Spruce Creek Estates Port Orange
Homes for Sale in Port Orange, FL
True comps, carrying-cost math, and listings before the portals.
Spruce Creek Estates in Port Orange is a small enclave — 13 homes total — and there are zero active listings on the market as of this snapshot. That kind of scarcity means pricing here isn't set by day-to-day competition among current listings; it's set by whatever the last closing did, and by what an owner is willing to accept when they finally decide to sell.
The homes themselves are large — a median of 3,260 square feet of living space — and built in a tight window, 1979 to 1995, with a median year built of 1987. Homestead share sits at 84.6%, meaning most owners have claimed this as a primary residence rather than a rental or investment, which reinforces the low turnover. For a buyer, that means patience and relationship-based sourcing matter more than scrolling listings. For a seller, it means you're not really competing against anyone else in the neighborhood right now.
The setting & the homes.
Aerial and on-site photos of Spruce Creek Estates Port Orange. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Spruce Creek Estates Port Orange
Spruce Creek Estates Port Orange
Spruce Creek Estates Port Orange
Spruce Creek Estates Port Orange
Spruce Creek Estates Port Orange
Spruce Creek Estates Port Orange
Spruce Creek Estates Port Orange
Spruce Creek Estates Port OrangePhotos from DBAMLS listings in Spruce Creek Estates Port Orange; content deemed reliable but not guaranteed.
Who Spruce Creek Estates Port Orange is best for.
Best for
- A buyer specifically targeting this pocket of Port Orange who can move quickly once a home surfaces, since there's no active inventory to browse.
- Someone prioritizing a larger home footprint, given the median living area of 3,260 square feet.
- A long-term buyer comfortable with an owner-occupied, low-turnover setting, reflected in the 84.6% homestead share.
Probably not for
- A buyer on a tight house-hunting timeline who needs to compare several active listings side by side.
- Someone who wants confirmed community amenities up front — none are identified from current MLS listings.
- A buyer who wants a wide range of ages and styles to choose from — this stock was built within a single window, 1979 to 1995.
The market around Spruce Creek Estates Port Orange
Spruce Creek Estates Port Orange 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 Spruce Creek Estates Port Orange specifically. Momentum Research analysis of MLS records.
Nearby Communities
Explore more neighborhoods near Spruce Creek Estates Homes for Sale in Port Orange, FL with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
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
- 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
Spruce Creek Estates 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 Spruce Creek Estates address.
What actually affects a Spruce Creek Estates purchase, sourced and dated. We do not publish rumor.
Recent Developments in Spruce Creek Estates
Our read on what is being built around Spruce Creek Estates, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Creek frontage, boat access, and flood diligence
Creek frontage, boat access, and flood diligence
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 Spruce Creek Estates, 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 ↓
- 2024
Taxes
Volusia County millage and the Port Orange tax bill
Property taxes here combine Volusia County, the City of Port Orange, school, and other district millage; the Volusia County Property Appraiser publishes the adopted rates and each parcel's assessed value (VCPA, 2024). Why it matters: Pull the actual parcel on the VCPA site before you write, and remember Florida's Save Our Homes 3 percent assessment cap resets toward market value on a sale, so a new owner's tax bill can rise above the prior owner's. 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 Spruce Creek Estates Port Orange buying strategy.
If we were buying in Spruce Creek Estates Port Orange 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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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 Spruce Creek Estates Port Orange.
A 13-Home Pocket With No Active Comps
Every home in Spruce Creek Estates falls within the same construction window, 1979 to 1995, with a median year built of 1987 — this is not a neighborhood mixing new construction with original-owner homes; it's a single, cohesive generation of building stock. The median living area, 3,260 square feet, points toward larger footprints than what's typical of surrounding resale inventory, which matters for how these homes get valued and who they attract.
With 13 total homes and zero active listings at the time of this snapshot, there is effectively no visible market here right now. Homestead share of 84.6% tells the rest of the story — the overwhelming majority of owners have filed for a homestead exemption, which typically signals long-term, owner-occupied holding rather than a churn-heavy rental or investment pattern. Community amenities are not identified from current MLS listings, so any amenity access would need to be confirmed directly rather than assumed from marketing copy.
The location and the amenities are priced into every listing in Spruce Creek Estates Port Orange. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A 13-home community with zero active listings isn't a market you find through a portal search — it's one you track through direct relationships and off-market conversations, because the next listing may not stay visible long enough for a casual search to catch it. Momentum's approach is built for exactly this kind of thin, homestead-heavy pocket: watching for movement before it hits the MLS and understanding what 3,260-square-foot homes built between 1979 and 1995 actually compare to when there's no active inventory to lean on.
Spruce Creek Estates Port Orange in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 Spruce Creek Estates Port Orange 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 Spruce Creek Estates Port Orange sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Spruce Creek Estates Port Orange, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Spruce Creek Estates Port Orange home worth?
Get a no-obligation home value based on real comparable sales in Spruce Creek Estates Port Orange, 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 homes for sale in Spruce Creek Estates Port Orange on the map →
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.
Spruce Creek Estates Market Scorecard
Spruce Creek Estates is currently a buyer-leaning market (limited data). Limited supply, a median asking price of n/a.
Typical home value in the 32128 ZIP is $436,593, about 3.9% 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
How many homes are in Spruce Creek Estates Port Orange?
What share of Spruce Creek Estates Port Orange is owner-occupied?
When were the homes in Spruce Creek Estates Port Orange built?
Who is the best real estate agent for Spruce Creek Estates Port Orange?
How do I find a top Port Orange real estate agent who knows Spruce Creek Estates Port Orange?
Can Momentum Realty connect me with an agent for Spruce Creek Estates Port Orange?
Should you buy in Spruce Creek Estates Port Orange?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Spruce Creek Estates Port Orange with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: July 12, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (community parcel extract) |
| 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 your area comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.