Sanctuary On Spruce Creek
Homes for Sale in Port Orange, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Bobby Mickis, Coldwell Banker Coast Realty · via DBAMLS
As of September 2026, Sanctuary On Spruce Creek in Port Orange, FL has 2 homes for sale. Homes listed or recently sold were built 1996–2003; 14 of 14 report an HOA (median $75/mo); none of the 14 geocoded homes sit in a FEMA special flood hazard zone (median elevation 19 ft).
Sanctuary On Spruce Creek is a small pocket within Port Orange, and with just 2 active listings on the DBAAR feed as of mid-2026, price here is set less by a broad market and more by the specific condition and finish of whatever happens to be for sale. With so little inventory, one updated home or one dated one can swing the perceived value of the whole community, so buyers should read each listing on its own merits rather than assuming a neighborhood-wide number.
At 1.7 months of supply, this is a seller-leaning market. That does not mean sellers can name any figure, but it does mean well-priced, well-presented homes tend not to sit. For buyers, the practical takeaway is preparation: with few options at any given moment, the right home may require a decisive, clean offer rather than a long negotiation.
Sanctuary On Spruce Creek right now
🔴 Seller-leaning market. 1.7 months of supply and 50% 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 (4 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
This is a low-volume, tightly held part of Port Orange in Volusia County, where the story is scarcity rather than churn. When something comes to market, it tends to matter.
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 Sanctuary On Spruce Creek. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Sanctuary On Spruce Creek
Sanctuary On Spruce Creek
Sanctuary On Spruce Creek
Sanctuary On Spruce Creek
Sanctuary On Spruce Creek
Sanctuary On Spruce CreekPhotos from DBAMLS listings in Sanctuary On Spruce Creek; content deemed reliable but not guaranteed.
Who Sanctuary On Spruce Creek is best for.
Best for
- Buyers targeting this exact community who are pre-approved and can submit a clean, timely offer
- Purchasers comfortable evaluating a home on its own condition and updates rather than a neighborhood-wide comp set
- Sellers with a well-maintained home who want to capitalize on a seller-leaning, low-supply market
Probably not for
- Buyers who need a wide range of options to compare before committing
- Bargain hunters expecting soft pricing in a market with only 1.7 months of supply
- Purchasers on a tight timeline who cannot wait for the next listing to surface
The market around Sanctuary On Spruce Creek
Sanctuary On Spruce 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 Sanctuary On Spruce Creek specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Sanctuary On Spruce Creek
Live MLS inventory for Sanctuary On Spruce 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 and pending Sanctuary On Spruce 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.
Sanctuary On Spruce 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 Sanctuary On Spruce Creek
- Gated · reported on 12 of 14 listings
- Security Gate · reported on 7 of 14 listings
- Maintenance Grounds · reported on 3 of 14 listings
- Management - Off Site · reported on 3 of 14 listings
- Security · reported on 1 of 14 listings
- Playground · 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
- Cypress Creek · Elementary
- Creekside · Middle
- Spruce Creek · High
Zoned schools reflect the assignments reported on recent Sanctuary On Spruce 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 Sanctuary On Spruce Creek address.
Recent Developments in Sanctuary On Spruce Creek
Development, infrastructure, retail, and school activity affecting Sanctuary On Spruce 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 20 miles northwest of Sanctuary On Spruce 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 11 miles west of Sanctuary On Spruce 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 8 miles southwest of Sanctuary On Spruce 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 Sanctuary On Spruce Creek buying strategy.
If we were buying in Sanctuary On Spruce 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 Sanctuary On Spruce Creek.
Thin inventory, condition-driven pricing
The defining feature of Sanctuary On Spruce Creek right now is how little is available. Two active listings is not enough to establish a reliable price range, so anyone trying to gauge value should focus on the condition, layout, and updates of the individual home in front of them. A renovated property and a tired one can carry very different numbers, and with this few data points there is no smooth average to lean on.
The 1.7-months-supply reading confirms demand is outrunning the trickle of supply. In practice that shortens decision windows: a buyer who waits for a fuller menu of choices may find the one home they wanted has already gone under contract. Sellers, meanwhile, benefit from the same scarcity, but only if the home is priced to the reality of its condition rather than to hope.
The location and the amenities are priced into every listing in Sanctuary On Spruce Creek. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this thin on inventory, timing and preparation do most of the work. We track new listings in Sanctuary On Spruce Creek as they hit, help you read each home on its own condition rather than a nonexistent neighborhood average, and position an offer or a listing to move in a seller-leaning market. When the fit is wrong, we will say so plainly.
Sanctuary On Spruce 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 Sanctuary On Spruce 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 Sanctuary On Spruce Creek sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sanctuary On Spruce 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 Sanctuary On Spruce Creek home worth?
Get a no-obligation home value based on real comparable sales in Sanctuary On Spruce 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 →
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.
Sanctuary on Spruce Creek Market Scorecard
Sanctuary on Spruce Creek is currently a balanced market (limited data). About 0.9 months of supply, a median asking price of $445,000, and homes go under contract in about 86 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 Sanctuary On Spruce Creek a buyer's or seller's market right now?
Who is the best real estate agent for Sanctuary On Spruce Creek?
How do I find a top Port Orange real estate agent who knows Sanctuary On Spruce Creek?
Can Momentum Realty connect me with an agent for Sanctuary On Spruce Creek?
Should you buy in Sanctuary On Spruce Creek?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Sanctuary On Spruce 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 Sanctuary On Spruce Creek fits the bigger picture — live prices, inventory, and Momentum Scores: