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Kingswood in Port Orange

Kingswood

Established single-family pocket · North-central Port Orange · ZIP 32129

An established, no-HOA single-family pocket off Clyde Morris Boulevard, a short walk from Port Orange City Center.

No HOAEstablishedWalk to City Center
Live Market Pulse
67/100
Momentum
Balanced Market (limited data)
This is a resale market of homes built around 1979 to 1983, so condition, updates, and the lot set the number more than square footage alone.
Free · No obligation
Unlock Off-Market Kingswood

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
$285K
Median Price
1.7mo
Supply
82days
Avg DOM
Balanced
Seller Leverage
$199/sf
Median $/Sqft
-6%
1-Yr Price Change
0now
Distress
Jon Brooks, founder of Momentum Realty
Jon's Current Read

"Kingswood is a small, established, no-HOA single-family pocket off Clyde Morris Boulevard in north-central Port Orange, a short walk from the City Center and Riverwalk area. The read is renovation-driven: condition and updates set the price, the no-HOA structure keeps carrying costs low, and the central location is the durable draw. Your leverage is the renovation math on an early-1980s home, read against its lot."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Kingswood is a small, established single-family pocket off Clyde Morris Boulevard just north of Dunlawton Avenue in north-central Port Orange, in the 32129 ZIP. Homes are typically three-bedroom, two-bath residences built around 1979 to 1983, and most carry no mandatory HOA.

Because the pocket is built out, nearly every purchase is a resale. Condition and updates drive the price, and the low carrying cost is part of the appeal.

The location is the steady draw: it is within a short walk or drive of the Port Orange City Center and the planned Riverwalk Town Center area, with quick access to I-95 via Dunlawton Avenue and the beaches a short drive east.

Third-party portals put recent sale prices roughly in the high $200,000s in 2026 (Neighborhoods.com, June 2026); treat that as an illustrative third-party figure and price any specific home on its comps and condition.

Quick Match

Who Kingswood is best for.

Best for

  • Buyers who want an established pocket with no HOA
  • Buyers who value walkability to City Center and quick I-95 access
  • Buyers comfortable updating an early-1980s home
  • Buyers who want a low monthly carrying cost

Probably not for

  • Buyers who want new construction or a builder warranty
  • Buyers who need a gated, amenity-rich community
  • Buyers who want a turnkey luxury finish
  • Buyers who want a large private or waterfront lot
Market Pulse

How Kingswood is performing right now

67/100
momentum
Balanced Market (limited data)
Seller's marketBalancedBuyer's market
1.7Months of supplytight
82Median days on marketdays
2 : 1Under contract vs for salestrong demand
7Sold in last 12 monthsliquidity
+127%Median price since 2012appreciation
+1%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 10, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Kingswood 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 Kingswood buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Kingswood

Live MLS inventory for Kingswood. 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.

1078 Chelsea Way home for sale in KingswoodActive · 82 daysTop listing
$339,000
4 bd · 2 ba · 1,682 sqft · built 1980
1078 Chelsea Way, Port Orange, 32129
Reno opportunityBest value
Listed by EXIT Real Estate Property Solutions
1099 Kingswood Way home for sale in KingswoodPending · 199 days
$349,900
3 bd · 3 ba · 1,752 sqft · built 1979
1099 Kingswood Way, Port Orange, 32129
Reno opportunityBest value
Listed by Realty Pros Assured
1075 Kingswood Way home for sale in KingswoodPending · 7 days
$275,000
3 bd · 2 ba · 1,365 sqft · built 1983
1075 Kingswood Way, Port Orange, 32129
Reno opportunityBest value
Listed by RE/MAX Signature

Active and pending Kingswood listings as of 2026-06-10, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc.. Tap any home to ask about it.

Interactive Map

Kingswood 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 central north Port Orange location is the point: the City Center is a short walk, with I-95, shopping, and the beaches all a short drive.

Drive times from Kingswood. The Clyde Morris location puts the City Center, the interstate, and the beaches within easy reach.

Port Orange City Center~3 min · short walk or drive
Interstate 95 (Dunlawton Ave)~5-8 min · west
The Pavilion at Port Orange~5-8 min · shopping and dining
Atlantic beaches~10-12 min · east
Halifax Health Port Orange~6-8 min · area hospital
Daytona Beach Int'l Airport (DAB)~12-15 min · north

Drive times are approximate and vary with traffic and your exact departure point. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Kingswood with Momentum Realty’s local guides.

CountrysidePort Orange · 0.7 miAshton LakesPort Orange · 1.3 miSummer TreesPort Orange · 1.5 miSterling ChasePort Orange · 1.8 miSabal CreekPort Orange · 2.1 miGDGeorgetowneDaytona Beach · 2.3 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
Kingswood (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

Kingswood 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 Kingswood address.

The takeaway

What is actually shaping value around Kingswood: Port Orange Riverwalk and City Center investment, the no-HOA cost advantage, and a built-out, limited-supply pocket. Each item is noted with its source.

Recent Developments in Kingswood

Development Intelligence

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

Net OutlookBullishThe established, walkable location and no-HOA cost advantage support steady demand. The watch items are Riverwalk redevelopment timing and per-parcel flood insurance.

Port Orange Riverwalk and City Center investment

2024
BullishNotable impact
SignificanceRadius: Area

Continued investment near the City Center supports the walkable central Port Orange area, though Riverwalk has seen delays.

No HOA keeps carrying cost low

Ongoing
BullishNotable impact
SignificanceRadius: On-site

The absence of dues is a durable advantage for value-focused buyers.

Established, limited-supply pocket

Ongoing
BullishMinor impact
SignificanceRadius: On-site

A built-out pocket keeps resale supply limited, supporting pricing by condition and lot.

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 Kingswood, 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 ↓

  1. August 2024
    Redevelopment

    Port Orange weighs Riverwalk master plan changes

    The city considered amendments to the Riverwalk master development plan near the City Center, the marquee Town Center redevelopment close to the pocket. Why it matters: Continued investment intent supports the walkable central area, though timing is uncertain. Source

  2. July 2024
    Redevelopment

    Riverwalk delayed; interim uses explored

    With Riverwalk plans delayed by financing, the city explored interim entertainment uses for the Town Center area near the City Center. Why it matters: Near-term timing is uncertain, but investment intent continues. 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 Kingswood buying strategy.

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

1

Read the renovation math first. Price the roof, HVAC, and systems honestly on an early-1980s home before judging any list price.

2

Confirm there is no HOA or fees. Most homes here carry no HOA, but verify on the specific parcel.

3

Value the central location and low carrying cost. Walkability to City Center and the no-HOA structure are the durable advantages here.

4

Pull the flood map. Confirm the parcel's flood zone and insurance cost, since this is a coastal Volusia city.

5

Cross-shop established Port Orange and compare Allandale nearby.

The Quick Decision
Best Buy
An updated home with newer roof and systems on a sound lot
Biggest Risk
An original home with deferred roof and systems
Best Lot
A higher, drier or larger lot over a tight interior parcel
Smart Timing
Confirm any fees and the flood zone before you offer
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.

HOA and CDD

Most homes in Kingswood carry no mandatory HOA, and no Community Development District is indicated. Confirm there are no voluntary association costs and check the tax bill for a specific home.

The homes

Homes are established single-family residences, roughly 1,280 to 1,890 square feet, built around 1979 to 1983. Third-party portals put recent sale prices roughly in the high $200,000s in 2026, varying by home and condition.

Living here

The location is the draw: Kingswood is a short walk or drive from the Port Orange City Center and the planned Riverwalk Town Center area, with quick I-95 access via Dunlawton Avenue and the beaches a short drive east.

Kingswood Homes For Sale

What your money buys in Kingswood.

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 Kingswood today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

The Renovation Buy
$250K to $275K

An original or lightly updated home priced for the work it needs, the value route into the pocket.

Lowest entry
The Updated Home
$275K to $322K

A home with newer roof, systems, kitchen, and baths on a sound lot, the core of this resale market.

Most inventory
The Move-In Pick
$322K to $325K

A fully updated home on a larger or higher lot, the homes that resell most easily here.

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 ~$285K buys here.

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

$250K to $275K
The Renovation Buy
An original or lightly updated home priced for the work it needs, the value route into the pocket.
$275K to $322K
The Updated Home
A home with newer roof, systems, kitchen, and baths on a sound lot, the core of this resale market.
$322K to $325K
The Move-In Pick
A fully updated home on a larger or higher lot, the homes that resell most easily here.

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 Kingswood, 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 Kingswood 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.

Jon Brooks, Momentum Realty
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 Kingswood holds value.

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

No HOA, low carrying costStrong
Walk to City Center, central locationStrong
Quick I-95 and beach accessStrong
Early-1980s roofs and systemsInspect it
Confirm parcel flood zoneVerify it

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

Jon Brooks, Momentum Realty
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 Kingswood

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.

Kingswood1

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.

Kingswood2

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.

Kingswood3

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.

Kingswood4

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.

Kingswood5

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.

“

There is no HOA to price in. The deal is won or lost on condition, the updates, and the lot.

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.

7.0B · Buy Score
Resale Strength6.8/10
Renovation Risk6.0/10
Location Efficiency8.0/10
Long-Term Defensibility6.6/10
Carrying Cost Advantage8.4/10

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 Kingswood 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
  • Higher, drier or larger lots hold value best
  • No-HOA owned lots keep carrying costs low
  • Updates matter as much as the lot
  • Inland position generally lowers surge risk
  • Read the lot and the flood map before the finishes

In a small, established no-HOA pocket, the lot and the home's condition do the work. Larger or higher, drier lots price better than tight interior parcels, the inland position off Clyde Morris generally lowers surge exposure, and the no-HOA structure keeps carrying costs low. Confirm the flood zone, then weigh the renovation level against recent comps.

The 15-Second Verdict

Kingswood in 15 seconds.

Best forBuyers who want an established, no-HOA single-family home a short walk from City Center.
Biggest advantageNo HOA and a central north Port Orange location near City Center and I-95.
Biggest riskRenovation and systems costs on an early-1980s housing stock.
Sweet spotAn updated home on a sound lot matched honestly to comps.
Avoid ifYou want new construction, a gated community, or a large private lot.

HOA, CDD & Fees

15-Second Take
  • Most homes carry no HOA
  • Low carrying cost
  • No community amenities
  • Walk to Port Orange City Center
  • Confirm no fees and flood zone per parcel

Most homes in Kingswood carry no mandatory HOA, and no Community Development District is indicated. Confirm there are no voluntary association costs and check the tax bill for a specific home.

Run Your Numbers

Tools for a Kingswood 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 Kingswood.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 Kingswood

Price it to the updates, condition, and lot, not the Zestimate.

If you are selling in Kingswood, the right list price comes from recent comparable sales matched to your home's updates, condition, and lot, and to its walk-to-City-Center location, not an automated estimate.

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 Kingswood, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Allandale, 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 Kingswood home worth?

Get a no-obligation home value based on real comparable sales in Kingswood 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.

Real comps, not a Zestimate.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Kingswood year by year since 2012, 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.

Kingswood Market Scorecard

Balanced Market (limited data)

Kingswood is currently a balanced market (limited data). About 1.7 months of supply, a median asking price of $339,000, and homes go under contract in about 82 days.

1.7
Months supply
$339,000
Median list
$285,000
Median sold
$199
Per sqft
82
Days on mkt
1/2/7
Active/Pend/Sold

Typical home value in the 32129 ZIP is $285,778, about 12.8% below the Florida norm (Zillow Home Value Index).

Zoom out for the wider market: ZIP market scorecard · county scorecard.

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

Where is Kingswood?
Kingswood is a small, established single-family pocket off Clyde Morris Boulevard just north of Dunlawton Avenue in north-central Port Orange, in the 32129 ZIP, Volusia County.
Is there an HOA in Kingswood?
Most homes carry no mandatory HOA. Confirm there are no voluntary association costs for the specific home.
What kind of homes are in Kingswood?
Established single-family homes, typically three-bedroom, two-bath, built around 1979 to 1983. It is an all-ages pocket.
What do homes cost in Kingswood?
Third-party portals put recent sale prices roughly in the high $200,000s in 2026, varying by home and condition. Use a comparable-sales analysis on a specific home.
Is Kingswood gated?
No. It is an open, established pocket with public streets and no community amenities.
Does Kingswood have a CDD?
No Community Development District is indicated, consistent with the early-1980s build era. Confirm per parcel on the tax bill.
Is Kingswood in a flood zone?
Kingswood sits inland off Clyde Morris, away from the river, which generally suggests lower surge exposure, but flood zones vary by parcel. Pull the FEMA flood map for any specific address.
What schools serve Kingswood?
It is in Volusia County Schools, with Port Orange schools such as Sugar Mill or Horizon Elementary, Silver Sands Middle, and Atlantic High commonly cited. Confirm the exact assignment by address.
How far is Kingswood from the beach and I-95?
The beaches are roughly ten minutes east, and I-95 is a few minutes west via Dunlawton Avenue. Confirm your real drive at your real departure time.
What is the Riverwalk project near Kingswood?
Port Orange has planned a Riverwalk Town Center redevelopment near the City Center area; it has seen delays, but the city continues to pursue investment there. Understand what is funded versus proposed.
Is Kingswood a good place to buy?
It offers an established, no-HOA setting a short walk from City Center. As always, condition, updates, and the lot drive the outcome; this is not a guarantee of future value.
What is the carrying cost like?
With no HOA on most homes, the carrying cost is low; the main variable is flood insurance, which depends on the parcel's flood zone.
The Verdict

Should you buy in Kingswood?

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

You want an established pocket with no HOAExcellent fit
You value walkability to City Center and quick I-95 accessExcellent fit
You are comfortable updating an early-1980s homeExcellent fit
You want a low monthly carrying costExcellent fit
You will confirm fees and the flood zoneExcellent fit
You want new construction or a builder warrantyProbably not
You need a gated, amenity-rich communityProbably not
You want a turnkey luxury finishProbably not
You want a large private or waterfront lotProbably not
You want a maintained, deed-restricted streetscapeProbably not

Get the inside read on Kingswood

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Kingswood 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.

By pressing Get My Kingswood Game Plan, you agree that Momentum Realty (Move With Momentum) and its agents may call and text you about your inquiry, which may involve automated means and prerecorded or artificial voices, at the number you provided. You do not need to consent as a condition of buying any property, goods, or services. Message and data rates may apply. Reply STOP to opt out, HELP for help. You also agree to our Privacy Policy and SMS Terms.

We respond personally, usually the same day.

You are all set.

A Momentum Realty Kingswood specialist will reach out personally, usually the same day.

Zoom out before you decide: see the Duval County market guide or every community in the Neighborhood Finder.

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