Tuscany Reserve
Homes for Sale in New Smyrna Beach, FL
All 192 homes for sale in New Smyrna Beach, FL · median $554,950 · Volusia County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Patricia Collado, Collado Real Estate · via DBAMLS
As of September 2026, Tuscany Reserve in New Smyrna Beach, FL has 1 home for sale. Tuscany Reserve is a community in New Smyrna Beach, Volusia County, FL. Across New Smyrna Beach as a whole, 146 homes closed in the last 12 months at a median of $497,000, 106 median days on market, with 48 homes for sale today. At that median and Volusia County's FY2025-26 rate of 19.21 mills, annual property tax runs about $9,550 ($8,720 with the full homestead exemption).
Tuscany Reserve New Smyrna Beach sits at the intersection of golf-course living and beach proximity—about fifteen minutes from the sand, with fairway views and gated security. That combination explains pricing here: buyers pay for the amenity package (clubhouse, pool, gates, full-time management) plus the New Smyrna Beach address, which historically commands a premium over inland Volusia County alternatives. The golf component means you're also underwriting course maintenance and lifestyle infrastructure whether you play or not.
With one active listing as of mid-July 2026, inventory is minimal. That single unit tells you very little about market tempo or negotiating room; it could reflect either tight supply driven by owner satisfaction or simply seasonal doldrums. If you're serious about Tuscany Reserve, work with a broker who tracks off-market conversations and can tell you what the last three closes actually looked like—days-on-market and concession patterns matter more here than the lone active datapoint.
The 60-Second Overview
A gated golf community in New Smyrna Beach with one listing currently active; the amenity set is comprehensive (clubhouse, pool, playground, course access, full-time management), and inventory scarcity means patience and off-market intelligence will matter as much as list price.
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 Tuscany Reserve. Swipe to explore the community.
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Tuscany ReservePhotos from DBAMLS listings in Tuscany Reserve; content deemed reliable but not guaranteed.
Who Tuscany Reserve is best for.
Best for
- Golfers or clubhouse users who want gated living near the beach without oceanfront price tags and are comfortable with higher monthly HOA dues for full-service amenity management.
- Buyers prioritizing turnkey exterior maintenance and resort-style recreation within the gates, willing to drive ten to fifteen minutes for beach access.
- Households that value security gates and professional management and understand that golf-course premiums and HOA costs are part of the entry price, not negotiable add-ons.
Probably not for
- Buyers seeking oceanfront or Intracoastal water access—you are paying for golf and gates here, not waterfront location.
- Budget-conscious households looking to minimize monthly HOA expense or avoid subsidizing amenities they will rarely use; golf communities carry higher dues by design.
- Investors or buyers who need active inventory and competitive market data to validate price—one listing provides no transparency, and thin supply means limited negotiating leverage.
The market around Tuscany Reserve
Tuscany Reserve 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 Tuscany Reserve specifically. Momentum Research analysis of MLS records.
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.
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
Tuscany Reserve is currently a buyer-leaning market (limited data). About 12.0 months of supply, a median asking price of $799,900, and homes go under contract in about 106 days.
Typical home value in the 32168 ZIP is $383,682, about 5.4% 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.
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.
Active and pending Tuscany Reserve listings as of 2026-09-20, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Every Home for Sale in Tuscany Reserve New Smyrna Beach Right Now (1)
All 1 active and pending Tuscany Reserve New Smyrna Beach listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3550 Grande Tuscany Way · $799,900 · 4 bd / 3 ba · listed Jun 21, 2026 · listed by Collado Real Estate
Life at Tuscany Reserve
- Clubhouse · reported on 2 of 2 listings
- Park · reported on 2 of 2 listings
- Golf Course · reported on 1 of 2 listings
- Trash · reported on 1 of 2 listings
- Pool · reported on 1 of 2 listings
- Security Gate · reported on 1 of 2 listings
- Management - Full Time · reported on 1 of 2 listings
- Maintenance Grounds · reported on 1 of 2 listings
- Playground · reported on 1 of 2 listings
Community amenities as reported across DBAAR listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Recent Developments in Tuscany Reserve
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 August 2026.
- July 2026Infrastructure
State Road 40 widening in Volusia advances in design
The Florida Department of Transportation project to widen State Road 40 from State Road 11 to Cone Road in Volusia County remains in the design phase, with right of way acquisition in progress and construction not yet funded, according to a project page last updated July 14, 2026. The roughly 7 mile plan would add lanes, replace three bridges, and include a multi use trail and a wildlife crossing.
What it may mean for the marketDesign and right of way work continue on widening State Road 40 to four lanes, a project that would add roadway capacity, new bridges, and a multi use trail along the western Volusia corridor once construction is funded. The project is about 21 miles northwest of Tuscany Reserve, elsewhere in Volusia County.
Source: CFL Roads - 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 12 miles northwest of Tuscany Reserve.
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 1 mile east of Tuscany Reserve.
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 Tuscany Reserve buying strategy.
If we were buying in Tuscany Reserve 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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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 Tuscany Reserve.
Golf gates, beach proximity, and one listing
Tuscany Reserve offers the full country-club framework: security gate, clubhouse, pool, golf course, playground, park, and professional grounds maintenance with full-time management. Trash service is included. For buyers who want turnkey resort-style living without leaving the community for recreation, the infrastructure is in place. The trade-off is HOA expense—these amenities and that staffing cost money every month, and golf-course communities historically carry higher dues than non-golf neighborhoods.
Location-wise, you're in New Smyrna Beach proper but not on the Intracoastal or oceanfront. Expect a ten-to-fifteen-minute drive to the beach, which preserves some insulation from seasonal traffic while keeping coastal access practical for weekly or daily use. Volusia County taxes apply; verify current millage and any CDD or special-assessment layers with your broker before you write an offer.
The single active listing as of this snapshot makes market-pace analysis difficult. You cannot infer absorption rate, price trajectory, or buyer-seller negotiating balance from one data point. If you're considering Tuscany Reserve, ask your agent for closed-sale comps from the past six months—days on market, list-to-sale ratios, and concession frequency will tell you far more than this lone active unit. Also confirm that the golf course remains operational and financially stable; course closures or deferred maintenance can crater values in golf communities faster than in standard subdivisions.
The location and the amenities are priced into every listing in Tuscany Reserve. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with minimal active inventory, market intelligence moves off the MLS and into broker networks and owner relationships. Momentum's team monitors pre-market signals, knows which sellers are considering a move before the sign goes up, and understands the HOA financial health and amenity-access nuances that don't appear in listing remarks. We will also tell you candidly if the golf-course premium and monthly HOA load make sense for your use case—or if a non-golf beachside alternative delivers better value for how you actually live.
Tuscany Reserve in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Tuscany Reserve 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 Tuscany Reserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tuscany Reserve, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tuscany Reserve home worth?
Get a no-obligation home value based on real comparable sales in Tuscany Reserve, 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 New Smyrna Beach →
Should you buy in Tuscany Reserve?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: September 20, 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.
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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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More New Smyrna Beach & Volusia County / Daytona Beach Area guides
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Common questions about Tuscany Reserve
Where is Tuscany Reserve?
Tuscany Reserve is a community in New Smyrna Beach, Volusia County, Florida.
Are there homes for sale in Tuscany Reserve right now?
Yes — 1 active and 1 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Tuscany Reserve have an HOA or CDD?
No HOA is on record for Tuscany Reserve in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
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