Tuscany Shores Condominium in Daytona Beach Shores, FL

Established 1988 · Intracoastal West · ZIP 32224

A boutique 2005 oceanfront tower in Daytona Beach Shores, all large three-bedroom units, with a one-month lease rule that keeps it residential.

Direct oceanfrontAll 3-bed, ~2,400 sq ft1 month minimum lease

Live Market Pulse

38/100
Momentum

Buyer's 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 Shores

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

$789K

Median Price

48mo

Supply

242days

Avg DOM

Soft

Seller Leverage

$339/sf

Median $/Sqft

+23%

1-Yr Price Change

0now

Distress

Jon's Current Read

"Tuscany Shores is a boutique 2005 oceanfront tower in Daytona Beach Shores, and the read is low-density full-time beachfront living: just 33 units across eleven floors, three per floor, every one a large three-bedroom near 2,400 square feet, with secured underground parking and a one-month lease minimum that keeps it residential rather than a nightly-rental tower. The Mediterranean-style building is amenity-rich for its size. Price the unit on its floor and exposure, and read the dues, which run high because the cost is shared across only 33 owners on an oceanfront 2000s building."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Tuscany Shores Condominium market snapshot (as of June 25, 2026): the median sale price is about $789K ($339 per sq ft), with homes averaging 242 days on market and 48.0 months of supply, a buyer's market (limited data). Values are up 23% over the past year, based on 1 recent closings in live Daytona-area MLS data.

Tuscany Shores is a direct-oceanfront condominium at 2901 South Atlantic Avenue in Daytona Beach Shores, Volusia County, ZIP 32118, on the Atlantic with ocean and Halifax River views. It was built in 2005 by BBL Construction in a Spanish and Mediterranean style (daytona-condos.com; Zillow, 2026).

It is a boutique, low-density tower: 33 units across eleven stories, just three units per floor, and the unit mix is uniform and large, all three-bedroom, three-bath plans just under 2,500 square feet (roughly 2,330 to 2,486 square feet). That makes it a full-time-residence building rather than a studio-heavy rental tower (daytona-condos.com; Apartments.com, 2026).

Amenities are full for the size: an oceanfront heated pool and spa, a fitness center, a clubhouse with a billiards room and a home theater, a social kitchen, secured underground parking with one to two assigned spaces per unit, in-unit laundry, and a secured lobby. The building is notably pet-friendly, allowing up to three pets (daytona-condos.com; Zillow, 2026).

Leasing is residential: the building carries a one-month minimum lease, and the active rental market is monthly leases rather than nightly or weekly stays. Confirm the current dues, the lease rule, and the reserve status with the association before you write.

Quick Match

Who Tuscany Shores is best for.

Best for

Buyers who want a full-time oceanfront residence in a small, low-density tower
Owner-occupants who value all-large three-bedroom units and secured parking
Pet owners (the building is unusually pet-friendly) who prefer a one-month-lease building

Probably not for

Investors seeking nightly or weekly vacation rentals (the one-month minimum rules that out)
Buyers who want a small or low-cost unit (every home here is a large three-bedroom)
Buyers who want to avoid the higher dues that come with a small oceanfront building

Market Pulse

How Tuscany Shores is performing right now

38/100
momentum

Buyer's Market (limited data)

Seller's marketBalancedBuyer's market

48Months of supplytight

208Median days on marketdays

0 : 4Under contract vs for salestrong demand

1Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

-4%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 Shores listings and the trailing twelve months of closed sales.

Where prices are going$750K2026 YTD

Median sale price by year. Tap a label to compare The Peninsula or Daytona Beach Shores. 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 foot$3022026 YTD

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

Supply and demand now4 : 0active : pending

For sale4

Pending0

Sold 12mo1

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 Shores Condominium buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Tuscany Shores

Live MLS inventory for Tuscany Shores Condominium. 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.

2901 S Atlantic Avenue #Ph201 home for sale in Tuscany Shores Condominium

Active · 168 daysTop listing

$925,000

3 bd · 3 ba · 2,486 sqft · built 2005

2901 S Atlantic Avenue #Ph201, Daytona Beach Shores, 32118

Listed by Redfin Corporation

2901 S Atlantic Avenue #402 home for sale in Tuscany Shores Condominium

Active · 248 days

$785,000

3 bd · 3 ba · 2,330 sqft · built 2005

2901 S Atlantic Avenue #402, Daytona Beach Shores, 32118

Listed by EXP Realty LLC

2901 S Atlantic Avenue #401 home for sale in Tuscany Shores Condominium

Active · 408 days

$749,500

3 bd · 3 ba · 2,486 sqft · built 2005

2901 S Atlantic Avenue #401, Daytona Beach Shores, 32118

Reno opportunityBest value

Listed by Realty Pros Assured

2901 S Atlantic Avenue #102 home for sale in Tuscany Shores Condominium

Active · 146 days

$724,995

3 bd · 3 ba · 2,330 sqft · built 2005

2901 S Atlantic Avenue #102, Daytona Beach, 32118

Reno opportunityBest value

Listed by Redfin Corporation

Interactive Map

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

Atlantic beachwalk · direct private beach access

Shores Publix and shopping~2 to 5 min · less than half a mile, just north of the Dunlawton bridge

Sunglow Pier~5 min · about half a mile south on South Atlantic Avenue

Oceans Golf Club and Shores Community Center~5 min · nearby recreation (daytona-condos.com, 2026)

Interstate 95~10 to 15 min · west via Dunlawton Avenue (approximate)

Daytona Beach International Airport (DAB)~20 min · about 9 miles (Apartments.com, 2026)

Ponce Inlet Lighthouse~15 min · south down the peninsula (approximate)

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 Shores Condominium in Daytona Beach Shores, FL with Momentum Realty’s local guides.

Townhomes At Oceans Homes for Sale in Daytona Beach Shores, FLDaytona Beach Shores, FL · 0.2 mi

The Peninsula Homes for Sale in Daytona Beach Shores, FLDaytona Beach Shores, FL · 0.7 mi

Windward South Homes for Sale in Daytona Beach Shores, FLDaytona Beach Shores, FL · 0.8 mi

Sea Havens Homes for Sale in Daytona Beach Shores, FLDaytona Beach Shores, FL · 0.9 mi

Cardinal Shores Homes for Sale in Daytona Beach Shores, FLDaytona Beach Shores, FL · 1.0 mi

La Vista Del Sol Homes for Sale in Daytona Beach Shores, FLDaytona Beach Shores, FL · 1.1 mi

Ocean Villas Condominium in Daytona Beach Shores, FLDaytona Beach Shores, FL · 1.1 mi

Key Colony Homes for Sale in Daytona Beach Shores, FLDaytona Beach Shores, FL · 1.1 mi

Marbella Homes for Sale in Daytona Beach Shores, FLDaytona Beach Shores, FL · 1.2 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 Shores (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 Shores 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 Shores address.

The takeaway

What actually affects an oceanfront tower here, sourced and dated. We do not publish rumor.

Recent Developments in Tuscany Shores Condominium

Development Intelligence

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

Net OutlookBullishThe tower is built out, so there is no new competing supply inside it. The near-term items are a planned pool renovation and the usual Florida condo reserve and insurance picture on a 2000s oceanfront building.

Planned pool renovation

NeutralA pool renovation was planned to begin in late 2025, with the pool temporarily closed during the work; confirm the current status and any assessment tied to it. impact

SignificanceRadius: Building-wide

Planned pool renovation

Florida condo reserve and insurance environment

NeutralOn a small oceanfront building, reserve funding and insurance are shared across only 33 owners, which keeps dues high; ask for the reserve study and budget. impact

SignificanceRadius: Building-wide

Florida condo reserve and insurance environment

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 Shores Condominium, 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 ↓

2025 to 2026
Amenity
Pool renovation project
The association planned a pool renovation beginning in late 2025, expected to run a few weeks and not extend beyond 2026, with the pool closed during the work. Why it matters: Confirm whether the project is complete and whether it was funded from reserves or a special assessment. 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 Shores buying strategy.

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

Confirm the one-month lease and current rules. The building carries a one-month minimum lease; confirm the current leasing and pet rules with the association before you assume a use.

Read the dues and reserve study. Dues run high on a 33-unit oceanfront building (reported around $1,224 per month in early 2026); confirm the current figure, the reserve study, and any assessment.

Check the pool project status. Confirm whether the planned pool renovation is complete and how it was funded.

Pull insurance and flood quotes. Get the FEMA flood zone and bindable wind and flood quotes for the unit during diligence.

Comp by floor and exposure. Higher floors and the best ocean exposures price above lower units; comp off the closest same-floor-band sale here.

The Quick Decision

Best Buy

A higher-floor three-bedroom with the dues, reserve study, and pool-project status confirmed.

Biggest Risk

High dues spread across only 33 owners, plus wind insurance and reserve funding on a 2005 oceanfront tower.

Best Lot

Higher floors and direct-ocean exposures carry the clear premium over lower units.

Smart Timing

Oceanfront condos move on floor, exposure, dues, and assessment status; a prepared buyer can negotiate when those questions are open.

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 Shores is a boutique direct-oceanfront condominium of 33 units at 2901 South Atlantic Avenue in Daytona Beach Shores, Volusia County, ZIP 32118, built in 2005 by BBL Construction in a Spanish and Mediterranean style. It rises eleven stories with just three units per floor, and the unit mix is uniform and large, all three-bedroom, three-bath plans just under 2,500 square feet. Amenities include an oceanfront heated pool and spa, a fitness center, a clubhouse with a billiards room and home theater, a social kitchen, secured underground parking, and in-unit laundry, and the building is unusually pet-friendly. Leasing carries a one-month minimum, so it operates as residential rather than a transient rental.

Tuscany Shores Homes For Sale

What your money buys in Tuscany Shores.

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

Entry: lower-floor three-bedroom units

$789K to $789K

Because every home is a large three-bedroom, the entry tier is the lower-floor units, generally in the $700,000s based on recent listings and sales (Zillow, 2026). Verify the dues and reserve status before you write.

Lowest entry

Mid: mid-floor ocean-view units

$789K to $789K

The core of the building is the mid-floor three-bedroom homes, with a unit listed near $749,500 in early 2026 and recent sales in the high $700,000s (Zillow, 2026). Floor and exposure separate these.

Most inventory

High: high-floor and penthouse units

$789K to $789K

High-floor and penthouse units sit at the top, with recent sales reported up toward $885,000 to $915,000 (Zillow, 2026). Price each on its floor, exposure, and updates.

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 ~$789K buys here.

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

$789K to $789K

Entry: lower-floor three-bedroom units

$789K to $789K

Mid: mid-floor ocean-view units

The core of the building is the mid-floor three-bedroom homes, with a unit listed near $749,500 in early 2026 and recent sales in the high $700,000s (Zillow, 2026). Floor and exposure separate these.

$789K to $789K

High: high-floor and penthouse units

High-floor and penthouse units sit at the top, with recent sales reported up toward $885,000 to $915,000 (Zillow, 2026). Price each on its floor, exposure, and updates.

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 Shores, 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 Shores is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Unit Value

The unit premium.

In a condo the value the market gives back at resale is set by the unit, not a lot: the floor, the view line (direct versus partial), and the exposure. The interior can be renovated, but the floor and view cannot, so higher floors and better views hold their value better. How much more they command varies by building, line, and condition, which is why we read it unit by unit 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 Shores 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 Shores

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 Shores sells a scarce combination: full-time oceanfront living in a 33-unit, all-three-bedroom Mediterranean tower with a one-month lease rule. The premium is in every listing, so the deal is in the carrying-cost math, the high dues and the reserve plan, and in buying the right floor and exposure.

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 Strength7.9/10

Renovation Risk6.8/10

Location Efficiency8.4/10

Long-Term Defensibility8.0/10

Carrying Cost Advantage5.4/10

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 Tuscany Shores 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 · Unit 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

Fill = price per square foot; ring = by realized $/sqft per unit. 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

Higher floors and direct-ocean exposures carry the premium here.
Because every unit is a large three-bedroom, floor and exposure drive price, not size.
Comp by floor band and exposure, not a building-wide average.

In a boutique oceanfront tower where every home is a large three-bedroom, position is nearly the entire price story. At Tuscany Shores, higher-floor units with direct ocean exposure command a premium over lower-floor homes, while square footage barely varies across the 33 units. The honest approach is to compare a unit against the closest sale in the same floor band and exposure, and to weigh the high dues, the reserve plan, and the insurance cost on a 2005 oceanfront building as part of the price.

The 15-Second Verdict

Tuscany Shores in 15 seconds.

Best forBuyers who want a full-time oceanfront residence in a small, low-density, all-large-unit tower.

Strong onScale and amenities: 33 large three-bedroom homes, three per floor, with a full amenity set and secured parking.

WatchHigh dues spread across only 33 owners, plus wind insurance and reserve funding on a 2005 oceanfront tower.

Not forVacation-rental investors, or buyers who want a small or low-cost unit.

The edgeA one-month lease rule, an all-three-bedroom mix, and an unusually pet-friendly policy make it a true residence.

HOA, CDD & Fees

15-Second Take

Dues run high because costs are split across only 33 units.
On a 2005 oceanfront tower, the reserve study is the number that matters most.
Amenities and secured parking are funded inside the dues, not a separate club fee.

Monthly dues were reported around $1,224 in early 2026 (Zillow), and run high because the building's costs are shared across only 33 units. Treat the figure as approximate and confirm the current dues, the reserve study, and any pending assessment with the association before you buy.

Reported coverage includes cable, insurance, structure maintenance, pest control, sewer, trash, and water; confirm exactly what is included for the unit.

There is no golf or private club membership; the dues fund the tower, the oceanfront pool and spa, the clubhouse and theater, and secured parking.

Run Your Numbers

Tools for a Tuscany Shores 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 Shores.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 Shores

Thinking of selling at Tuscany Shores?

Your buyer is cross-shopping the other oceanfront Daytona Beach Shores towers, so sell what is specific and verifiable: your floor and ocean exposure, the low-density 33-unit scale, the current dues and reserve status, 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 Shores, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping The Peninsula, 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 Shores home worth?

Get a no-obligation home value based on real comparable sales in Tuscany Shores 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 Shores Condominium 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 Shores Market Scorecard

Buyer's Market (limited data)

Tuscany Shores is currently a buyer's market (limited data). About 48.0 months of supply, a median asking price of $767,250, and homes go under contract in about 213.0 days.

48.0

Months supply

$767,250

Median list

$789,000

Median sold

$339

Per sqft

213.0

Days on mkt

4/0/1

Active/Pend/Sold

Typical home value in the 32118 ZIP is $291,026, about 3.0% below the Florida norm (Zillow Home Value Index).

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

Frequently Asked Questions

Is Tuscany Shores oceanfront?

Yes. It is a direct-oceanfront tower at 2901 South Atlantic Avenue in Daytona Beach Shores, with ocean and Halifax River views (daytona-condos.com; Zillow, 2026).

When was it built and how big is it?

It was built in 2005 by BBL Construction, with 33 units across eleven stories, just three units per floor (daytona-condos.com; Apartments.com, 2026).

What are the units like?

Uniform and large: all three-bedroom, three-bath plans just under 2,500 square feet, in a Spanish and Mediterranean-style building (daytona-condos.com; Zillow, 2026).

What is the minimum lease?

The building carries a one-month minimum lease, so it operates as residential rather than a nightly or weekly vacation rental; confirm the current rule with the association (daytona-condos.com, 2026).

Is it pet-friendly?

Yes, unusually so, reportedly allowing up to three pets; confirm the current pet rules with the association (daytona-condos.com, 2026).

What amenities are there?

An oceanfront heated pool and spa, a fitness center, a clubhouse with a billiards room and home theater, a social kitchen, secured underground parking, and in-unit laundry (daytona-condos.com; Zillow, 2026).

What do units cost?

Recent listings and sales ran roughly from the $700,000s up toward $885,000 to $915,000 for the larger high-floor units (Zillow, 2026). Confirm current pricing for the specific unit.

What are the dues?

Dues were reported around $1,224 per month in early 2026 and run high because costs are split across only 33 units; confirm the current figure and the reserve study with the association (Zillow, 2026).

Is there secured parking?

Yes. The tower has secured underground assigned parking, with one to two spaces per unit, plus storage (daytona-condos.com; Zillow, 2026).

What schools serve the building?

It is in the Volusia County Schools district, with assignments commonly including R.J. Longstreet Elementary, Silver Sands Middle, and Atlantic High; verify the current zoned schools for the address with the district locator before you rely on them.

Should I worry about a special assessment?

On a small 2005 oceanfront tower, ask for the reserve study, the status of the planned pool renovation, and any pending assessment, because reserve funding is shared across only 33 owners.

Is it a good investment?

It holds a scarce, full-time-residence oceanfront position in a low-density tower, but the high dues and the carrying cost on a 2005 building mean you should run the all-in monthly and comp by floor and exposure before deciding.

Who is the best real estate agent for Tuscany Shores Condominium?

The best agent for Tuscany Shores Condominium is one who actively works Daytona Beach Shores 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 Shores Condominium.

How do I find a top Daytona Beach Shores real estate agent who knows Tuscany Shores Condominium?

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 Shores Condominium and the wider Daytona Beach Shores area.

Can Momentum Realty connect me with an agent for Tuscany Shores Condominium?

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

The Verdict

Should you buy in Tuscany Shores?

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

You want a full-time oceanfront residence in a small, low-density towerExcellent fit

You value all-large three-bedroom units, secured parking, and a pet-friendly policyExcellent fit

You will verify the higher dues, insurance, and the reserve studyExcellent fit

You want a nightly or weekly vacation rentalProbably not

You want a small or low-cost unitProbably not

You are not willing to budget for the higher dues of a 33-unit oceanfront buildingProbably not

Get the inside read on Tuscany Shores

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Tuscany Shores 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 Shores 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 Shores Condominium in Daytona Beach Shores, FL

The 60-Second Overview

Who Tuscany Shores is best for.

Best for

Probably not for

How Tuscany Shores is performing right now

Homes For Sale Right Now in Tuscany Shores

Tuscany Shores on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Tuscany Shores Condominium

Planned pool renovation

Florida condo reserve and insurance environment

Pool renovation project

The Tuscany Shores buying strategy.

The full read, only if you want it.

What your money buys in Tuscany Shores.

What ~$789K buys here.

Renovation & Resale Intelligence

The renovation premium.

The unit premium.

How well Tuscany Shores holds value.

5 Mistakes Buyers Make in Tuscany Shores

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 Shores is different.

Which Lots & Views Hold Value Best

Tuscany Shores in 15 seconds.

HOA, CDD & Fees

Tools for a Tuscany Shores buy.

Thinking of selling at Tuscany Shores?

In Tuscany Shores, condition and view decide your number

What is your Tuscany Shores home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Tuscany Shores Market Scorecard

Frequently Asked Questions

Should you buy in Tuscany Shores?

Get the inside read on Tuscany Shores

You are all set.

Need to sell fast in Duval County?

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

More Daytona Beach Shores & Volusia County / Daytona Beach Area guides