Sabal Creek
Homes for Sale in Port Orange, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Don Bell, RE/MAX Signature · via DBAMLS
As of September 2026, Sabal Creek in Port Orange, FL has 2 homes for sale. Homes listed or recently sold were built 1995–2001; 15 of 15 report an HOA (median $79/mo); none of the 14 geocoded homes sit in a FEMA special flood hazard zone (median elevation 23 ft).
Sabal Creek Port Orange is a small gated community in Port Orange with just two active listings as of mid-July 2026. That micro-inventory produces a two-month supply—a seller-leaning posture where buyers will have limited choice and owners considering a sale should see serious traffic quickly.
Price here is driven by condition, location within the gates, and the value a buyer places on full-perimeter security infrastructure. With only two homes on offer at any given time, expect little room for negotiation and days-on-market that favor the listed property. If you need options or time to compare, this isn't the market; if you want gated privacy in Port Orange and one of the two homes fits, move decisively.
Sabal Creek right now
🔴 Seller-leaning market. 2.0 months of supply and 33% of the inventory already under contract give sellers the pressure advantage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of DBAMLS records, as of July 12, 2026. Confidence: Low (3 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 13, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
A compact gated enclave in Port Orange with comprehensive security—perimeter fence, phone-entry intercom, and twenty-four-hour monitoring—and off-site professional management. Inventory stays tight; two active listings translate to a seller-leaning market where choice is limited and qualified buyers compete.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Sabal Creek. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Sabal CreekPhotos from DBAMLS listings in Sabal Creek; content deemed reliable but not guaranteed.
Who Sabal Creek is best for.
Best for
- Buyers relocating to Port Orange who prioritize gated security and can move quickly on limited inventory
- Downsizers leaving larger Volusia County homes who want perimeter fencing and professional management without self-governance
- Second-home or seasonal buyers who value twenty-four-hour monitoring and are comfortable deciding on one or two available properties
Probably not for
- First-time buyers who need to tour multiple comparable homes and triangulate value across a larger inventory set
- Buyers on a fixed timeline who cannot afford to wait months if neither current listing meets floor-plan or condition requirements
- Investors seeking negotiating leverage or distressed opportunities in a market with competitive tension and seller control
The market around Sabal Creek
Sabal Creek 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 Sabal Creek specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Sabal Creek
Live MLS inventory for Sabal Creek. 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.
Active · 130 daysTop listing
Active · 53 days
Pending · 4 days
Pending · 132 daysActive and pending Sabal Creek listings as of 2026-09-13, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Sabal Creek on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from DBAMLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Sabal Creek
- Security Gate · reported on 12 of 14 listings
- Gated · reported on 11 of 14 listings
- Maintenance Grounds · reported on 1 of 14 listings
- Management - Off Site · reported on 1 of 14 listings
- Entry Phone/Intercom · reported on 1 of 14 listings
- Security · reported on 1 of 14 listings
- Security Fence · reported on 1 of 14 listings
- 24 Hour Security · reported on 1 of 14 listings
Community amenities as reported across DBAAR listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Volusia County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Spruce Creek · Elementary
- Creekside · Middle
- Spruce Creek · High
Zoned schools reflect the assignments reported on recent Sabal Creek listings and can change; always confirm with Volusia County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Sabal Creek address.
Recent Developments in Sabal Creek
Development, infrastructure, retail, and school activity affecting Sabal Creek, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Infrastructure
State Road 40 widening in Volusia advances in design
The Florida Department of Transportation project to widen State Road 40 from State Road 11 to Cone Road in Volusia County remains in the design phase, with right of way acquisition in progress and construction not yet funded, according to a project page last updated July 14, 2026. The roughly 7 mile plan would add lanes, replace three bridges, and include a multi use trail and a wildlife crossing.
What it may mean for the marketDesign and right of way work continue on widening State Road 40 to four lanes, a project that would add roadway capacity, new bridges, and a multi use trail along the western Volusia corridor once construction is funded. The project is about 19 miles northwest of Sabal Creek, elsewhere in Volusia County.
Source: CFL Roads - May 2026Development
Daytona Beach approves Avalon Park Daytona, a master-planned community of about 8,800 homes west of I-95
Daytona Beach commissioners approved Avalon Park Daytona in May 2026, clearing the way for a master-planned community of about 8,800 homes on land west of Interstate 95. The approval also allows commercial and mixed-use space as the project builds out over many years.
What it may mean for the marketA large new master-planned community adds substantial future housing supply west of Interstate 95, a shift that can influence competition and pricing for existing communities in the area. The site is about 10 miles northwest of Sabal Creek.
Source: Observer Local News - March 2026Infrastructure
FDOT builds a new $75 million I-95 interchange at Pioneer Trail near New Smyrna Beach
The Florida Department of Transportation is building a new $75 million interchange on Interstate 95 at Pioneer Trail near New Smyrna Beach. The roughly 2-mile project widens Pioneer Trail to four lanes and adds a roundabout at Turnbull Bay Road, with construction underway in 2026.
What it may mean for the marketA new interstate interchange improves access and shortens drive times in southeast Volusia, the kind of infrastructure that has historically shaped where demand and new development concentrate. The site is about 2 miles south of Sabal Creek.
Source: Florida DOT (cflroads)
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Sabal Creek buying strategy.
If we were buying in Sabal Creek today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Sabal Creek.
Security infrastructure and micro-inventory dynamics
Sabal Creek Port Orange layers multiple security features: a staffed gate, perimeter fencing, entry phone/intercom, and round-the-clock security presence. Grounds maintenance is handled collectively, and an off-site management company administers the association. Verify current amenities, access protocols, and any guest/contractor procedures directly with the HOA before you write an offer—security rules and guest-entry policies vary and matter daily.
With only two homes listed at any time, this is a market of scarcity rather than selection. Buyers cannot tour ten properties and triangulate value; you will see what is available, decide quickly, and write a competitive offer or wait for the next listing cycle. Sellers benefit from the same scarcity: serious buyers have no alternative gated inventory here, so condition and pricing discipline drive results faster than in larger communities. The two-month supply confirms it—homes that show well and price fairly will contract inside thirty days.
The location and the amenities are priced into every listing in Sabal Creek. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a two-listing market, speed and preparation decide outcomes. Momentum pre-qualifies you, pulls HOA documents before you tour, and writes offers the evening you decide—because in Sabal Creek Port Orange, the next qualified buyer is already scheduled to see the same home tomorrow. We will also tell you when the asking price does not match condition or when waiting for the next listing cycle makes more sense than overpaying today.
Sabal Creek in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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.
Tools for a Sabal Creek 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 Sabal Creek sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sabal Creek, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sabal Creek home worth?
Get a no-obligation home value based on real comparable sales in Sabal Creek, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Port Orange →
Recently off market in Sabal Creek
Homes in Sabal Creek that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 6067 Sabal Crossing Court · off market
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Volusia County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Volusia County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Sabal Creek Market Scorecard
Sabal Creek is currently a balanced market (limited data). About 2.2 months of supply, a median asking price of $697,500, and homes go under contract in about 95.5 days.
Typical home value in the 32128 ZIP is $442,216, about 5.2% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
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
Is Sabal Creek a buyer's or seller's market right now?
Who is the best real estate agent for Sabal Creek?
How do I find a top Port Orange real estate agent who knows Sabal Creek?
Can Momentum Realty connect me with an agent for Sabal Creek?
Should you buy in Sabal Creek?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Sabal Creek with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: September 13, 2026) |
| Under-contract shares | DBAMLS records, as of 2026-07-12 |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of DBAMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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 local comps.
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See how Sabal Creek fits the bigger picture — live prices, inventory, and Momentum Scores: