Spruce Creek Village
Homes for Sale in Port Orange, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of DeAnn Yount, Next Gen Realty · via DBAMLS
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.
The setting & the homes.
Aerial and on-site photos of Spruce Creek Village. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Spruce Creek VillageSpruce Creek Village
Spruce Creek Village
Spruce Creek Village
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 a small community — 62 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
Across Volusia County, 4,230 homes are active and 1,084 pending (20% under contract).
Homes here are manufactured home.
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 2026-07-12, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
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 Spruce Creek Village 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 Spruce Creek Village address.
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.
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 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
- 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 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 homes for sale in Spruce Creek Village on the map →
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 (2026-07-18).
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.
Frequently Asked Questions
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?
Do cash buyers compete in Spruce Creek Village?
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?
Should you buy in Spruce Creek Village?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Spruce Creek Village 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 (street-list match (2 streets, ZIP 32119/32127)) |
| Under-contract shares | DBAMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2002 (54 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?
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.