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Old Sugar Mill in Port Orange

Old Sugar Mill

Established 1988 · Intracoastal West · ZIP 32224

An established, organic Port Orange neighborhood west of I-95, with tree-lined streets, mature landscaping, and varied homes feeding into Spruce Creek High.

Established, tree-linedVaried homes, mature lotsFeeds Spruce Creek High
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.
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Unlock Off-Market Old Sugar Mill

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
$848K
Median Price
0mo
Supply
265days
Avg DOM
Soft
Seller Leverage
n/a
Median $/Sqft
-6%
1-Yr Price Change
0now
Distress
Jon Brooks, founder of Momentum Realty
Jon's Current Read

"Old Sugar Mill reads as an established, organic Port Orange neighborhood west of I-95, valued for mature trees, varied architecture, and a strong school feed rather than a planned-community amenity package. Homes span multiple decades, many 20 to 30 years old, with new construction on infill and teardown lots; new builds have run roughly $375,000 to $650,000-plus by lot and spec. The buy is lot-and-condition; price each home on its lot, age, and updates and confirm the FEMA flood zone. Pricing context is third-party and illustrative, accessed June 2026; confirm per property."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Old Sugar Mill is an established single-family neighborhood in Port Orange, Volusia County, ZIP 32129, spread across a large area west of I-95 near SR-421 (Dunlawton Ave), along and around Old Sugar Mill Road (portorangeconnection.com; homes.com, accessed June 2026).

It feels organic rather than planned, with tree-lined streets, established landscaping, and varied architectural styles. Many homes date back 20 to 30 years, and vacant lots and teardown-rebuild projects create new-construction opportunities; new builds have run roughly $375,000 to $650,000-plus depending on lot size and specifications.

The neighborhood lacks formal amenities like pools or clubhouses but compensates with location and maturity: it feeds into Spruce Creek High School, one of Volusia's best, and is near Spruce Creek Country Club, Dunlawton Avenue shopping and dining, and the historic Dunlawton Sugar Mill Gardens.

As an inland Port Orange address it generally carries lower flood exposure than the barrier island, but the FEMA map is authoritative per parcel; confirm the determination for the specific home, and the roof and systems on older houses or the build quality on new construction.

Quick Match

Who Old Sugar Mill is best for.

Best for

  • Buyers who want an established, tree-lined Port Orange neighborhood with character
  • Families who value the Spruce Creek High School feed
  • Buyers open to an older home or a new-construction infill or teardown-rebuild
  • Buyers who prefer mature landscaping over a cookie-cutter planned community

Probably not for

  • Buyers who want formal amenities like a community pool or clubhouse
  • Buyers who want a uniform, single-builder subdivision
  • Buyers who want a beachside or waterfront address
  • Anyone unwilling to inspect older homes or verify new-build quality and the flood zone
Market Pulse

How Old Sugar Mill is performing right now

50/100
momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
0Months of supplytight
273Median days on marketdays
0 : 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 10, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Old Sugar Mill 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 Old Sugar Mill buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Old Sugar Mill

Live MLS inventory for Old Sugar Mill. 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.

740 Biro Drive home for sale in Old Sugar MillActive · 453 daysTop listing
$474,900
4 bd · 2 ba · 2,156 sqft · built 1960
740 Biro Drive, Port Orange, 32129
RenovatedBest value
Listed by Oceans Luxury Realty Full Service LLC
765 Biro Drive home for sale in Old Sugar MillActive · 70 days
$325,000
3 bd · 1 ba · 1,200 sqft · built 1959
765 Biro Drive, Port Orange, 32129
Listed by Adams, Cameron & Co., Realtors
746 Biro Drive home for sale in Old Sugar MillActive · 273 days
$249,000
3 bd · 2 ba · 1,379 sqft · built 1961
746 Biro Drive, Port Orange, 32129
Reno opportunityBest value
Listed by Best Way Realty of Volusia LLC

Active and pending Old Sugar Mill 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

Old Sugar Mill 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 Old Sugar Mill. They are approximate and vary with traffic and your exact start point.

Dunlawton Ave (SR-421) shopping and dining~5 to 10 min · everyday services and The Pavilion
Interstate 95~5 to 10 min · north to south corridor
Spruce Creek Country Club~5 to 10 min · golf (membership)
Dunlawton Sugar Mill Gardens~3 to 6 min · historic botanical gardens
The Atlantic beach~18 to 25 min · east via Dunlawton Ave
Daytona Beach International Airport (DAB)~15 to 20 min · north

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 Old Sugar Mill 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
Old Sugar Mill (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

Old Sugar Mill 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 Old Sugar Mill address.

The takeaway

What is actually moving near Old Sugar Mill, sourced and dated. We do not publish rumor.

Recent Developments in Old Sugar Mill

Development Intelligence

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

Net OutlookBullishWest Port Orange is a steady-demand area, and an established neighborhood like Old Sugar Mill trades on mature lots, the school feed, and a mix of older homes and new infill rather than a single builder's pricing.

New construction within an established neighborhood

BullishNotable impact
SignificanceRadius: Old Sugar Mill

Infill and teardown-rebuild projects bring new construction (roughly $375,000 to $650,000-plus) into a mature, tree-lined neighborhood, a combination many buyers prefer over a brand-new tract.

Spruce Creek High School feed

BullishNotable impact
SignificanceRadius: West Port Orange

Feeding into top-ranked Spruce Creek High makes the neighborhood attractive to families; confirm the current zoned schools by address.

Inland flood profile

BullishMinor impact
SignificanceRadius: Port Orange

An inland west-Port-Orange location generally carries lower flood exposure than the barrier island, though the FEMA map is authoritative per parcel.

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 Old Sugar Mill, 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. June 2026
    Community

    Neighborhood profile documented by third-party sources

    Third-party sources describe Old Sugar Mill as an established, organic Port Orange neighborhood west of I-95 with tree-lined streets, homes from multiple decades, and new-construction infill from roughly $375,000 to $650,000-plus, feeding Spruce Creek High. Why it matters: Character and pricing are reported by third-party sources; verify any HOA, the specific lot, the school zoning, and the FEMA flood zone before relying on them. 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 Old Sugar Mill buying strategy.

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

1

Inspect for the home's age. On a 20-to-30-year-old home, check the roof, HVAC, and systems; on new construction, verify the builder and the build quality and warranty.

2

Pull the FEMA flood zone for the exact parcel. Inland exposure is generally lower, but confirm the determination for the specific home.

3

Confirm any HOA or deed restrictions. The neighborhood is organic rather than a planned HOA community; verify whether any association or restrictions apply to the specific lot.

4

Confirm the school zoning. The Spruce Creek High feed is a draw; verify the current zoned schools for the specific address.

5

Comp by age and lot. Price an older home against older comps and a new build against new-build comps; the two trade very differently here.

The Quick Decision
Best Buy
A well-kept older home on a good mature lot, or a quality new build, priced to its true age and condition rather than a neighborhood average.
Biggest Risk
Comparing an older home to new-build pricing (or vice versa), deferred maintenance, or unexpected flood exposure.
Best Lot
The mature lot and the home's age and condition are the value here; there is no shared amenity package to pay for.
Smart Timing
A steady west-Port-Orange market with a strong school feed gives a prepared buyer who has matched age-appropriate comps room to negotiate.
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

The Homes

Gating

Dual-gated, with attended North and South entrances.

Styles & age

Traditional, ranch, and contemporary single-family, built 1987-2000.

Lots & sizes

Golf, lake, preserve, and interior lots (~0.25-0.5+ acres); homes ~2,400-4,000 sq ft.

Builder

Arvida (with JMB Partners).

Costs & Governance

CDD

None. No Community Development District bond on the tax bill.

POA dues

Quarterly POA dues (separate from the club) vary by lot size and include Hotwire internet and cable TV. Confirm the current amount.

Management

Vesta Property Services.

Amenities & Lifestyle

Golf

18-hole course and a 26,000 sq ft member-owned clubhouse (membership optional).

Pool & fitness

Heated club pool, a fitness center, and ten lighted clay tennis courts.

Kids

In-community Woodland Park with a playground, basketball court, and sports field.

Getting around

Sidewalks on some roads; a golf-cart-friendly community.

Location & Nearby

Setting

Intracoastal West Jacksonville, ZIP 32224, off Hunt Club Road.

Nearby

Under 15 minutes to the beaches, St. Johns Town Center, and Mayo Clinic; UNF about 8 minutes.

Schools

Duval County: Chets Creek, Kernan Middle, Atlantic Coast (ratings below).

Homes & Architecture

Old Sugar Mill homes were built largely between 1987 and 2000 in traditional, ranch, and contemporary styles, on a mix of golf frontage, lakefront, preserve, and interior lots. Because the community is built out, you are buying into a spectrum that runs from original 1990s condition to fully renovated, and the price gap between the two is enormous. A dated home and a beautifully renovated one a few doors apart can differ by hundreds of thousands of dollars, which is exactly where buyers overpay or find value.

This makes Old Sugar Mill a renovation market as much as a resale market. Many of the best buys are homes in great locations that need updating, where an honest budget for roof, HVAC, pool, and modernization turns a dated house into a strong long-term hold. The risk is underestimating that budget, which is why reading the renovation math is the core skill here.

More on Living in Old Sugar Mill

The depth without the wall of text. Open what matters to you.

Location and commute
Old Sugar Mill's Intracoastal West position is a big part of its appeal. It is about four miles from the Atlantic beaches, roughly a 10 to 15 minute drive, and about ten minutes from the St. Johns Town Center for shopping and dining. The UNF and Mayo Clinic corridor is close, and Downtown and the Southside job centers are an easy reach via Beach and JT Butler boulevards.
Traffic reality
The community itself is quiet and gated, but the surrounding Hodges, Beach, and JT Butler boulevard corridors are busy and commercial, and continue to develop. That is the trade-off for the central, convenient location, with everyday shopping and dining minutes away. Test-drive your real commute at your real departure time.
Shopping and dining
The St. Johns Town Center, one of the region's largest shopping and dining destinations, is about ten minutes away, and the Beach Boulevard and Hodges corridors cover everyday needs. The beaches at Atlantic, Neptune, and Ponte Vedra are a short drive east for dining and recreation.
Insurance and flood
As an Intracoastal West community a few miles inland with 26 community lakes, flood exposure varies lot by lot, so pull the exact FEMA flood zone for a specific address rather than assuming. On the homeowners side, roof age is the biggest swing on a 1990s home, so a recently re-roofed house is far easier and cheaper to insure. Always get a real insurance quote on the specific home.
Old Sugar Mill Buyer Due Diligence

Before you write an offer on any Old Sugar Mill home, run this list. Missing any one of these is how buyers overpay or inherit a problem.

Property Systems

  • Roof and HVAC age, and the resulting insurance quote
  • Pool equipment age and condition
  • An honest renovation budget for roof, HVAC, pool, and updates

Financial

  • POA dues and inclusions (Hotwire internet and cable, access control) in writing
  • The club decision and the true cost of the membership you would use
  • Total carrying cost: HOA, optional club, insurance, near-term repairs

Resale Strength

  • Lot quality and view, and whether the premium is fair
  • Golf, lake, or preserve frontage versus an interior lot
  • The interior-lot warning: where buyers overpay

Verification

  • Flood zone for the specific parcel, given the community lakes
  • School zoning by address, confirmed with the district
  • True closed comps by condition and lot, not a Zestimate

Questions we ask on a specific home

The questions a local who knows Old Sugar Mill asks are different from the ones a portal answers. On any specific home, we want to know:

  • Homes along the fairways at Old Sugar Mill

    How old are the roof, HVAC, and pool equipment, and what does that do to the insurance quote?

  • Clubhouse entrance at Old Sugar Mill

    What is the honest renovation budget to bring this home current?

  • Lakes and amenities at Old Sugar Mill

    What does the view back to: golf, lake, preserve, or another home?

  • Clubhouse at Old Sugar Mill

    What exactly do the POA dues include (Hotwire internet and cable, access control), and what would the club cost at the tier we would use?

  • Gated entrance at Old Sugar Mill

    Is this one of the stronger resale lots, or a base lot priced like a premium one?

  • Aerial of Old Sugar Mill

    How does this home compare to the closest active and sold listings in Glen Kernan?

Jon Brooks · Co-Founder, Momentum Realty

Old Sugar Mill is a condition game. The gates, the course, and the location are priced into every listing, so the money is made or lost on the renovation math, the lot and view, and the club decision. A dated interior home and a renovated golf-frontage home are completely different buys at very different true costs, even when the list prices look close. The listing agent works for the seller. Our job is to read the renovation honestly, verify the POA inclusions and the full carrying costs, pull the true comparable sales, and structure an offer that protects you.

Our advice to Old Sugar Mill buyers is to cross-shop it against Glen Kernan and Deerwood on location, lot, and total cost of ownership, and to move decisively on the right golf or lakefront home, since the best views still sell fast. With no CDD and an optional, affordable club, Old Sugar Mill is one of the strongest values among Jacksonville's gated golf communities for the buyer who reads it right.

Old Sugar Mill vs. Comparable Communities

How Old Sugar Mill cross-shops against the communities buyers most often weigh against it, on the factors that actually decide the buy.

CommunityEntryNo CDD?ClubTo BeachBest ForThe Watch-Out
Jacksonville G&CC$$YesMember-owned, optional~15 minGated golf without Ponte Vedra pricing1990s resale condition
Glen Kernan$$$$YesMember-owned~15 minAll-custom estate buyersHigher entry, thin market
Deerwood$$$YesPrivate country club~25 minEstablished prestige, larger lotsOlder stock, farther from beach
Queens Harbour$$$YesYacht & country club~15 minBoating & Intracoastal accessMarina/club fees, higher entry
Pablo Creek Reserve$$$$YesLuxury enclave (no on-site club)~10 minNewer custom luxuryTop-of-market pricing
Nocatee$$NoMaster-planned amenities~20-25 minNew construction & amenitiesFull CDD, longer drive
Sawgrass Country Club$$$YesResort golf & tennis~10 minPonte Vedra resort lifestyleHigher priced

Cross-shop read from Momentum. Entry tiers ($$ from the high $600s, $$$ around $1M+, $$$$ estate-level), club style, and drive times are approximate orientation, not quotes. Confirm CDD status, fees, and current pricing per community and parcel.

Who Old Sugar Mill Fits Best

We would rather tell you the truth than sell you the wrong house. Here is who Old Sugar Mill fits, and who should look elsewhere. It is a property question, not a personal one.

Great fit if you want

  • A gated, established golf community in a central, convenient location.
  • An optional, relatively affordable member-owned club.
  • No CDD and a strong resale story on the right lot.
  • Renovation upside on a well-located 1990s home.
  • Minutes to the Town Center, beaches, UNF, and Mayo Clinic.

Probably not ideal if you want

  • A brand-new build with the latest finishes and a builder warranty.
  • The lowest possible entry price; this is a seven-figure market on average.
  • A turnkey home with zero renovation, with no premium to pay for it.
  • No HOA structure and none of the rules that come with a gated community.
  • Estate-size acreage; lots here are master-planned, not sprawling.

The honest trade-offs

Pros

  • Gated, established golf community in a central Intracoastal West location.
  • 18-hole course and a member-owned club with optional, relatively affordable dues.
  • NO CDD, a real carrying-cost edge over newer master plans.
  • Minutes from the St. Johns Town Center, beaches, UNF, and Mayo Clinic.
  • Dual attended gates and 26 lakes give it a mature, private character.
  • Renovation upside on well-located 1990s homes.

Cons

  • A seven-figure market on average; not an entry-level community.
  • All-resale 1990s housing stock that often needs updating.
  • HOA dues plus optional club costs to budget separately.
  • The best golf and lakefront lots command premiums and sell fast.
  • Busy surrounding Hodges, Beach, and JT Butler corridors.
  • No new construction; every purchase is a resale.
Old Sugar Mill Homes For Sale

What your money buys in Old Sugar Mill.

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

Entry: older homes needing updates

Older homes (20 to 30 years) in original condition are the value entry. Budget the updates and confirm the roof and systems before you write (third-party context, June 2026, not MLS).

Lowest entry
Mid: updated older homes or smaller new builds

Updated older homes and smaller new-construction infill are the core of the neighborhood. Price an older home against older comps and a new build against new-build comps.

Most inventory
High: larger new construction

Larger new-construction homes on bigger lots reach toward $650,000-plus. Price each on its lot, size, and spec against recent new-build sales, not older-home comps.

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: older homes needing updates
Older homes (20 to 30 years) in original condition are the value entry. Budget the updates and confirm the roof and systems before you write (third-party context, June 2026, not MLS).
Mid: updated older homes or smaller new builds
Updated older homes and smaller new-construction infill are the core of the neighborhood. Price an older home against older comps and a new build against new-build comps.
High: larger new construction
Larger new-construction homes on bigger lots reach toward $650,000-plus. Price each on its lot, size, and spec against recent new-build sales, not older-home comps.

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 Old Sugar Mill, 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 Old Sugar Mill 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 Old Sugar Mill 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.

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 Old Sugar Mill

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.

Old Sugar Mill1

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.

Old Sugar Mill2

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.

Old Sugar Mill3

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.

Old Sugar Mill4

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.

Old Sugar Mill5

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.

“

Old Sugar Mill is an established, tree-lined Port Orange neighborhood with new builds mixed into mature streets. The deal is read in the lot, the home's age, and age-appropriate comps, not a blended average.

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 Strength7.0/10
Renovation Risk6.6/10
Location Efficiency7.2/10
Long-Term Defensibility6.8/10
Carrying Cost Advantage6.4/10

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 Old Sugar Mill 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
  • The mature lot and the home's age and condition are the value; no shared amenity package.
  • Match older-home comps to older homes and new-build comps to new builds.
  • Confirm the school feed and flood zone before pricing.

In an organic, mixed-age neighborhood, value is driven by the lot and the home's age and condition. At Old Sugar Mill, mature lots and tree-lined streets are the setting, and homes range from 20-to-30-year-old houses to new construction, so the two trade very differently. The honest approach is to confirm any restrictions and the school feed, inspect or verify the home, then price it against the right age-appropriate comp set rather than a blended average.

The 15-Second Verdict

Old Sugar Mill in 15 seconds.

Best forBuyers who want an established, tree-lined Port Orange neighborhood with character and the Spruce Creek High feed.
Strong onMaturity and location: mature lots, varied architecture, new-construction options, and proximity to Dunlawton shopping and I-95.
WatchMatching older-home versus new-build comps, older-home condition, and any flood exposure per parcel.
Not forBuyers who want formal amenities, a uniform single-builder subdivision, or a beachside address.
The edgeNew construction within an established, mature neighborhood feeding a top-ranked high school, west of I-95.

HOA, CDD & Fees

15-Second Take
  • The neighborhood is organic rather than a planned HOA; confirm any restrictions per lot.
  • No reported amenity package, gate, or community pool.
  • No CDD is expected; confirm per parcel.
  • Budget insurance and either older-home maintenance or new-build verification.

Old Sugar Mill is an organic, established neighborhood rather than a planned HOA community; any HOA or dues are best confirmed per home, as some sections or streets may have restrictions and others none. Confirm in writing what applies to the specific lot. No CDD is expected; confirm per parcel.

There is no reported community amenity package, gate, or pool; homes fund their own maintenance. Verify whether any association or recorded restrictions apply to the specific lot.

There is no reported community-wide club; Spruce Creek Country Club nearby is a separate, membership golf club.

Run Your Numbers

Tools for a Old Sugar Mill 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 Old Sugar Mill.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 Old Sugar Mill

Thinking of selling in Old Sugar Mill?

Your buyer is comparing established west-Port-Orange homes and new infill, so sell what is specific and verifiable: the home's age and updates (or build quality), the mature lot, the school feed, and a clean flood picture.

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 Old Sugar Mill, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Port Orange Plantation, 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 Old Sugar Mill home worth?

Get a no-obligation home value based on real comparable sales in Old Sugar Mill 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 Old Sugar Mill 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.

Old Sugar Mill Market Scorecard

Buyer-Leaning Market (limited data)

Old Sugar Mill is currently a buyer-leaning market (limited data). Limited supply, a median asking price of $325,000, and homes go under contract in about 273 days.

n/a
Months supply
$325,000
Median list
n/a
Median sold
n/a
Per sqft
273
Days on mkt
3/0/0
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 Old Sugar Mill?
Old Sugar Mill is an established single-family neighborhood in Port Orange, ZIP 32129, west of I-95 near SR-421 (Dunlawton Ave), along and around Old Sugar Mill Road.
What kind of homes are in Old Sugar Mill?
Varied single-family homes from multiple decades, many 20 to 30 years old, plus new-construction infill on vacant or teardown lots. Compare older homes and new builds separately.
What do homes cost in Old Sugar Mill?
New builds have run roughly $375,000 to $650,000-plus depending on lot and spec; older homes vary by condition (third-party data, June 2026, not MLS). Confirm current pricing for a specific home.
Is there an HOA?
It is an organic, established neighborhood rather than a planned HOA community; any HOA or restrictions are best confirmed per home. Verify what applies to the specific lot.
What schools serve Old Sugar Mill?
It feeds into top-ranked Spruce Creek High School, among other Volusia County schools. Assignments are by address; confirm the current zoned schools for the specific home.
Is Old Sugar Mill on the beach?
No. It is an inland west-Port-Orange neighborhood; the beaches are about 18 to 25 minutes east via Dunlawton Ave.
Is Old Sugar Mill in a flood zone?
As an inland Port Orange address it generally carries lower flood exposure than the barrier island, but the FEMA map is authoritative per parcel. Confirm the determination for the specific home.
Is there a CDD?
No CDD is expected in an established neighborhood like Old Sugar Mill, but confirm per parcel as a matter of course.
Can I build new here?
Yes. Vacant lots and teardown-rebuild projects create new-construction opportunities within the established neighborhood; confirm the lot, zoning, and any restrictions with the City of Port Orange before counting on a build.
What amenities does Old Sugar Mill have?
It lacks formal amenities like a community pool or clubhouse, compensating with mature landscaping and location; Spruce Creek Country Club nearby is a separate membership golf club.
What is nearby?
Dunlawton Avenue shopping and dining and The Pavilion, I-95, Spruce Creek Country Club, the Dunlawton Sugar Mill Gardens, and a drive to the beaches.
Should I use the listing agent to buy in Old Sugar Mill?
No. The listing agent works for the seller. In a neighborhood mixing older homes and new builds, having your own representation, which costs you nothing as the buyer, to match the right comps and verify condition is the highest-leverage decision you make.
The Verdict

Should you buy in Old Sugar Mill?

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

You want an established, tree-lined Port Orange neighborhood with characterExcellent fit
You value the Spruce Creek High School feedExcellent fit
You are open to an older home or a new-construction infill buildExcellent fit
You will inspect the home or verify build quality and confirm the FEMA flood zoneExcellent fit
You want formal amenities like a community pool or clubhouseProbably not
You want a uniform, single-builder subdivisionProbably not
You want a beachside or waterfront addressProbably not
You are unwilling to match age-appropriate comps or verify the flood zoneProbably not

Get the inside read on Old Sugar Mill

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

Talk to a Local Old Sugar Mill Expert
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