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Sweetwater Hills in Port Orange

Sweetwater Hills

Established 1988 · Intracoastal West · ZIP 32224

An established no-HOA single-family neighborhood in Port Orange, with mature trees, larger lots, and room for the boat or RV.

No HOAMature single-familyRoom for boat or RV
Live Market Pulse
38/100
Momentum
Buyer's Market (limited data)
Tight supply keeps sellers in control, but dated interiors still trade at a discount, so condition is where buyers win.
Free · No obligation
Unlock Off-Market Sweetwater Hills

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive DBAAR data14 years of closingsLocal renovation analysisUpdated twice daily
LiveMarket PulseDBAAR
$312K
Median Price
24mo
Supply
135days
Avg DOM
Soft
Seller Leverage
$206/sf
Median $/Sqft
-6%
1-Yr Price Change
0now
Distress
Jon Brooks, founder of Momentum Realty
Jon's Current Read

"Sweetwater Hills is an established, no-HOA single-family neighborhood in Port Orange, and the read is freedom plus value. With no homeowners association, mature trees, and larger yards, it appeals to buyers who want to park a boat or RV, add a fence, or improve a property without deed-restriction friction, in a well-located Volusia suburb. The trade is that an unrestricted neighborhood means more variation house to house, so the purchase is about the specific home's condition and lot rather than a managed community standard."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Sweetwater Hills is an established single-family neighborhood in Port Orange, Volusia County, located off Hensel Road on the east side of the city. It is a quiet, mature residential pocket rather than a gated or amenity-driven community.

The defining feature is that Sweetwater Hills has no homeowners association. That gives owners flexibility that deed-restricted neighborhoods limit: room to store a boat or RV, customize fencing, and make property improvements without HOA approval, which is a meaningful draw for many Port Orange buyers.

Homes are primarily one-story ranch and contemporary-style single-family residences with three to four bedrooms and garages, built largely between the 1990s and early 2000s on generous, often tree-shaded lots. Many have received tasteful updates over the years.

Because the neighborhood is unrestricted and the housing stock varies, the purchase is about the individual home: its condition, systems, and lot, and how nearby properties are maintained. Done with eyes open, it offers affordable, flexible single-family ownership in a convenient location.

Quick Match

Who Sweetwater Hills is best for.

Best for

  • Buyers who want a single-family home with no HOA and flexibility to store a boat or RV
  • Buyers who value mature trees, larger lots, and a quiet established street
  • Value buyers comfortable judging an individual home over a managed community standard

Probably not for

  • Buyers who want enforced uniformity, a gate, or community amenities
  • Anyone who needs new construction or waterfront
  • Buyers who prefer the predictability of deed-restricted neighborhoods
Market Pulse

How Sweetwater Hills is performing right now

38/100
momentum
Buyer's Market (limited data)
Seller's marketBalancedBuyer's market
24Months of supplytight
136Median days on marketdays
1 : 4Under contract vs for salestrong demand
2Sold in last 12 monthsliquidity
+127%Median price since 2012appreciation
-4%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from DBAAR, as of June 10, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Sweetwater Hills listings and the trailing twelve months of closed sales.

8.6A- score
Momentum intelligence
Momentum buy score

Our proprietary read on how a home in Sweetwater Hills buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Sweetwater Hills

Live MLS inventory for Sweetwater Hills. 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.

684 Reillys Road home for sale in Sweetwater HillsActive · 54 daysTop listing
$384,000
3 bd · 2 ba · 1,822 sqft · built 1981
684 Reillys Road, Port Orange, 32127
Listed by Winslow Homes LLC
667 George Miller Circle home for sale in Sweetwater HillsActive · 38 days
$345,000
2 bd · 2 ba · 1,689 sqft · built 1979
667 George Miller Circle, Port Orange, 32127
Listed by Adams, Cameron & Co., Realtors
653 Sweetwood Drive home for sale in Sweetwater HillsActive · 218 days
$339,900
4 bd · 3 ba · 1,792 sqft · built 1985
653 Sweetwood Drive, Port Orange, 32127
RenovatedBest value
Listed by Coldwell Banker Coast Realty
693 Reillys Road home for sale in Sweetwater HillsActive · 230 days
$299,000
3 bd · 2 ba · 1,698 sqft · built 1979
693 Reillys Road, Port Orange, 32127
Reno opportunityBest value
Listed by ERA Grizzard Real Estate
671 Tumblebrook Drive home for sale in Sweetwater HillsPending · 140 days
$329,000
3 bd · 2 ba · 1,506 sqft · built 1980
671 Tumblebrook Drive, Port Orange, 32127
Listed by Realty Pros Assured

Active and pending Sweetwater Hills listings as of 2026-06-10, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc.. Tap any home to ask about it.

Interactive Map

Sweetwater Hills on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from DBAAR; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

Nearby & Commute

How far is everything?

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Drive times from Sweetwater Hills. They are approximate and vary with traffic and your exact start point.

Dunlawton Avenue shopping~5 to 10 min · groceries, dining, and services
Interstate 95~10 to 15 min · west via Dunlawton Ave
Daytona Beach Shores beach~10 to 15 min · east over the Dunlawton bridge
Spruce Creek / Port Orange schools~5 to 10 min · established Volusia schools
AdventHealth / medical offices~10 to 15 min · area hospitals and clinics
Daytona Beach International Airport~15 to 20 min · via Clyde Morris or I-95
New Smyrna Beach~20 to 25 min · south via US-1

Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Sweetwater Hills with Momentum Realty’s local guides.

Summer TreesPort Orange · 1.3 miSabal CreekPort Orange · 1.7 miCountrysidePort Orange · 2.7 miODThe OceansDaytona Beach Shores · 2.7 miAshton LakesPort Orange · 2.9 miSterling ChasePort Orange · 3.0 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr
Sweetwater Hills (no CDD)$0/yr

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

15-Second Take
  • 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

Sweetwater Hills 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 Sweetwater Hills address.

The takeaway

What is actually relevant to Sweetwater Hills buyers, sourced and dated. We do not publish rumor.

Recent Developments in Sweetwater Hills

Development Intelligence

Our read on what is being built around Sweetwater Hills, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishPort Orange is an established, built-out suburb, so activity here is resale rather than new development. Sweetwater Hills' no-HOA flexibility and mature setting keep it in demand among buyers who want a boat, an RV, or freedom to improve a home.

No homeowners association

BullishThe lack of an HOA allows boat and RV storage and property customization that deed-restricted neighborhoods prohibit, a specific draw that supports demand. impact
SignificanceRadius: Neighborhood-wide

No homeowners association

Unrestricted, so condition varies

NeutralWithout an HOA standard, maintenance varies house to house, so the individual home and its neighbors matter more than a community average. impact
SignificanceRadius: Neighborhood-wide

Unrestricted, so condition varies

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 Sweetwater Hills, 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 ↓

  1. 1990s to early 2000s
    Development

    Sweetwater Hills built out as a no-HOA single-family neighborhood

    Sweetwater Hills was developed largely between the 1990s and early 2000s as a no-HOA single-family neighborhood off Hensel Road in Port Orange, with one-story ranch and contemporary homes of three to four bedrooms on generous, tree-shaded lots (neighborhood and brokerage listing sources, 2026). Why it matters: The no-HOA structure is the enduring draw; price the specific home on its condition, updates, and lot, and confirm there are no separate recorded deed restrictions on the parcel. 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 Strategy

The Sweetwater Hills buying strategy.

If we were buying in Sweetwater Hills, this is the order of operations we would run, and the one we run for our clients.

1

Confirm there is truly no HOA or deed restriction on the parcel. Sweetwater Hills is known as no-HOA, but verify the specific parcel has no recorded restrictions before you count on storing a boat or RV.

2

Judge the specific home's condition. In an unrestricted neighborhood, pull the roof, HVAC, electrical, and plumbing ages for the actual house; condition is the value.

3

Walk the immediate street. Without an HOA, look at how adjacent properties are kept, since neighbors affect both enjoyment and resale.

4

Check the FEMA flood zone and drainage. Pull the flood zone for the address and a bindable insurance quote, especially on lower lots.

5

Verify the zoned schools by address. Port Orange is served by Volusia County Schools; confirm the current zoned schools with the district locator.

The Quick Decision
Best Buy
An updated three- or four-bedroom home on a dry, tree-shaded lot, with a newer roof and the space you want for a boat or RV.
Biggest Risk
An unrestricted neighbor's use or upkeep affecting your enjoyment or resale; walk the street and judge it.
Best Lot
Larger, higher, dry lots with room for toys are the draw here; verify drainage on lower lots.
Smart Timing
Sweetwater Hills is an affordable, no-HOA option in Port Orange, which keeps it in demand for buyers who specifically want the flexibility.
Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

The Homes

Gating

Dual-gated, with attended North and South entrances.

Styles & age

Traditional, ranch, and contemporary single-family, built 1987-2000.

Lots & sizes

Golf, lake, preserve, and interior lots (~0.25-0.5+ acres); homes ~2,400-4,000 sq ft.

Builder

Arvida (with JMB Partners).

Costs & Governance

CDD

None. No Community Development District bond on the tax bill.

POA dues

Quarterly POA dues (separate from the club) vary by lot size and include Hotwire internet and cable TV. Confirm the current amount.

Management

Vesta Property Services.

Amenities & Lifestyle

Golf

18-hole course and a 26,000 sq ft member-owned clubhouse (membership optional).

Pool & fitness

Heated club pool, a fitness center, and ten lighted clay tennis courts.

Kids

In-community Woodland Park with a playground, basketball court, and sports field.

Getting around

Sidewalks on some roads; a golf-cart-friendly community.

Location & Nearby

Setting

Intracoastal West Jacksonville, ZIP 32224, off Hunt Club Road.

Nearby

Under 15 minutes to the beaches, St. Johns Town Center, and Mayo Clinic; UNF about 8 minutes.

Schools

Duval County: Chets Creek, Kernan Middle, Atlantic Coast (ratings below).

Homes & Architecture

Sweetwater Hills homes were built largely between 1987 and 2000 in traditional, ranch, and contemporary styles, on a mix of golf frontage, lakefront, preserve, and interior lots. Because the community is built out, you are buying into a spectrum that runs from original 1990s condition to fully renovated, and the price gap between the two is enormous. A dated home and a beautifully renovated one a few doors apart can differ by hundreds of thousands of dollars, which is exactly where buyers overpay or find value.

This makes Sweetwater Hills a renovation market as much as a resale market. Many of the best buys are homes in great locations that need updating, where an honest budget for roof, HVAC, pool, and modernization turns a dated house into a strong long-term hold. The risk is underestimating that budget, which is why reading the renovation math is the core skill here.

More on Living in Sweetwater Hills

The depth without the wall of text. Open what matters to you.

Location and commute
Sweetwater Hills's Intracoastal West position is a big part of its appeal. It is about four miles from the Atlantic beaches, roughly a 10 to 15 minute drive, and about ten minutes from the St. Johns Town Center for shopping and dining. The UNF and Mayo Clinic corridor is close, and Downtown and the Southside job centers are an easy reach via Beach and JT Butler boulevards.
Traffic reality
The community itself is quiet and gated, but the surrounding Hodges, Beach, and JT Butler boulevard corridors are busy and commercial, and continue to develop. That is the trade-off for the central, convenient location, with everyday shopping and dining minutes away. Test-drive your real commute at your real departure time.
Shopping and dining
The St. Johns Town Center, one of the region's largest shopping and dining destinations, is about ten minutes away, and the Beach Boulevard and Hodges corridors cover everyday needs. The beaches at Atlantic, Neptune, and Ponte Vedra are a short drive east for dining and recreation.
Insurance and flood
As an Intracoastal West community a few miles inland with 26 community lakes, flood exposure varies lot by lot, so pull the exact FEMA flood zone for a specific address rather than assuming. On the homeowners side, roof age is the biggest swing on a 1990s home, so a recently re-roofed house is far easier and cheaper to insure. Always get a real insurance quote on the specific home.
Sweetwater Hills Buyer Due Diligence

Before you write an offer on any Sweetwater Hills home, run this list. Missing any one of these is how buyers overpay or inherit a problem.

Property Systems

  • Roof and HVAC age, and the resulting insurance quote
  • Pool equipment age and condition
  • An honest renovation budget for roof, HVAC, pool, and updates

Financial

  • POA dues and inclusions (Hotwire internet and cable, access control) in writing
  • The club decision and the true cost of the membership you would use
  • Total carrying cost: HOA, optional club, insurance, near-term repairs

Resale Strength

  • Lot quality and view, and whether the premium is fair
  • Golf, lake, or preserve frontage versus an interior lot
  • The interior-lot warning: where buyers overpay

Verification

  • Flood zone for the specific parcel, given the community lakes
  • School zoning by address, confirmed with the district
  • True closed comps by condition and lot, not a Zestimate

Questions we ask on a specific home

The questions a local who knows Sweetwater Hills asks are different from the ones a portal answers. On any specific home, we want to know:

  • Homes along the fairways at Sweetwater Hills

    How old are the roof, HVAC, and pool equipment, and what does that do to the insurance quote?

  • Clubhouse entrance at Sweetwater Hills

    What is the honest renovation budget to bring this home current?

  • Lakes and amenities at Sweetwater Hills

    What does the view back to: golf, lake, preserve, or another home?

  • Clubhouse at Sweetwater Hills

    What exactly do the POA dues include (Hotwire internet and cable, access control), and what would the club cost at the tier we would use?

  • Gated entrance at Sweetwater Hills

    Is this one of the stronger resale lots, or a base lot priced like a premium one?

  • Aerial of Sweetwater Hills

    How does this home compare to the closest active and sold listings in Glen Kernan?

Jon Brooks · Co-Founder, Momentum Realty

Sweetwater Hills is a condition game. The gates, the course, and the location are priced into every listing, so the money is made or lost on the renovation math, the lot and view, and the club decision. A dated interior home and a renovated golf-frontage home are completely different buys at very different true costs, even when the list prices look close. The listing agent works for the seller. Our job is to read the renovation honestly, verify the POA inclusions and the full carrying costs, pull the true comparable sales, and structure an offer that protects you.

Our advice to Sweetwater Hills buyers is to cross-shop it against Glen Kernan and Deerwood on location, lot, and total cost of ownership, and to move decisively on the right golf or lakefront home, since the best views still sell fast. With no CDD and an optional, affordable club, Sweetwater Hills is one of the strongest values among Jacksonville's gated golf communities for the buyer who reads it right.

Sweetwater Hills vs. Comparable Communities

How Sweetwater Hills cross-shops against the communities buyers most often weigh against it, on the factors that actually decide the buy.

CommunityEntryNo CDD?ClubTo BeachBest ForThe Watch-Out
Jacksonville G&CC$$YesMember-owned, optional~15 minGated golf without Ponte Vedra pricing1990s resale condition
Glen Kernan$$$$YesMember-owned~15 minAll-custom estate buyersHigher entry, thin market
Deerwood$$$YesPrivate country club~25 minEstablished prestige, larger lotsOlder stock, farther from beach
Queens Harbour$$$YesYacht & country club~15 minBoating & Intracoastal accessMarina/club fees, higher entry
Pablo Creek Reserve$$$$YesLuxury enclave (no on-site club)~10 minNewer custom luxuryTop-of-market pricing
Nocatee$$NoMaster-planned amenities~20-25 minNew construction & amenitiesFull CDD, longer drive
Sawgrass Country Club$$$YesResort golf & tennis~10 minPonte Vedra resort lifestyleHigher priced

Cross-shop read from Momentum. Entry tiers ($$ from the high $600s, $$$ around $1M+, $$$$ estate-level), club style, and drive times are approximate orientation, not quotes. Confirm CDD status, fees, and current pricing per community and parcel.

Who Sweetwater Hills Fits Best

We would rather tell you the truth than sell you the wrong house. Here is who Sweetwater Hills fits, and who should look elsewhere. It is a property question, not a personal one.

Great fit if you want

  • A gated, established golf community in a central, convenient location.
  • An optional, relatively affordable member-owned club.
  • No CDD and a strong resale story on the right lot.
  • Renovation upside on a well-located 1990s home.
  • Minutes to the Town Center, beaches, UNF, and Mayo Clinic.

Probably not ideal if you want

  • A brand-new build with the latest finishes and a builder warranty.
  • The lowest possible entry price; this is a seven-figure market on average.
  • A turnkey home with zero renovation, with no premium to pay for it.
  • No HOA structure and none of the rules that come with a gated community.
  • Estate-size acreage; lots here are master-planned, not sprawling.

The honest trade-offs

Pros

  • Gated, established golf community in a central Intracoastal West location.
  • 18-hole course and a member-owned club with optional, relatively affordable dues.
  • NO CDD, a real carrying-cost edge over newer master plans.
  • Minutes from the St. Johns Town Center, beaches, UNF, and Mayo Clinic.
  • Dual attended gates and 26 lakes give it a mature, private character.
  • Renovation upside on well-located 1990s homes.

Cons

  • A seven-figure market on average; not an entry-level community.
  • All-resale 1990s housing stock that often needs updating.
  • HOA dues plus optional club costs to budget separately.
  • The best golf and lakefront lots command premiums and sell fast.
  • Busy surrounding Hodges, Beach, and JT Butler corridors.
  • No new construction; every purchase is a resale.
Sweetwater Hills Homes For Sale

What your money buys in Sweetwater Hills.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Sweetwater Hills today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: smaller or original homes
$290K to $290K

Smaller three-bedroom homes or those in original condition, at the lower end of the neighborhood. The value play for buyers willing to update; verify roof and systems first.

Lowest entry
Mid: updated three- to four-bedroom homes
$290K to $334K

Move-in one-story homes of three to four bedrooms with updates, the core of the neighborhood. Condition, lot size, and the space for a boat or RV separate these.

Most inventory
High: larger or fully updated homes on the best lots
$334K to $334K

The larger or fully renovated homes on the most generous, tree-shaded lots set the neighborhood's ceiling. Lot, condition, and storage flexibility drive the premium.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings
What Your Money Buys

What ~$312K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

$290K to $290K
Entry: smaller or original homes
Smaller three-bedroom homes or those in original condition, at the lower end of the neighborhood. The value play for buyers willing to update; verify roof and systems first.
$290K to $334K
Mid: updated three- to four-bedroom homes
Move-in one-story homes of three to four bedrooms with updates, the core of the neighborhood. Condition, lot size, and the space for a boat or RV separate these.
$334K to $334K
High: larger or fully updated homes on the best lots
The larger or fully renovated homes on the most generous, tree-shaded lots set the neighborhood's ceiling. Lot, condition, and storage flexibility drive the premium.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Sweetwater Hills, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take
  • Renovation math decides the deal
  • Better lots and views resell strongest
  • Roof and HVAC age drive the insurance quote
  • Interior lots are where buyers overpay
Proprietary Data

The renovation premium.

Renovated-listing inventory in Sweetwater Hills is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Jon Brooks, Momentum Realty
Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Sweetwater Hills holds value.

Our read on the factors that protect resale here, and the one to manage.

No CDD on the tax billStrong
Central Intracoastal West locationStrong
Scarce golf and lake homesitesStrong
$30M club reinvestment to 2028Positive
All-resale 1990s conditionManage it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Jon Brooks, Momentum Realty
Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Sweetwater Hills

15-Second Take
  • Calling the listing agent (who works for the seller)
  • Misjudging the renovation budget
  • Overpaying for an interior lot
  • Underbudgeting the carrying costs
  • Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Sweetwater Hills1

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Sweetwater Hills2

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Sweetwater Hills3

Overpaying for an interior lot

A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.

Sweetwater Hills4

Underbudgeting the carrying costs

Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.

Sweetwater Hills5

Skipping the systems check

An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

Sweetwater Hills sells freedom: a no-HOA single-family home with room for the boat and the RV, on a mature Port Orange street. The value is real, and the diligence is the individual home and its neighbors, not a community standard.

Jon Brooks · Founder, Momentum Realty
Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

7.1B · Buy Score
Resale Strength7.2/10
Renovation Risk6.0/10
Location Efficiency7.6/10
Long-Term Defensibility6.4/10
Carrying Cost Advantage8.6/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Sweetwater Hills is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live DBAAR feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live DBAAR feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates
Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.
About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)
$261 value$401 premium
Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from DBAAR; for orientation, not an appraisal.

15-Second Take
  • Larger, higher, dry lots with room for toys are the draw here.
  • Verify drainage and flood zone on any lower lot.
  • Condition and the immediate neighbors matter more than headline price; judge the street.

In Sweetwater Hills, the lot and the freedom to use it drive much of the value. Larger, tree-shaded, well-drained lots with room for a boat or RV are the draw, while lower lots warrant a careful FEMA flood-zone and drainage check. Because there is no HOA enforcing a standard, the immediate neighbors and how their properties are kept affect both enjoyment and resale, so walk the street and compare a home against the closest similar sale rather than a neighborhood average, underwriting condition and any drainage issue as part of the price.

The 15-Second Verdict

Sweetwater Hills in 15 seconds.

Best forBuyers who want a no-HOA single-family home with room for a boat or RV in a mature Port Orange neighborhood.
Strong onNo HOA, low carrying cost, mature trees and larger lots, and convenient central Port Orange access.
WatchVariation house to house in an unrestricted neighborhood, plus individual home condition and drainage.
Not forBuyers who want enforced uniformity, a gate, community amenities, or new construction.
The edgeA genuine no-HOA neighborhood, increasingly scarce, with the freedom to store toys and improve a home.

HOA, CDD & Fees

15-Second Take
  • No HOA means no dues and real flexibility, a carrying-cost and lifestyle advantage.
  • It also means no enforced standard; the neighbors and the individual home matter more.
  • Confirm the parcel has no separate recorded deed restrictions.

Sweetwater Hills is a no-HOA neighborhood, so there are no mandatory homeowners association dues, which is part of its appeal. Confirm that the specific parcel carries no separate recorded deed restrictions before you rely on the flexibility (for example, for boat or RV storage).

With no HOA, there are no community dues or shared-amenity fees; all maintenance is the individual homeowner's responsibility, and services come from the City of Port Orange and Volusia County.

There is no club or amenity campus; this is an unrestricted residential neighborhood. Recreation comes from Port Orange city parks and the nearby Dunlawton corridor rather than an on-site facility.

Run Your Numbers

Tools for a Sweetwater Hills buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxVolusia County millage and the homestead picture.Rent vs buyThe breakeven on owning in Sweetwater Hills.Save Our HomesProject your homestead tax cap over time.
The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Sweetwater Hills

Thinking of selling in Sweetwater Hills?

Your buyer wants the no-HOA freedom and a sound home. Sell what is specific: the updates, the roof and systems, the lot and any boat or RV space, and the absence of restrictions.

Momentum listings (YTD)
97.98%
Sold-to-list ratio across the Jacksonville metro for our agents, sellers keeping more of their price.
Market average (YTD)
96.73%
The broader metro average sold-to-list ratio over the same period.
Momentum days on market
64 days
Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.
Market days on market
72 days
The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Sweetwater Hills, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Shallowbrook at Dunlawton Hill, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Sweetwater Hills home worth?

Get a no-obligation home value based on real comparable sales in Sweetwater Hills matched to your condition, lot, and view, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.

Real comps, not a Zestimate.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Sweetwater Hills year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.

Sweetwater Hills Market Scorecard

Buyer's Market (limited data)

Sweetwater Hills is currently a buyer's market (limited data). About 24.0 months of supply, a median asking price of $342,450, and homes go under contract in about 136.0 days.

24.0
Months supply
$342,450
Median list
$312,000
Median sold
$206
Per sqft
136.0
Days on mkt
4/1/2
Active/Pend/Sold

Typical home value in the 32127 ZIP is $351,873, about 8.5% above the Florida norm (Zillow Home Value Index).

Zoom out for the wider market: ZIP market scorecard · county scorecard.

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

Where is Sweetwater Hills?
It is an established single-family neighborhood off Hensel Road on the east side of Port Orange, Volusia County, convenient to Dunlawton Avenue, Interstate 95, and the beach over the Dunlawton bridge.
Does Sweetwater Hills have an HOA?
No. Sweetwater Hills is a no-HOA neighborhood, which is part of its appeal: it allows boat and RV storage and property customization that deed-restricted neighborhoods prohibit. Confirm the specific parcel has no separate recorded restrictions.
What kinds of homes are in Sweetwater Hills?
Primarily one-story ranch and contemporary single-family homes with three to four bedrooms and garages, built largely between the 1990s and early 2000s on generous, tree-shaded lots.
Can I keep a boat or RV at my home?
The lack of an HOA is what makes that possible here, unlike many deed-restricted neighborhoods. Confirm there are no separate recorded restrictions on the specific parcel and check city codes for any setback or screening rules.
How much do homes cost in Sweetwater Hills?
It is an affordable, value-tier Port Orange neighborhood; pricing varies with the home's size, condition, and lot. Confirm current pricing for the specific home with up-to-date comps.
What schools serve Sweetwater Hills?
The neighborhood is served by Volusia County Schools, with assignments set by home address. Verify the current zoned schools with the district's locator.
Is Sweetwater Hills gated or does it have amenities?
No. It is an unrestricted residential neighborhood without a gate or amenity campus. Recreation comes from Port Orange city parks and the nearby Dunlawton corridor.
What is the trade-off of no HOA?
Freedom in exchange for no enforced standard. Without an HOA, maintenance and use vary house to house, so walk the immediate street and judge the neighbors as part of the purchase.
What should I verify before buying?
Confirm there is no recorded deed restriction on the parcel, pull the home's roof and systems ages, check the FEMA flood zone and drainage, and get a bindable insurance quote.
Is the location convenient?
Yes. Dunlawton Avenue shopping is minutes away, Interstate 95 is a short drive, and the beach is a quick run east over the Dunlawton bridge.
Are there waterfront homes in Sweetwater Hills?
It is primarily an interior single-family neighborhood rather than a waterfront community. Check the FEMA flood zone and drainage on any lower lot.
Is Sweetwater Hills a good value?
For buyers who specifically want no-HOA flexibility and an affordable single-family home, yes. The key is buying the right individual home and judging the immediate street, so verify condition, restrictions, and drainage before deciding.
The Verdict

Should you buy in Sweetwater Hills?

An honest fit check. We will tell you when it is not your community.

You want a single-family home with no HOA and room for a boat or RVExcellent fit
You value mature trees, larger lots, and a quiet established streetExcellent fit
You are comfortable judging an individual home and its neighborsExcellent fit
You want enforced uniformity, a gate, or community amenitiesProbably not
You need new construction or waterfrontProbably not
You prefer the predictability of a deed-restricted neighborhoodProbably not

Get the inside read on Sweetwater Hills

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Sweetwater Hills home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

By pressing Get My Sweetwater Hills Game Plan, you agree that Momentum Realty (Move With Momentum) and its agents may call and text you about your inquiry, which may involve automated means and prerecorded or artificial voices, at the number you provided. You do not need to consent as a condition of buying any property, goods, or services. Message and data rates may apply. Reply STOP to opt out, HELP for help. You also agree to our Privacy Policy and SMS Terms.

We respond personally, usually the same day.

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A Momentum Realty Sweetwater Hills specialist will reach out personally, usually the same day.

Zoom out before you decide: see the Duval County market guide or every community in the Neighborhood Finder.

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