Turnbull Shores
Homes for Sale in New Smyrna Beach, FL

A six-home riverfront enclave in New Smyrna Beach, dominated by mid-century construction and second-home ownership, where lot and water access set the value more than the structures themselves.

Flood zones in Turnbull Shores: of 10 listing addresses checked against the FEMA National Flood Hazard Layer, 60% sit outside the FEMA Special Flood Hazard Area (Zone X); 40% are in an A-series high-risk zone where flood insurance is required with a federally backed mortgage. Individual parcels vary — verify any specific address at msc.fema.gov. See flood zones by neighborhood in New Smyrna Beach.

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.

Turnbull Shores 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 Turnbull Shores specifically. Momentum Research analysis of MLS records.

• Chisholm · Elementary
• New Smyrna Beach · Middle
• New Smyrna Beach · High

Zoned schools reflect the assignments reported on recent Turnbull Shores 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 Turnbull Shores address.

Turnbull Shores sits along the Indian River in New Smyrna Beach, a neighborhood so small—just six homes—that it barely qualifies as a market unto itself. The median home was built in 1964; the range runs from 1946 to 1981. At a median 1,576 square feet, these are modest-footprint older homes on lots that command the premium. No community amenities are present; the draw is purely the water.

With three active listings today and 4.5 months of supply, the arithmetic balance is real but fragile. In a pocket this size, one sale or withdrawal recalibrates the entire market posture. The 16.7% homesteaded share—one out of six—means most owners hold these as vacation or investment properties, not year-round residences. Turnover is episodic, not predictable.

Buyers here are looking past the vintage structure to the water lot itself. That means pricing is driven by view corridors, dock capability, and seawall condition, not comps-per-square-foot. Expect wide variation. Sellers need to accept that the buyer pool is narrow and often seasonal; patient pricing wins. Buyers need to treat each listing as a one-off and bring inspection scrutiny for older systems and flood-zone realities.

In a six-home enclave with episodic turnover, you need a broker who knows when to comp outside the immediate neighborhood and how to negotiate water-access value that doesn't fit a spreadsheet. Momentum brings deep Volusia riverfront transaction history, flood-zone fluency, and the patience to wait for the right match—not just the next offer. We'll tell you when a property's deferred maintenance outweighs its lot appeal, and we'll walk away if the numbers don't work. Thin inventory demands honest counsel, not urgency.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.