Spruce Creek Village
Homes for Sale in Port Orange, FL
All 273 homes for sale in Port Orange, FL · median $312,500 · Volusia County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of DeAnn Yount, Next Gen Realty · via DBAMLS
As of October 2026, Spruce Creek Village in Port Orange, FL has 1 home for sale. As of October 2026, the MLS records 55 closed sales in Spruce Creek Village in Port Orange, FL since 2002, the most recent in July 2026. Recorded prices since 2024 ran from $79,000 to $179,000 (median $150,000), on homes of 1,144 to 1,196 sq ft. Across Port Orange as a whole, 99 homes closed in the last 12 months at a median of $336,649, 99 median days on market, with 27 homes for sale today. At that median and Volusia County's FY2025-26 rate of 19.21 mills, annual property tax runs about $2,880 ($2,050 with the full homestead exemption).
Price here is driven by condition and scale, not location gloss. This is a compact community of 79 homes with a median living area right around 960 square feet, and a build range that spans from 1968 all the way to 2023. That's a wide age gap for such a small pocket, which means what you're really paying for is the state of the specific house in front of you — updated systems and finishes command a premium, tired originals trade at a discount.
The market posture is thin and quiet. With just 1 active listing and no closings in the current window, there's very little to triangulate against. For a seller, that scarcity can work in your favor if your home shows well and there's genuine demand — but it also means pricing is a judgment call, not a comp-driven certainty. For a buyer, patience matters: inventory here surfaces slowly, and when the right unit appears you may not get a second one to compare it to.
Spruce Creek Village 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 September 20, 2026. Confidence: Low (1 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 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
Spruce Creek Village is a small, tightly held community in Port Orange, Volusia County, built out over several decades with homes on the smaller side. The owner-occupied share sits at roughly 42%, which tells you a meaningful slice is held as rentals or second homes.
DBAAR sales records identify 42 homes in Spruce Creek Village that have changed hands since 2002, built between 1968 and 2020 (median 1984), with a median living area of about 989 sq ft and a typical 2-bedroom, 2-bath layout. Source: DBAAR closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 3 qualified sales in Spruce Creek Village across 2025–2025, median $79,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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 Spruce Creek Village. Swipe to explore the community.
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Spruce Creek VillagePhotos from DBAMLS listings in Spruce Creek Village; content deemed reliable but not guaranteed.
Who Spruce Creek Village is best for.
Best for
- Buyers seeking a lower-maintenance, smaller footprint who value a modest home over size
- Value-focused buyers willing to renovate an older home and price it on condition
- Investors comfortable with a market that has a meaningful rental share
Probably not for
- Buyers who need substantial square footage or multiple living spaces
- Buyers who want a large set of recent comps before committing to a price
- Anyone needing to move fast against a deep, active inventory of choices
The market around Spruce Creek Village
Spruce Creek Village is too small for its own price trend, so here is the market around it.
In ZIP 32119, 256 homes are on the market and 19% are under contract — a steady corner of Port Orange.
Across Volusia County, 5,082 homes are active and 1,229 pending (20% under contract).
In ZIP 32119 (Port Orange), 138 homes closed in the last 12 months at a median of $310K ($204/sq ft), up 1.1% year over year, with a median 82 days on market. Right now 66 active and 19 pending listings put supply at about 5.1 months — a buyer's market. See the live ZIP 32119 housing market and the Volusia County market.
ZIP and county figures describe the wider market, not Spruce Creek Village specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Spruce Creek Village
Live MLS inventory for Spruce Creek Village. 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 Spruce Creek Village listings as of 2026-10-11, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
The Spruce Creek Village buying strategy.
If we were buying in Spruce Creek Village 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 Spruce Creek Village.
A small-home pocket where condition is the whole story
With a median build year of 1985 and a median footprint near 960 square feet, most homes here are modest in size and old enough that mechanicals, roofs, and kitchens have often already lived one full life cycle. The upside is that a well-executed renovation stands out immediately against the older stock; the newest homes reach into 2023, so there is genuine variety in vintage within a very small set of 79 addresses.
The 42% owner-occupied share is worth reading carefully. A community with a lower homestead share often carries more turnover and more units maintained to a rental standard rather than an owner standard. That's neither good nor bad on its own, but it does mean you should inspect condition closely and not assume the house next door reflects the one you're buying.
The location and the amenities are priced into every listing in Spruce Creek Village. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this small and this quiet, generic pricing tools are close to useless — there simply isn't enough recent transaction data to lean on. We price and negotiate off condition, footprint, and what's actually moving in the surrounding Port Orange market, and we'll tell you plainly when a listing is priced on hope rather than evidence.
Spruce Creek Village 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 Spruce Creek Village 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 Village 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 Village, 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 Village home worth?
Get a no-obligation home value based on real comparable sales in Spruce Creek Village, 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 →
| Location | Port Orange, Volusia County, FL · ZIP 32119, 32127 |
|---|---|
| Homes in the community | 79 (FL DOR 2025 assessment roll) |
| Years built | 1968–2023 (median 1985) |
| Typical living area | 960 sq ft (median) |
| For sale right now | 1 active, 0 pending · median asking $159,900 · 12.0 months of supply |
| Owner-occupied (homestead) share | 42% |
Data as of September 20, 2026. © 2026 Daytona Beach Area Association of REALTORS®, Inc; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Spruce Creek Village key facts,” movewithmomentum.com/neighborhoods/spruce-creek-village-port-orange, data as of September 20, 2026.
Every Home for Sale in Spruce Creek Village Port Orange Right Now (1)
All 1 active and pending Spruce Creek Village Port Orange listings with a detail page, newest first, refreshed twice a day from the MLS.
- 424 Leslie Drive · $149,900 · 2 bd / 2 ba · listed Aug 25, 2026 · listed by Life Real Estate
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18% of homes for sale in ZIP 32127 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 (2026-10-11).
Recent Developments in Spruce Creek Village
Development, infrastructure, retail, and school activity affecting Spruce Creek Village, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
AdventHealth opens urgent care and primary care clinics on State Road 44 in New Smyrna Beach
AdventHealth Primary Care at 2368 State Road 44 accepts patients ages 5 and up, and Centra Care next door offers walk-in urgent care seven days a week with onsite X-ray and lab. Centra Care is the system's first urgent care in New Smyrna Beach and its sixth in Volusia County.
What it may mean for the marketImproves access to walk-in and primary medical services for the New Smyrna Beach area. The site is about 5 miles east of Spruce Creek Village.
Source: Hometown News Volusia - October 2026Development
Manufacturing and technology job fair set for Oct. 15 at Daytona State
Germfree, B. Braun, Teledyne, Embler Control Systems, Bylight, Pall Corporation and the Electrical Training Alliance will recruit at the Advanced Technology College on Williamson Boulevard in Daytona Beach. The fair runs 2:30 to 5:30 p.m., with a morning session for Volusia high school students.
What it may mean for the marketShows active hiring by regional manufacturing and technology employers. The project is about 12 miles north of Spruce Creek Village, elsewhere in Volusia County.
Source: FlaglerLive - October 2026Civic
Edgewater adopts permanent ban on data centers
The City Council unanimously passed an ordinance on Sept. 14 barring development orders and permits for data centers, AI data centers and cryptocurrency mining facilities. A November ballot question would add similar language to the city charter. Officials cited flooding concerns and resource use.
What it may mean for the marketRemoves high-energy data facilities from the land uses available in Edgewater. The project is about 8 miles east of Spruce Creek Village, elsewhere in Volusia County.
Source: Hometown News Volusia - September 2026Infrastructure
Port Orange council upholds award of $14.4 million Cambridge Canal pump station contract
The council voted 5-0 on Sept. 15 to deny a bid protest, keeping the $14.4 million contract with Gregori Construction for the Cambridge Canal and Pump Station upgrade. It is the city's largest stormwater project and aims to reduce flooding and tidal impacts. A formal contract award returns to the council.
What it may mean for the marketStormwater capacity upgrades bear on flood-risk management for nearby Port Orange areas. The project is about 9 miles north of Spruce Creek Village, elsewhere in Volusia County.
Source: Hometown News Volusia - September 2026Infrastructure
VoTran changes routes Oct. 4, adds DeLand express and discontinues two routes
Route 61X adds weekday service between the Transfer Plaza and the DeLand ITF via I-4, while Routes 33 and 70 are discontinued. A new VoRide Sunday zone in the Daytona Beach area replaces fixed Sunday service on Routes 3, 4, 10 and 15. The County Council approved the changes on June 16.
What it may mean for the marketChanges commute options between Daytona Beach and DeLand and shifts some service to on-demand rides. The project is about 13 miles north of Spruce Creek Village, elsewhere in Volusia County.
Source: Hometown News Volusia - 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 3 miles north of Spruce Creek Village.
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.
Ask an agent about Spruce Creek Village
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Spruce Creek Village will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
Is Spruce Creek Village a buyer's or seller's market right now?
How many homes are in Spruce Creek Village?
What share of Spruce Creek Village is owner-occupied?
When were the homes in Spruce Creek Village built?
Who is the best real estate agent for Spruce Creek Village?
How do I find a top Port Orange real estate agent who knows Spruce Creek Village?
Can Momentum Realty connect me with an agent for Spruce Creek Village?
Where is Spruce Creek Village, and what county is it in?
Should you buy in Spruce Creek Village?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: October 11, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32119/32127)) |
| Under-contract shares | DBAMLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2002 (55 transactions analyzed) |
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?
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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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