Tuscany Reserve Homes for Sale in New Smyrna Beach, FL

Established 1988 · Intracoastal West · ZIP 32224

A gated custom-home enclave inside the Venetian Bay golf community in mainland New Smyrna Beach, where the lot and the build quality, not a community average, set the price.

Gated custom single-familyInside Venetian Bay golf communityMainland New Smyrna Beach

Live Market Pulse

50/100
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 Tuscany Reserve

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

n/a

Median Price

0mo

Supply

20days

Avg DOM

Soft

Seller Leverage

n/a

Median $/Sqft

n/a

1-Yr Price Change

0now

Distress

Jon's Current Read

"Tuscany Reserve is a gated enclave of larger custom single-family homes inside Venetian Bay, the master-planned golf community on the mainland side of New Smyrna Beach, built largely by a regional builder (386realestate.com, 2026). The read is location-and-build-quality: homes run well above the New Smyrna Beach norm in size and finish, with recent sales into the $800,000s and $900,000s (Redfin; Coldwell Banker, 2024). The buy is condition-and-lot inside a fee structure that layers the Venetian Bay association with the community's amenities, so budget the dues and read the lot before the finishes. Pricing context is third-party and illustrative; confirm per property."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

The homes are larger and more finished than the New Smyrna Beach norm, reported in a range from roughly 2,500 to nearly 4,900 square feet, built by a regional builder, with features like three-car garages on many plans (386realestate.com, 2026). Because product and lot vary, the right comparison is home by home within the enclave.

Recent sales reflect the custom-home tier: a four-bedroom on Tuscany Reserve Boulevard sold around $925,000 in 2024, and another listed near $825,000 (Redfin; Coldwell Banker, 2024). Confirm current pricing for any specific home, since condition and lot drive the number.

Daily life runs through Venetian Bay, which adds an 18-hole golf course, a Town Center with dining, and a resort-style amenity set; the community is governed by a homeowners association, and a Community Development District can apply on mainland master plans of this kind. Confirm the exact dues, any CDD assessment, and the FEMA flood zone per parcel before you write.

Quick Match

Who Tuscany Reserve is best for.

Best for

Buyers who want a larger, gated custom home inside an amenity-rich golf community
Relocators who value a finished master-planned campus over a no-frills mainland price
Move-up buyers comfortable budgeting the Venetian Bay dues and any CDD for the amenities
Buyers who want mainland New Smyrna Beach with quick access to the beaches and I-95

Probably not for

Buyers who want a no-HOA, no-CDD home on the tax bill
Buyers who need to walk to the beach (the beach is a drive east over the bridge)
Bargain hunters unwilling to pay the custom-home and amenity premium
Buyers who want a small, low-maintenance condo rather than a custom single-family lot

Market Pulse

How Tuscany Reserve is performing right now

50/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

0Months of supplytight

20Median days on marketdays

1 : 1Under contract vs for salestrong demand

0Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+0%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 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Tuscany Reserve 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 Verano at Venetian Bay or New Smyrna Beach. 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 : 1active : pending

For sale1

Pending1

Sold 12mo0

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 Tuscany Reserve buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Tuscany Reserve

Live MLS inventory for Tuscany Reserve. 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.

3550 Grande Tuscany Way home for sale in Tuscany Reserve

Active · 20 daysTop listing

$825,000

4 bd · 3 ba · 2,592 sqft · built 2005

3550 Grande Tuscany Way, New Smyrna Beach, 32168

Strong resaleReno opportunityBest value

Listed by Collado Real Estate

3589 Grande Tuscany Way home for sale in Tuscany Reserve

Pending · 278 days

$1,995,000

6 bd · 8.5 ba · 8,260 sqft · built 2005

3589 Grande Tuscany Way, New Smyrna Beach, 32168

Strong resaleReno opportunityBest value

Listed by Collado Real Estate

Interactive Map

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

Venetian Bay Town Center~3 to 6 min · dining and shopping inside the community

Interstate 95~5 to 10 min · via SR-44 on the mainland

Downtown New Smyrna Beach (Canal St)~10 to 15 min · east toward the river

New Smyrna Beach (Flagler Ave and the Atlantic)~15 to 20 min · east over the bridge

Daytona Beach~25 to 30 min · north via I-95

Daytona Beach International Airport (DAB)~25 to 30 min · north

Orlando metro~60 to 75 min · west via SR-44 and I-4

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 Tuscany Reserve Homes for Sale in New Smyrna Beach, FL with Momentum Realty’s local guides.

Golf Villas At Turnbull Bay I Homes for Sale in New Smyrna Beach, FLNew Smyrna Beach, FL · adjacent

Mill Run Homes for Sale in New Smyrna Beach, FLNew Smyrna Beach, FL · adjacent

Parkside Townhomes in New Smyrna Beach, FLNew Smyrna Beach, FL · 0.3 mi

Sarrina Lakes Homes for Sale in New Smyrna Beach, FLNew Smyrna Beach, FL · 0.5 mi

Savona South Homes for Sale in New Smyrna Beach, FLNew Smyrna Beach, FL · 0.5 mi

Turnbull Bay Country Club Homes for Sale in New Smyrna Beach, FLNew Smyrna Beach, FL · 0.5 mi

Tuscany Square at Venetian Bay Homes for Sale in New Smyrna Beach, FLNew Smyrna Beach, FL · 0.5 mi

Venetian Villas at Venetian Bay Homes for Sale in New Smyrna Beach, FLNew Smyrna Beach, FL · 0.5 mi

Verano at Venetian Bay Homes for Sale in New Smyrna Beach, FLNew Smyrna Beach, FL · 0.5 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

Tuscany Reserve (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

Tuscany Reserve 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 Tuscany Reserve address.

The takeaway

What actually shapes value at Tuscany Reserve, sourced and dated. We do not publish rumor.

Recent Developments in Tuscany Reserve

Development Intelligence

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

Net OutlookBullishVenetian Bay continues to build out around Tuscany Reserve, so the story is a finished, amenity-rich golf community where the custom-home tier and the layered fees drive the buy.

Custom-home tier inside an amenity-rich golf community

BullishNotable impact

SignificanceRadius: Tuscany Reserve / Venetian Bay

Larger custom homes inside a gated enclave of a golf community with a Town Center and resort amenities is a scarce product in mainland New Smyrna Beach, which tends to support resale; confirm current conditions for the specific home (386realestate.com, 2026).

Layered fees: HOA and possible CDD

NeutralNotable impact

SignificanceRadius: Venetian Bay

The community carries a homeowners association, and a Community Development District can apply on mainland master plans; read the exact dues and any CDD line on the parcel before you write (VCPA, 2024).

Mainland flood and insurance diligence

NeutralMinor impact

SignificanceRadius: Venetian Bay

Mainland parcels generally carry lower flood exposure than the barrier island, but local drainage and ponds can still matter; the FEMA map is authoritative per parcel, so confirm the determination.

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 Tuscany Reserve, 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 ↓

2024
Market
Tuscany Reserve sales in the $800Ks to $900Ks
A four-bedroom home on Tuscany Reserve Boulevard sold around $925,000 in 2024, with another listed near $825,000, reflecting the gated custom-home tier inside Venetian Bay. Why it matters: These are illustrative third-party figures, not MLS statistics; condition, size, and lot drive the number, so comp each home on its own within the enclave. Source
2024
Taxes
Volusia County millage and any CDD
Volusia County millage applies, and master-planned mainland communities can carry a Community Development District assessment on the tax bill in addition to the HOA dues (VCPA, 2024). Why it matters: Confirm the exact taxing authorities, any CDD line, and the HOA dues for the specific parcel before you commit. 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 Tuscany Reserve buying strategy.

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

Pull the HOA dues and any CDD for the exact parcel. Read the Venetian Bay association dues and confirm whether a Community Development District assessment appears on the tax bill, since they are separate.

Comp within the enclave and product. Tuscany Reserve is a custom-home tier; price the specific home against the closest comparable Tuscany Reserve sale, not a Venetian Bay or New Smyrna Beach average.

Inspect the custom-home systems. Confirm the roof, HVAC, and any builder or owner updates, since condition and finish drive value on larger homes.

Get a real insurance quote and flood determination. Pull the FEMA flood zone and a bindable quote for the specific address during diligence.

Decide on golf and amenities before you fall for the community. Confirm current Venetian Bay golf and amenity options and any membership cost if that is part of the reason you are buying.

The Quick Decision

Best Buy

A well-built custom home around the enclave median on a good lot, with the HOA, any CDD, flood, and insurance math verified.

Biggest Risk

Layered carrying cost (HOA plus any CDD) and deferred maintenance on a larger custom home.

Best Lot

Golf-adjacent, water, and premium homesites carry a clear premium over interior lots.

Smart Timing

A finished, higher-tier enclave trades on the specific home; a prepared buyer who has verified the fees can negotiate on condition.

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

Tuscany Reserve is a gated enclave of custom single-family homes inside Venetian Bay, a master-planned golf community on the mainland side of New Smyrna Beach, Volusia County, ZIP 32168 (386realestate.com, 2026). Homes are larger and more finished than the New Smyrna Beach norm, reported from roughly 2,500 to nearly 4,900 square feet, with recent sales into the $800,000s and $900,000s (Redfin; Coldwell Banker, 2024, illustrative, not MLS). Venetian Bay adds an 18-hole golf course, a Town Center with dining, and a resort-style amenity set. The community carries a homeowners association, and a Community Development District can apply on the tax bill, so the all-in carrying cost and the FEMA flood zone should be confirmed per parcel, and homes are best compared within the enclave by condition and lot.

Tuscany Reserve Homes For Sale

What your money buys in Tuscany Reserve.

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 Tuscany Reserve 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 custom homes in the enclave

The lower end of Tuscany Reserve is the smaller custom plans, which have listed into the low $800,000s on recent inventory (Coldwell Banker, 2024, illustrative, not MLS). Verify the HOA dues and any CDD before you write.

Lowest entry

Mid: four-bedroom custom homes near the enclave median

The core is four-bedroom custom homes, with a recent sale around $925,000 (Redfin, 2024). Condition, lot, and finish separate these; price on the closest comparable Tuscany Reserve sale.

Most inventory

High: larger or premium-lot custom homes

Larger plans toward the top of the reported size range, or homes on premium golf-adjacent or water lots, sit at the top of the enclave. Price each on its size, lot, and finish rather than a community-wide average; confirm current pricing.

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 ~$900K buys here.

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

Entry: smaller custom homes in the enclave

Mid: four-bedroom custom homes near the enclave median

The core is four-bedroom custom homes, with a recent sale around $925,000 (Redfin, 2024). Condition, lot, and finish separate these; price on the closest comparable Tuscany Reserve sale.

High: larger or premium-lot custom homes

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 Tuscany Reserve, 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 Tuscany Reserve 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 Tuscany Reserve 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 Tuscany Reserve

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.

“

Tuscany Reserve is about a larger, gated custom home inside an amenity-rich golf community, not a mainland bargain. The deal is read in the build quality, the lot, and the layered HOA and CDD math, not the sticker.

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.

7.7B+ · Buy Score

Resale Strength7.8/10

Renovation Risk6.4/10

Location Efficiency7.8/10

Long-Term Defensibility8.0/10

Carrying Cost Advantage5.6/10

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 Tuscany Reserve 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

GolfLake / 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

Golf-adjacent, water, and premium homesites carry the premium here.
Interior lots are the value play if you do not need the view.
Comp like-for-like within the enclave, not against all of Venetian Bay.

In a custom-home enclave like Tuscany Reserve, lot position and build quality drive price after condition. Homes on golf-adjacent or water homesites command a premium over interior lots, and the larger custom plans sit above the smaller ones. Because Venetian Bay is segmented into villages of different product, the honest approach is to compare a home against the closest comparable sale of the same product within Tuscany Reserve, and to weigh the HOA dues and any CDD as part of the all-in cost rather than a New Smyrna Beach average.

The 15-Second Verdict

Tuscany Reserve in 15 seconds.

Best forBuyers who want a larger, gated custom home inside the amenity-rich Venetian Bay golf community.

Strong onBuild quality and lifestyle: custom homes, a Town Center, golf, and resort amenities on the mainland New Smyrna Beach side.

WatchLayered carrying cost, HOA plus any CDD, and condition on larger custom homes, all confirmed per parcel.

Not forNo-HOA or no-CDD buyers, anyone needing to walk to the beach, or buyers wanting a small low-maintenance condo.

The edgeA scarce gated custom-home tier inside a finished golf community, where the right lot holds value.

HOA, CDD & Fees

15-Second Take

Tuscany Reserve carries the Venetian Bay HOA; confirm the current dues and coverage.
A CDD can apply on mainland master plans; read the parcel's tax bill, not the listing remarks.
Golf is a separate membership, not bundled into the HOA.

Tuscany Reserve sits inside Venetian Bay and carries a homeowners association assessment; a figure around $130 per month has been reported for some homes, but treat it as approximate and confirm the current dues and what they cover directly with the association. A Community Development District assessment can apply on mainland master plans of this kind; confirm whether a CDD line appears on the specific parcel's Volusia County tax bill before you buy.

The association and community fees fund the gates, common areas, and the Venetian Bay amenity set depending on the home; confirm exactly what is included. Any CDD funds community infrastructure and is collected on the tax bill.

Golf at Venetian Bay is a separate membership or pay-to-play structure, not bundled into the HOA; confirm current golf and amenity options and cost with the community if golf is part of your reason for buying.

Run Your Numbers

Tools for a Tuscany Reserve 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 Tuscany Reserve.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 Tuscany Reserve

Thinking of selling in Tuscany Reserve?

Your buyer is cross-shopping the rest of gated Venetian Bay and the New Smyrna Beach custom-home market, so sell what is specific and verifiable: your build quality, the exact HOA and any CDD figures, the lot, and any updates.

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 Tuscany Reserve, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Verano at Venetian Bay, 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 Tuscany Reserve home worth?

Get a no-obligation home value based on real comparable sales in Tuscany Reserve 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 Tuscany Reserve on the map →

Real comps, not a Zestimate.

The real cost & risk here

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.

$1,789/mo

Volusia County typical true cost to own

$151/mo

Volusia County typical home insurance

Check CDD

Confirm 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.

Tuscany Reserve Market Scorecard

Buyer-Leaning Market (limited data)

Tuscany Reserve is currently a buyer-leaning market (limited data). Limited supply, a median asking price of $799,900, and homes go under contract in about 25 days.

n/a

Months supply

$799,900

Median list

n/a

Median sold

n/a

Per sqft

Days on mkt

1/1/0

Active/Pend/Sold

Typical home value in the 32168 ZIP is $380,395, about 4.9% above the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Frequently Asked Questions

Where is Tuscany Reserve?

Tuscany Reserve is a gated enclave inside Venetian Bay, a master-planned golf community on the mainland side of New Smyrna Beach, Volusia County, ZIP 32168, west of the Intracoastal and the beaches.

What kind of homes are in Tuscany Reserve?

Larger custom single-family homes, reported from roughly 2,500 to nearly 4,900 square feet, built by a regional builder, with features like three-car garages on many plans (386realestate.com, 2026).

What do homes cost in Tuscany Reserve?

Recent sales reflect the custom-home tier, with a four-bedroom selling around $925,000 in 2024 and another listed near $825,000 (Redfin; Coldwell Banker, 2024, illustrative, not MLS). Confirm current pricing for a specific home.

Is Tuscany Reserve gated?

Yes. It is a gated enclave within the larger Venetian Bay community. Confirm the current access and any guest entry details with the association.

Does it have an HOA and a CDD?

It carries a Venetian Bay homeowners association assessment, and a Community Development District can apply on mainland master plans of this kind. Confirm the exact dues and whether a CDD line appears on the specific parcel's Volusia County tax bill.

Is Tuscany Reserve on the beach?

No. It is on the mainland side of New Smyrna Beach; the Atlantic and Flagler Avenue are a drive east over the bridge, roughly 15 to 20 minutes.

What amenities does Venetian Bay have?

An 18-hole golf course, a Town Center with dining, and a resort-style amenity set; confirm the current amenity and golf options and any membership cost with the community.

What schools serve Tuscany Reserve?

It is served by Volusia County Schools, with assignments set by address. Confirm the current zoned schools for the specific home with the district before you rely on it.

Is there a flood risk?

Mainland parcels generally carry lower flood exposure than the barrier island, but local drainage and ponds can still matter. The FEMA map is authoritative per parcel; confirm the determination and an insurance quote for the exact home.

Who built the homes in Tuscany Reserve?

Third-party guides credit a regional builder active in the Daytona and New Smyrna Beach area; confirm the builder, build year, and any warranty for the specific home (386realestate.com, 2026).

Is Tuscany Reserve a good investment?

It holds a scarce gated custom-home position inside a finished golf community, but the layered HOA and any CDD carrying cost and the custom-home pricing mean you should run the all-in monthly and comp within the enclave before deciding.

Should I use the listing agent to buy here?

No. The listing agent works for the seller. On a custom home where build quality, the lot, and the layered fees swing value, your own representation, which costs you nothing as the buyer, is the highest-leverage decision you make.

Who is the best real estate agent for Tuscany Reserve?

The best agent for Tuscany Reserve is one who actively works New Smyrna Beach and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Tuscany Reserve.

How do I find a top New Smyrna Beach real estate agent who knows Tuscany Reserve?

Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Tuscany Reserve and the wider New Smyrna Beach area.

Can Momentum Realty connect me with an agent for Tuscany Reserve?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Tuscany Reserve purchase or sale - no call center and no pressure.

The Verdict

Should you buy in Tuscany Reserve?

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

You want a larger, gated custom home inside an amenity-rich golf communityExcellent fit

You value a finished master-planned campus with golf, a Town Center, and resort amenitiesExcellent fit

You are comfortable budgeting the Venetian Bay dues and any CDDExcellent fit

You want mainland New Smyrna Beach with quick access to the beaches and I-95Excellent fit

You want to avoid an HOA or a CDD on the tax billProbably not

You need to walk to the beachProbably not

You are a bargain hunter unwilling to pay the custom-home and amenity premiumProbably not

You want a small, low-maintenance condo rather than a custom single-family lotProbably not

Get the inside read on Tuscany Reserve

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Tuscany Reserve 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 Tuscany Reserve specialist will reach out personally, usually the same day.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Information deemed reliable but not guaranteed.

Tuscany Reserve Homes for Sale in New Smyrna Beach, FL

The 60-Second Overview

Who Tuscany Reserve is best for.

Best for

Probably not for

How Tuscany Reserve is performing right now

Homes For Sale Right Now in Tuscany Reserve

Tuscany Reserve on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Tuscany Reserve

Custom-home tier inside an amenity-rich golf community

Layered fees: HOA and possible CDD

Mainland flood and insurance diligence

Tuscany Reserve sales in the $800Ks to $900Ks

Volusia County millage and any CDD

The Tuscany Reserve buying strategy.

The full read, only if you want it.

What your money buys in Tuscany Reserve.

What ~$900K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Tuscany Reserve holds value.

5 Mistakes Buyers Make in Tuscany Reserve

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 Tuscany Reserve is different.

Which Lots & Views Hold Value Best

Tuscany Reserve in 15 seconds.

HOA, CDD & Fees

Tools for a Tuscany Reserve buy.

Thinking of selling in Tuscany Reserve?

In Tuscany Reserve, condition and view decide your number

What is your Tuscany Reserve home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Tuscany Reserve Market Scorecard

Frequently Asked Questions

Should you buy in Tuscany Reserve?

Get the inside read on Tuscany Reserve

You are all set.

Need to sell fast in Duval County?

You just read the data. Now see what your home is worth.

More New Smyrna Beach & Volusia County / Daytona Beach Area guides