing your home against renovated comps and cross-shopping Bostwick Park, 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 Higbee home worth?
Get a no-obligation home value based on real comparable sales in Higbee 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.
Price History: What Homes Here Have Actually Sold For
Median sale prices in Higbee year by year since 2013, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.
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.
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.
>>>>>>> origin/main
How much local inventory is already under contract
12% of homes for sale in ZIP 32114 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).
Higbee Market Scorecard
Buyer-Leaning Market (limited data)
Higbee is currently a buyer-leaning market (limited data). Limited supply, a median asking price of n/a.
n/a
Months supply
n/a
Median list
$193,500
Median sold
$142
Per sqft
n/a
Days on mkt
0/1/4
Active/Pend/Sold
Typical home value in the 32114 ZIP is $184,606, about 7.3% below the Florida norm (Zillow Home Value Index).
Live MLS inventory for Higbee Daytona Beach. 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.
If we were buying in Higbee Daytona Beach today, this is the order of operations we would run for our clients.
1
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.
2
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
3
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
4
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
5
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 Higbee Daytona Beach.
The Quick Decision
Best Buy
Buyers with patience and sellers who understand their home will set the comp, not follow one.
Biggest Risk
No active comps means pricing uncertainty and the risk of sitting too long if you misread the broader Daytona Beach market.
Sweet Spot
Off-market sourcing for buyers who want this specific location, and strategic pre-listing prep for sellers willing to lead the market rather than wait for data.
Avoid If
You need move-in inventory to compare side-by-side, or you expect predictable pricing and fast, data-driven closings.
The Deep Dive
A neighborhood that trades rarely
Zero active listings in July 2026 is the headline, and it's not a fluke—it's the market signature of a small or tightly held community where owners stay put. We have no median price, no days-on-market average, no recent closings to dissect. What that means in practice: when a home does surface, it will set its own comp rather than slot neatly into a price band, and both buyer and seller will be flying without the usual data scaffolding.
Location within Daytona Beach and the condition of individual homes will drive every negotiation. Without amenities flagged in MLS data and no community infrastructure we can confirm, Higbee reads as a primarily residential enclave—quiet, utilitarian, and dependent on citywide assets rather than internal clubhouse or pool amenities. Buyers here are typically drawn by specific address appeal, a desire for low-density living, or a connection to this particular stretch of Volusia County.
“
The location and the amenities are priced into every listing in Higbee Daytona Beach. The deal is won or lost on condition, the comps, and the renovation math.
Jon Brooks · Founder, Momentum Realty
Why Momentum
Why work with Momentum here
In markets with near-zero visibility, broker relationships and off-MLS intelligence become the entire game. Momentum's Daytona Beach team tracks pocket listings, pre-market whispers, and estate situations that never hit the public feed—exactly the sourcing mode Higbee requires. We'll also help sellers price without comps, using surrounding Daytona Beach data and condition-based adjustments to land a number that attracts the right buyer instead of testing the market for months. If you're serious about a community this quiet, you need a brokerage that works the phones, not the algorithm.
The 15-Second Verdict
Higbee Daytona Beach in 15 seconds.
Best forBuyers with patience and sellers who understand their home will set the comp, not follow one.
Biggest advantageNear-zero competition when inventory does appear, and turnover so rare that urgency often favors the side holding the listing.
Biggest riskNo active comps means pricing uncertainty and the risk of sitting too long if you misread the broader Daytona Beach market.
Sweet spotOff-market sourcing for buyers who want this specific location, and strategic pre-listing prep for sellers willing to lead the market rather than wait for data.
Avoid ifYou need move-in inventory to compare side-by-side, or you expect predictable pricing and fast, data-driven closings.
HOA, CDD & Fees
In short
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.
Run Your Numbers
Tools for a Higbee Daytona Beach 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 Higbee Daytona Beach sales matched to your home.
Selling in Higbee Daytona Beach
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Higbee Daytona Beach, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Higbee Daytona Beach home worth?
Get a no-obligation home value based on real comparable sales in Higbee Daytona Beach, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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.
Get a real cash offer on your Higbee home in 24 hours and close in as little as 7 days, as-is. Because Momentum is a licensed RealTrends-500 brokerage, we'll also show you what listing would net - so you choose with both numbers.
Buying or researching Duval County? See the full Duval County real estate market report - prices, inventory, schools, taxes, and every Duval County neighborhood.
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 RealMLS member average and 8 days faster, and we’ll price yours against live your area comps.
