An established, no-HOA single-family neighborhood on the east side of Deltona, with mid-size homes and reasonable pricing.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"Timbercrest is an established single-family neighborhood on the east side of Deltona, developed from the early 1990s along Timbercrest Drive and the streets around it. The read is straightforward value: mid-size houses, no mandatory HOA, and west-Volusia pricing that sits well below the coastal communities, with I-4 access to both Orlando and the Daytona side. Because there is no association to standardize anything, condition, lot, and updates vary house to house, so you price the individual home and comp it against east Deltona, not a managed subdivision."
Jon Brooks, founder, Momentum Realty · Updated June 2026
Timbercrest market snapshot (as of June 25, 2026): the median sale price is about $311K ($204 per sq ft), a buyer-leaning market (limited data). Based on 2 recent closings in live Daytona-area MLS data.
Timbercrest is an established single-family neighborhood on the east side of Deltona, Volusia County, that dates to about 1991 and built out over the following years (neighborhoods.com, 2026). It is centered on Timbercrest Drive in the 32738 ZIP code, part of the large network of Deltona residential streets in west Volusia.
Homes here run roughly 1,286 to 2,334 square feet, a mid-size single-family range that draws value and move-up buyers (neighborhoods.com, 2026). Because the neighborhood developed over time, you will find a spread of ages and updates, so condition is the variable that separates one listing from the next.
A defining feature is that Timbercrest has no mandatory homeowners association, which means no HOA dues and fewer restrictions, but also no association-funded amenities (neighborhoods.com, 2026). For buyers who want a detached house without a monthly fee, that is the appeal; confirm there is no separate deed restriction on the specific parcel.
Deltona's location is the practical draw: a west-Volusia address with access to Interstate 4, which puts both Orlando to the southwest and the Daytona-area coast to the east within a commute. It is an inland, value-priced market, not a beachside one, and the pricing reflects that.
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 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Timbercrest listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in Timbercrest buys, holds, and resells. See the five factors.
Live MLS inventory for Timbercrest. 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.
No homes are actively for sale in Timbercrest right now, so its recent closed sales are shown, as of 2026-06-25, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc.. Tap any home to ask about it.
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.
The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.
Drive times from Timbercrest. They are approximate and vary with traffic and your exact start point.
Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.
Explore more neighborhoods near Timbercrest Homes for Sale in Deltona, 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.
Timbercrest 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 Timbercrest address.
What actually bears on a Timbercrest purchase, sourced and dated. We do not publish a figure we have not verified.
Our read on what is being built around Timbercrest, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
No mandatory HOA
Volusia County millage and homestead
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 Timbercrest, 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 ↓
Volusia County adopted its 2024 millage rates, which set the county portion of the property-tax bill for Deltona parcels including Timbercrest. Why it matters: With no HOA, the all-in monthly here is mortgage plus taxes plus insurance. Read the current Volusia tax line and a bindable insurance quote, including the flood zone, on the exact house. 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.
If we were buying in Timbercrest, this is the order of operations we would run, and the one we run for our clients.
Judge the specific house, not the neighborhood. With no HOA to standardize upkeep, build year, additions, roof, and systems vary home to home; price off condition and a current inspection.
Confirm there is no deed restriction. Verify the exact parcel carries no separate association or recorded restriction before you write.
Pull the flood zone and an insurance quote. Deltona parcels can sit in different FEMA zones; get the zone and a bindable quote during diligence.
Check the septic or sewer and well or city water. Older Deltona homes vary; confirm the utilities and any septic or well condition for the specific property.
Comp within east Deltona. Do not let a coastal or DeLand sale anchor the price; compare against the closest recent east Deltona sale of similar size.
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.
Timbercrest is an established no-HOA single-family neighborhood on the east side of Deltona, Volusia County, dating to about 1991 and centered on Timbercrest Drive in the 32738 ZIP code (neighborhoods.com, 2026). Homes run roughly 1,286 to 2,334 square feet in a mixed-age range, with no mandatory association dues and west-Volusia pricing, and Interstate 4 access linking both Orlando and the Daytona-area coast.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Timbercrest today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
An original or lightly updated three-bedroom house where you budget for roof, systems, and cosmetic work. Price it on condition, confirm the utilities and flood zone, and verify there is no recorded restriction.
A renovated single-family home with newer roof and AC on a solid Deltona lot, which is what most value buyers here want. No HOA keeps the monthly down; pay for genuine condition.
The larger floor plans and lots in the neighborhood, fully updated. The premium reflects size and lot more than location; confirm it against the closest east Deltona comp.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
The factors that actually move value in Timbercrest, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in Timbercrest is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
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.
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.
Our read on the factors that protect resale here, and the one to manage.
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
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.
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1The 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.
2A 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.
3A 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.
4Two 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.
5An 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.
Timbercrest sells a no-HOA detached house at west-Volusia prices with I-4 access. The deal is not in a brochure; it is in the individual home's condition, its utilities, and an east Deltona comp set.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
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.
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.
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.
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.
Timbercrest is a neighborhood of individually built, no-HOA homes, so lot value is driven by size, whether the lot sits high and dry, and the home's own condition and utilities. A larger or higher lot carries the local premium, while a smaller or lower lot is the value play if the flood zone checks out. Because the housing stock is mixed in age and there is no association to standardize upkeep, the honest approach is to price each home on its inspected condition, its utilities, and its flood zone, and to compare it against the closest recent east Deltona sale of similar size rather than a DeLand or coastal average.
Timbercrest has no mandatory homeowners association, so there are no HOA dues (neighborhoods.com, 2026). Confirm there is no separate sub-association or recorded deed restriction on the exact parcel before you buy.
With no association, the owner is responsible for the home and lot, and city and county services apply as for any Deltona parcel; there is no association-funded amenity or maintenance package.
There is no clubhouse or HOA amenity package; the value here is the detached house and the low carrying cost, not on-site amenities.
Free calculators to pressure-test the real cost before you tour.
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.
Your buyer is cross-shopping east Deltona's no-HOA neighborhoods, so sell what is specific: your home's size, updates, and condition, the utilities, the flood zone, and the no-fee carrying cost.
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.
Because buyers here are weighing your home against renovated comps and cross-shopping Deltona Lakes, 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.
Get a no-obligation home value based on real comparable sales in Timbercrest 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.
See homes for sale in Timbercrest on the map →
Median sale prices in Timbercrest 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.
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.
Timbercrest is currently a buyer-leaning market (limited data). Limited supply, a median asking price of n/a.
Typical home value in the 32738 ZIP is $302,400, about 20.3% below 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.
An honest fit check. We will tell you when it is not your community.
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Timbercrest 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.
A Momentum Realty Timbercrest 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.
Get a real cash offer on your Timbercrest home in 24 hours and close in as little as 7 days, as-is. Because Momentum is a licensed RealTrends-500 brokerage, we'll also show you what listing would net - so you choose with both numbers.
Get my Duval County cash offer →
Sell my house fast in Duval County · How Momentum Offers works
Buying or researching Duval County? See the full Duval County real estate market report - prices, inventory, schools, taxes, and every Duval County neighborhood.
Own a home here?
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 RealMLS 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.
