Treetop
Homes for Sale in Port Orange, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Jaclyn Borges, Coldwell Banker Coast Realty · via DBAMLS
As of October 2026, Treetop in Port Orange, FL has 1 home for sale. Homes listed or recently sold were built 1976–1977; none of the 4 geocoded homes sit in a FEMA special flood hazard zone (median elevation 9 ft).
Last 30 days in Treetop: 1 under contract right now, 1 closed sale (median $349,900). As of October 26, 2026, © 2026 Daytona Beach Area Association of REALTORS®, Inc.
Treetop Port Orange sits on twelve months of inventory with a single active listing—a classic thin-market snapshot where one property tells you little about pricing momentum. In a buyer-leaning environment like this, the listing that exists has likely been passed over for specific reasons: condition, layout, or asking price that doesn't reflect the new equilibrium.
For a buyer, this is a patience game. With supply running ahead of absorption, you're negotiating from strength—but only if you're willing to wait for the right property to surface. For a seller, the math is blunt: you're competing against time and the buyer's knowledge that they don't have to settle.
Figures in this note are as of July 17, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Treetop right now
🟢 Buyer-leaning market. 12.0 months of supply and 50% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of DBAMLS records, as of July 12, 2026. Confidence: Low (2 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated July 12, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
A small Port Orange neighborhood currently showing twelve months of inventory and one active listing—typical of subdivisions where sales happen in bursts and pricing is set more by individual property condition than by competitive pressure.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Treetop. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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TreetopPhotos from DBAMLS listings in Treetop; content deemed reliable but not guaranteed.
Who Treetop is best for.
Best for
- Buyers prioritizing Port Orange location and willing to evaluate homes one at a time as they come to market
- Investors or renovators comfortable with condition-driven pricing and a slower transaction cycle
- Households seeking a no-frills neighborhood where the home and location carry the value, not amenities
Probably not for
- Buyers who need to choose between multiple listings or want competitive market energy to validate pricing
- Anyone requiring community amenities—pools, fitness centers, social spaces—as part of the package
- Households on a tight closing timeline who can't afford to wait for the right property to surface
The market around Treetop
Treetop is too small for its own price trend, so here is the market around it.
Across Volusia County, 4,230 homes are active and 1,084 pending (20% under contract).
ZIP and county figures describe the wider market, not Treetop specifically. Momentum Research analysis of MLS records.
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.
Active and pending Treetop listings as of 2026-10-28, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Every Home for Sale in Treetop Port Orange Right Now (1)
All 1 active and pending Treetop Port Orange listings with a detail page, newest first, refreshed twice a day from the MLS.
- 367 Sagewood Drive · $359,900 · 3 bd / 2 ba · pending · listed Oct 13, 2026 · listed by Simply Real Estate
Treetop on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from DBAMLS. Map data © OpenStreetMap contributors.
Schools
- Volusia County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Spruce Creek · Elementary
- Creekside · Middle
- Spruce Creek · High
Zoned schools reflect the assignments reported on recent Treetop listings and can change; always confirm with Volusia County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Treetop address.
Recent Developments in Treetop
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 October 2026.
- October 2026Development
AdventHealth opens urgent care and primary care clinics on State Road 44 in New Smyrna Beach
AdventHealth Primary Care at 2368 State Road 44 accepts patients ages 5 and up, and Centra Care next door offers walk-in urgent care seven days a week with onsite X-ray and lab. Centra Care is the system's first urgent care in New Smyrna Beach and its sixth in Volusia County.
What it may mean for the marketImproves access to walk-in and primary medical services for the New Smyrna Beach area. The site is about 7 miles southeast of Treetop.
Source: Hometown News Volusia - October 2026Development
Manufacturing and technology job fair set for Oct. 15 at Daytona State
Germfree, B. Braun, Teledyne, Embler Control Systems, Bylight, Pall Corporation and the Electrical Training Alliance will recruit at the Advanced Technology College on Williamson Boulevard in Daytona Beach. The fair runs 2:30 to 5:30 p.m., with a morning session for Volusia high school students.
What it may mean for the marketShows active hiring by regional manufacturing and technology employers. The site is about 7 miles northwest of Treetop.
Source: FlaglerLive - September 2026Infrastructure
Port Orange council upholds award of $14.4 million Cambridge Canal pump station contract
The council voted 5-0 on Sept. 15 to deny a bid protest, keeping the $14.4 million contract with Gregori Construction for the Cambridge Canal and Pump Station upgrade. It is the city's largest stormwater project and aims to reduce flooding and tidal impacts. A formal contract award returns to the council.
What it may mean for the marketStormwater capacity upgrades bear on flood-risk management for nearby Port Orange areas. The site is about 2 miles north of Treetop.
Source: Hometown News Volusia - September 2026Infrastructure
VoTran changes routes Oct. 4, adds DeLand express and discontinues two routes
Route 61X adds weekday service between the Transfer Plaza and the DeLand ITF via I-4, while Routes 33 and 70 are discontinued. A new VoRide Sunday zone in the Daytona Beach area replaces fixed Sunday service on Routes 3, 4, 10 and 15. The County Council approved the changes on June 16.
What it may mean for the marketChanges commute options between Daytona Beach and DeLand and shifts some service to on-demand rides. The site is about 7 miles north of Treetop.
Source: Hometown News Volusia - May 2026Development
Daytona Beach approves Avalon Park Daytona, a master-planned community of about 8,800 homes west of I-95
Daytona Beach commissioners approved Avalon Park Daytona in May 2026, clearing the way for a master-planned community of about 8,800 homes on land west of Interstate 95. The approval also allows commercial and mixed-use space as the project builds out over many years.
What it may mean for the marketA large new master-planned community adds substantial future housing supply west of Interstate 95, a shift that can influence competition and pricing for existing communities in the area. The site is about 9 miles northwest of Treetop.
Source: Observer Local News - March 2026Infrastructure
FDOT builds a new $75 million I-95 interchange at Pioneer Trail near New Smyrna Beach
The Florida Department of Transportation is building a new $75 million interchange on Interstate 95 at Pioneer Trail near New Smyrna Beach. The roughly 2-mile project widens Pioneer Trail to four lanes and adds a roundabout at Turnbull Bay Road, with construction underway in 2026.
What it may mean for the marketA new interstate interchange improves access and shortens drive times in southeast Volusia, the kind of infrastructure that has historically shaped where demand and new development concentrate. The site is about 4 miles south of Treetop.
Source: Florida DOT (cflroads)
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Treetop buying strategy.
If we were buying in Treetop today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Treetop.
What the single listing tells you
Treetop Port Orange is tiny in MLS terms. One listing against a full year's worth of supply means the last several transactions likely cleared months ago, and what remains is either priced ambitiously or presents a challenge a previous cohort of buyers chose to skip. In communities this size, every home is idiosyncratic—upgrades, deferred maintenance, and lot position matter more than any neighborhood-wide pricing trend.
The buyer-leaning posture here is real but limited in scope. You're not choosing between competing properties; you're deciding whether the one available fits your project and whether the seller is realistic about where the market sits. Negotiations tend to hinge on inspection findings and days-on-market fatigue rather than competitive tension.
No community amenities show in the MLS data. This is a rooftops-and-roads neighborhood where value comes from the home itself, the Port Orange location, and proximity to broader Volusia County infrastructure—not from a pool or clubhouse. If you need those features, you'll find them elsewhere in the market.
The location and the amenities are priced into every listing in Treetop. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a thin-inventory pocket like Treetop, our value isn't showing you ten comps—it's knowing which off-market conversations matter and when to walk away from a listing that's been sitting for the wrong reasons. We dig into condition, permit history, and whether the seller's expectations have caught up with the twelve-month supply reality. You need a broker who will tell you when the only option isn't the right option.
Treetop in 15 seconds.
Tools for a Treetop buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Treetop sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Treetop, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Treetop home worth?
Get a no-obligation home value based on real comparable sales in Treetop, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Port Orange →
Recently off market in Treetop
Homes in Treetop that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 2 on record.
- 371 Sagewood Drive · off market
- 409 Needles Drive · off market
Ask an agent about Treetop
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Treetop will answer, and the answer is published on this page for the next buyer.
Recently sold in Treetop Port Orange
- 409 Needles Drive · sold $349,900
- 371 Sagewood Drive · sold $365,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
Treetop Market Scorecard
Treetop is currently a buyer-leaning market (limited data). Limited supply, a median asking price of n/a.
Typical home value in the 32127 ZIP is $353,076, about 9.4% above 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.
Frequently Asked Questions
Is Treetop a buyer's or seller's market right now?
Who is the best real estate agent for Treetop?
How do I find a top Port Orange real estate agent who knows Treetop?
Can Momentum Realty connect me with an agent for Treetop?
Should you buy in Treetop?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Treetop with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: October 28, 2026) |
| Under-contract shares | DBAMLS records, as of 2026-07-12 |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of DBAMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the DBAMLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Treetop fits the bigger picture — live prices, inventory, and Momentum Scores: