Shady Oaks
Homes for Sale in Daytona Beach, FL
All 703 homes for sale in Daytona Beach, FL · median $264,999 · Volusia County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Selena Stewart-Coles, LPT Realty, LLC · via DBAMLS
As of September 2026, Shady Oaks in Daytona Beach, FL has 1 home for sale. Shady Oaks is a community in Daytona Beach, Volusia County, FL. Across Daytona Beach as a whole, 106 homes closed in the last 12 months at a median of $211,000, 122 median days on market, with 88 homes for sale today. At that median and Volusia County's FY2025-26 rate of 19.21 mills, annual property tax runs about $4,050 ($3,230 with the full homestead exemption).
Shady Oaks is a thin-inventory pocket in Daytona Beach right now, with a single active listing on the market as of mid-2026. When supply is this scarce, the individual home does the pricing, not the neighborhood — condition, updates, and lot specifics matter far more than any comparable-driven formula, and the spread from one sale to the next can be wide.
The math still reads buyer-leaning: 12 months of supply is well past what a balanced market looks like, which typically hands negotiating leverage to the buyer. That tension — one listing, but a slow absorption rate — means a seller here needs to price to the home's actual condition and be patient, while a buyer should expect room to negotiate rather than a bidding contest.
Shady Oaks right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 (1 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 28, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Shady Oaks is a small, low-turnover section of Daytona Beach in Volusia County where at any given moment you may be looking at just one home for sale. The absence of choice cuts both ways: less competition among buyers, but also little to compare against.
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 Shady Oaks. Swipe to explore the community.
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Shady Oaks
Shady Oaks
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Shady OaksPhotos from DBAMLS listings in Shady Oaks; content deemed reliable but not guaranteed.
Who Shady Oaks is best for.
Best for
- Patient buyers comfortable acting on a single listing when the right one appears
- Value-minded buyers who want negotiating leverage in a slow-moving market
- Buyers focused on a specific Daytona Beach pocket rather than broad selection
Probably not for
- Buyers who need multiple options to compare side by side
- Buyers on a tight timeline who cannot wait for inventory to surface
- Sellers expecting a fast, competitive sale driven by scarcity alone
The market around Shady Oaks
Shady Oaks 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 Shady Oaks specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Shady Oaks
Live MLS inventory for Shady Oaks. 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 Shady Oaks listings as of 2026-09-26, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Every Home for Sale in Shady Oaks Daytona Beach Right Now (1)
All 1 active and pending Shady Oaks Daytona Beach listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1112 6th Street · $350,000 · 4 bd / 2 ba · pending · listed Jun 27, 2026 · listed by LPT Realty, LLC
Recent Developments in Shady Oaks
Development, infrastructure, retail, and school activity affecting Shady Oaks, 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 15 miles northwest of Shady Oaks, 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 6 miles west of Shady Oaks.
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 10 miles south of Shady Oaks.
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 Shady Oaks buying strategy.
If we were buying in Shady Oaks 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Shady Oaks.
A one-listing market
With a single active listing and roughly 12 months of supply, Shady Oaks behaves like a micro-market where each sale sets its own reference point. There is no meaningful range to quote and no reliable entry or ceiling — price here is condition-driven, and two homes on the same street can land far apart depending on updates and upkeep.
For a seller, that argues for honest pre-list preparation and a price tied to what the home actually offers, since there is no wave of comparable activity to lift it. For a buyer, the slow pace is the advantage: time to inspect, time to think, and standing to negotiate without the pressure of competing offers.
The location and the amenities are priced into every listing in Shady Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Thin-inventory markets reward local knowledge more than dashboards. With so little active data, we underwrite each Shady Oaks home on its own merits — condition, lot, and recent Volusia activity nearby — instead of leaning on a range that does not exist. That keeps sellers from mispricing and buyers from overpaying in a market where the leverage currently sits with the buyer.
Shady Oaks 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 Shady Oaks 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 Shady Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Shady Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Shady Oaks home worth?
Get a no-obligation home value based on real comparable sales in Shady Oaks, 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 Daytona Beach →
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.
23% of homes for sale in ZIP 32117 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-27).
Frequently Asked Questions
Is Shady Oaks a buyer's or seller's market right now?
Who is the best real estate agent for Shady Oaks?
How do I find a top Daytona Beach real estate agent who knows Shady Oaks?
Can Momentum Realty connect me with an agent for Shady Oaks?
Where is Shady Oaks, and what county is it in?
Should you buy in Shady Oaks?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: September 26, 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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More Daytona Beach & Volusia County / Daytona Beach Area guides
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