Treetop

Established 1988 · Intracoastal West · ZIP 32224

A small, established condominium community of townhouse-style units with a community pool on the Port Orange mainland.

Condo / townhouse-styleCommunity poolMainland Port Orange

Live Market Pulse

49/100
Momentum

Buyer-Leaning 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 Treetop

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

$310K

Median Price

6mo

Supply

89days

Avg DOM

Soft

Seller Leverage

$201/sf

Median $/Sqft

-6%

1-Yr Price Change

0now

Distress

Jon's Current Read

"Treetop is a small, established condominium community of townhouse-style units with a community pool on the Port Orange mainland, and the read is low-maintenance, value-priced living in one of the area's most convenient school and shopping corridors. The trade is condo-association governance and the lease and pet rules, so the purchase is about the specific unit, the association's reserves and dues, and the current minimum lease term, which a buyer should confirm directly."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Treetop is a condominium community of townhouse-style units on the Port Orange mainland in Volusia County (ZIP 32127), built as low-rise buildings with a shared community pool rather than a high-rise tower.

It is a small, established community offering low-maintenance living: the association handles building exteriors and common grounds, an appealing pattern for first-time buyers, downsizers, and investors at a value price.

The location is practical Port Orange: close to the Dunlawton Avenue corridor and its shopping, with Interstate 95, the Halifax River, and the beach a manageable drive, in a city known for its schools and services.

Because Treetop is a condominium community, the purchase is about the specific unit and the association: confirm the current dues, reserves, any assessments, and the minimum lease term and pet rules directly before you buy.

Quick Match

Who Treetop is best for.

Best for

Buyers who want low-maintenance condo living at a Port Orange value price
First-time buyers, downsizers, or investors who value a community pool and central location
Those comfortable with condo-association governance and dues

Probably not for

Buyers who want a detached single-family home with a private yard
Anyone who needs a beachside or new-construction address
Buyers unwilling to verify the association's dues, reserves, and lease rules before buying

Market Pulse

How Treetop is performing right now

49/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

6Months of supplytight

89Median days on marketdays

0 : 1Under contract vs for salestrong demand

2Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+8%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 Treetop listings and the trailing twelve months of closed sales.

Where prices are goingn/a2026 YTD

Median sale price by year. Tap a label to compare Beacon Woods or Port Orange. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square footn/a2026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now1 : 0active : pending

For sale1

Pending0

Sold 12mo2

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

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

Homes For Sale Right Now in Treetop

Live MLS inventory for Treetop. 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.

409 Needles Drive home for sale in Treetop

Active · 89 daysTop listing

$349,900

3 bd · 2 ba · 1,615 sqft · built 1976

409 Needles Drive, Port Orange, 32127

Strong resaleRenovatedBest value

Listed by Realty Pros Assured

Interactive Map

Treetop 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 Treetop. They are approximate and vary with traffic and your exact start point.

Dunlawton Avenue corridor~5 min · Port Orange shopping and services

Publix / grocery~5 min · everyday errands

Interstate 95~5 to 10 min · via Dunlawton Avenue

The Atlantic beach~15 min · east over the Dunlawton bridge

Halifax River / Port Orange riverfront~10 min · parks and the causeway

Downtown Daytona Beach~15 to 20 min · north on Nova or US-1

Daytona Beach International Airport~15 min · via I-95 or Clyde Morris

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 Treetop with Momentum Realty’s local guides.

Summer TreesPort Orange · 0.6 mi

Sabal CreekPort Orange · 1.3 mi

CountrysidePort Orange · 2.1 mi

Ashton LakesPort Orange · 2.2 mi

Sterling ChasePort Orange · 2.4 mi ODThe OceansDaytona Beach Shores · 2.8 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

Treetop (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

Treetop 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 Treetop address.

The takeaway

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

Recent Developments in Treetop

Development Intelligence

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

Net OutlookBullishTreetop is a small, built-out condominium community, so activity is resale. The low-maintenance, value-priced setting in a central Port Orange location supports demand; the recurring factors are the association's dues, reserves, and the minimum lease term.

Low-maintenance condo at a value price

BullishA townhouse-style condo with a community pool in central Port Orange offers low-upkeep living at an accessible price for first-time buyers, downsizers, and investors. impact

SignificanceRadius: Mainland Port Orange

Low-maintenance condo at a value price

Condo-association dues and lease rules

NeutralAs a condominium, the association's reserves, dues, and minimum lease term shape carrying cost and resale, so confirm them directly. impact

SignificanceRadius: Treetop association

Condo-association dues and lease rules

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 Treetop, 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 ↓

2026
Market
Treetop profile
Treetop is listed as a condominium community of townhouse-style units with a community pool on the Port Orange mainland (ZIP 32127), with units offered for sale and rent (brokerage and rental-listing sources, 2026). Why it matters: The low-maintenance, value-priced central Port Orange setting is the draw; confirm the unit's condition and the association's dues, reserves, and minimum lease term before relying on them. 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 Treetop buying strategy.

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

Confirm the association dues and reserves. Get the current monthly dues, the reserve study, and any pending assessments for the Treetop association in writing.

Verify the minimum lease term and pet rules. Confirm the association's minimum lease term and any rental cap and pet policy before you rely on using the unit as you intend.

Read the specific unit's condition. Confirm the age and condition of the unit's HVAC, water heater, windows, and finishes, and any prior water intrusion.

Review the condo documents and budget. Read the declaration, rules, financials, and recent meeting minutes for the association's health before you buy.

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 unit in a community with healthy reserves, a lease term that fits your plan, and clear, current condo documents.

Biggest Risk

Thin reserves or a pending special assessment, or a minimum lease term that does not fit your use; confirm both from the documents before you write.

Best Lot

Quieter interior units away from the entry and parking, and those near the pool and green space, carry a modest edge; verify the specific unit's exposure.

Smart Timing

Low-maintenance Port Orange condos at a value price hold demand; price the specific unit on condition and the association's financial health.

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

Treetop 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 Treetop 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.

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 Treetop asks are different from the ones a portal answers. On any specific home, we want to know:

How old are the roof, HVAC, and pool equipment, and what does that do to the insurance quote?
What is the honest renovation budget to bring this home current?
What does the view back to: golf, lake, preserve, or another home?
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?
Is this one of the stronger resale lots, or a base lot priced like a premium one?
How does this home compare to the closest active and sold listings in Glen Kernan?

Jon Brooks · Co-Founder, Momentum Realty

Treetop 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 Treetop 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, Treetop is one of the strongest values among Jacksonville's gated golf communities for the buyer who reads it right.

Treetop vs. Comparable Communities

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

Community	Entry	No CDD?	Club	To Beach	Best For	The Watch-Out
Jacksonville G&CC	$$	Yes	Member-owned, optional	~15 min	Gated golf without Ponte Vedra pricing	1990s resale condition
Glen Kernan	$$$$	Yes	Member-owned	~15 min	All-custom estate buyers	Higher entry, thin market
Deerwood	$$$	Yes	Private country club	~25 min	Established prestige, larger lots	Older stock, farther from beach
Queens Harbour	$$$	Yes	Yacht & country club	~15 min	Boating & Intracoastal access	Marina/club fees, higher entry
Pablo Creek Reserve	$$$$	Yes	Luxury enclave (no on-site club)	~10 min	Newer custom luxury	Top-of-market pricing
Nocatee	$$	No	Master-planned amenities	~20-25 min	New construction & amenities	Full CDD, longer drive
Sawgrass Country Club	$$$	Yes	Resort golf & tennis	~10 min	Ponte Vedra resort lifestyle	Higher 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 Treetop Fits Best

We would rather tell you the truth than sell you the wrong house. Here is who Treetop 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.

Treetop Homes For Sale

What your money buys in Treetop.

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 Treetop today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: original-condition units

$250K to $250K

Original or lightly updated units at the lower end, candidates for cosmetic updating. The value entry and a common investor target; confirm the association's reserves first.

Lowest entry

Mid: updated townhouse-style units

$250K to $370K

Move-in units with kitchen, bath, and systems updates, the core of the community. Condition and position separate these.

Most inventory

High: fully renovated or best-position units

$370K to $370K

Fully renovated units, and those in the quietest positions or nearest the pool and green space, set the community's modest ceiling. Condition and position 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 ~$310K buys here.

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

$250K to $250K

Entry: original-condition units

Original or lightly updated units at the lower end, candidates for cosmetic updating. The value entry and a common investor target; confirm the association's reserves first.

$250K to $370K

Mid: updated townhouse-style units

Move-in units with kitchen, bath, and systems updates, the core of the community. Condition and position separate these.

$370K to $370K

High: fully renovated or best-position units

Fully renovated units, and those in the quietest positions or nearest the pool and green space, set the community's modest ceiling. Condition and position 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 Treetop, 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 Treetop 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.

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 Treetop 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.

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 Treetop

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.

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.

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.

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.

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.

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.

“

Treetop sells low-maintenance, value-priced Port Orange living in townhouse-style condo form, with a community pool and a central location. The convenience does the work; the diligence is the unit's condition and the association's reserves, dues, and lease rules.

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.

7.0B · Buy Score

Resale Strength7.1/10

Renovation Risk6.0/10

Location Efficiency7.8/10

Long-Term Defensibility6.8/10

Carrying Cost Advantage6.4/10

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 Treetop 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

Quieter interior units and those near the pool and green space carry a modest edge.
Confirm the specific unit's exposure, parking, and any prior water intrusion.
Condition and the association's financial health drive value more than headline price.

In Treetop, the equivalent of lot quality is unit position and condition, set against the association's financial health. Quieter interior units away from the entry and parking, and those near the pool and green space, carry a modest edge, while the unit's HVAC, water heater, and finishes matter as much as the address. Because this is a condominium, the honest approach is to compare a unit against the closest similar Treetop sale rather than a citywide average, and to underwrite the association's current dues, reserve study, and any assessment, along with the minimum lease term, as part of the price.

The 15-Second Verdict

Treetop in 15 seconds.

Best forBuyers who want low-maintenance condo living at a Port Orange value price, with a community pool and a central location.

Strong onLow-upkeep, townhouse-style condo living with a pool, near the Dunlawton corridor and an easy I-95 commute.

WatchCondo-association dues and reserves, any special assessment, the minimum lease term, and the individual unit's condition.

Not forBuyers who want a detached single-family home with a yard, or a beachside or new-construction address.

The edgeA townhouse-style condo with a community pool in central Port Orange offers low-maintenance living at an accessible value price.

HOA, CDD & Fees

15-Second Take

Treetop is a condo; confirm current dues, reserves, and any assessment.
Verify the minimum lease term and pet rules before you rely on your intended use.
The value is low-maintenance Port Orange living with a community pool.

As a condominium, Treetop charges a monthly association fee that funds building exteriors, common grounds, the community pool, and reserves. Confirm the current dues, the reserve study, and any pending special assessment directly with the association, and read the budget before you buy.

Condo dues typically cover building exterior and roof maintenance, common-area landscaping, the pool, and master insurance for the structures; owners insure the interior. Confirm exactly what is included and what each owner carries.

The community's amenity is the shared pool and common grounds rather than a large resort campus. Confirm the current amenities and their condition directly.

Run Your Numbers

Tools for a Treetop 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 Treetop.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 Treetop

Thinking of selling in Treetop?

Your buyer wants low-maintenance Port Orange living at a fair price. Sell what is specific: the unit's updates, the position near the pool and green space, and a clean picture of the association's dues and reserves.

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 Treetop, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Beacon Woods, 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 Treetop home worth?

Get a no-obligation home value based on real comparable sales in Treetop 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 Treetop 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.

Treetop Market Scorecard

Buyer-Leaning Market (limited data)

Treetop is currently a buyer-leaning market (limited data). About 6.0 months of supply, a median asking price of $349,900, and homes go under contract in about 89 days.

6.0

Months supply

$349,900

Median list

$309,950

Median sold

$201

Per sqft

Days on mkt

1/0/2

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.

Frequently Asked Questions

Where is Treetop?

It is a condominium community of townhouse-style units on the Port Orange mainland, Volusia County (ZIP 32127), near the Dunlawton Avenue corridor.

What kind of homes are in Treetop?

Townhouse-style condominium units in a small, low-rise community with a community pool, rather than high-rise apartments. Confirm the specific unit's size and layout.

Does Treetop have a pool?

Yes, listings describe a community pool. Confirm the current amenities and their condition with the association.

What does the condo fee cover and what does it cost?

The association fee typically funds building exteriors, common grounds, the pool, and master insurance for the structures. Confirm the current dues, the reserve study, and any assessment with the association.

Can I rent my unit out?

Condo associations set minimum lease terms and may cap rentals. Confirm the current minimum lease term, any rental cap, and pet rules with the association before you rely on renting.

How close is the beach?

It is about a fifteen-minute drive east to the Atlantic over the Dunlawton bridge, with the Dunlawton corridor and shopping close by.

How much do units cost in Treetop?

It is a value entry into Port Orange condo living and a common investor target; pricing varies with the unit's size, condition, and position. Confirm current pricing with up-to-date comps.

What schools serve Treetop?

Port Orange is served by Volusia County Schools, with assignments set by address. Verify the current zoned schools with the district's locator.

Is there a milestone inspection requirement?

Florida's condominium milestone-inspection and structural-reserve law applies to buildings three stories and higher. Confirm whether Treetop's buildings fall under that threshold and review the association's current reserve study directly.

What should I verify before buying?

Confirm the association dues, reserve study, and any assessment, the minimum lease term and pet rules, the unit's condition and systems, and read the condo documents and budget.

How does it compare to a single-family home?

Treetop offers low-maintenance condo living with the association handling exteriors, grounds, and the pool, versus a single-family home's private yard and full owner responsibility. The trade is condo dues and rules for less upkeep at a lower price.

Is Treetop a good investment?

A low-maintenance Port Orange condo with a pool at a value price tends to hold demand for first-time buyers, downsizers, and renters. The key is the unit's condition and a healthy association, which you should confirm from the documents before deciding.

The Verdict

Should you buy in Treetop?

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

You want low-maintenance condo living at a Port Orange value priceExcellent fit

You value a community pool and a central location near DunlawtonExcellent fit

You are comfortable with condo-association governance and duesExcellent fit

You want a detached single-family home with a private yardProbably not

You need a beachside or new-construction addressProbably not

You are not willing to verify the association's dues, reserves, and lease rules before buyingProbably not

Get the inside read on Treetop

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Treetop 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.

You are all set.

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

Treetop

The 60-Second Overview

Who Treetop is best for.

Best for

Probably not for

How Treetop is performing right now

Homes For Sale Right Now in Treetop

Treetop on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Treetop

Low-maintenance condo at a value price

Condo-association dues and lease rules

Treetop profile

The Treetop buying strategy.

The full read, only if you want it.

The Homes

Costs & Governance

Amenities & Lifestyle

Location & Nearby

Property Systems

Financial

Resale Strength

Verification

Questions we ask on a specific home

Great fit if you want

Probably not ideal if you want

The honest trade-offs

Pros

Cons

What your money buys in Treetop.

What ~$310K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Treetop holds value.

5 Mistakes Buyers Make in Treetop

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Underbudgeting the carrying costs

Skipping the systems check

Momentum Buy Score.

Why our read on Treetop is different.

Which Lots & Views Hold Value Best

Treetop in 15 seconds.

HOA, CDD & Fees

Tools for a Treetop buy.

Thinking of selling in Treetop?

In Treetop, condition and view decide your number

What is your Treetop home worth?

Price History: What Homes Here Have Actually Sold For

Treetop Market Scorecard

Frequently Asked Questions

Should you buy in Treetop?

Get the inside read on Treetop

You are all set.