Venetian Bay
Homes for Sale in New Smyrna Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of Ron Ballou, Coldwell Banker Coast Realty · via DBAMLS
Homes For Sale Right Now in Venetian Bay
Live MLS inventory for Venetian Bay. 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 · 37 daysTop listing
Active · 38 days
Active · 49 days
Active · 269 days
Active · 510 days
Active · 214 days
Active · 45 days
Active · 51 days
Active · 8 days
Active · 131 days
Active · 63 days
Active · 3 days
Active · 35 days
Active · 33 daysActive and pending Venetian Bay listings as of 2026-10-23, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Venetian Bay's pricing sits on newer construction and a gated, amenity-heavy footprint: homes here were built between 2004 and 2022, with a median year built of 2007 and a median living area of 2,187 square feet. That combination — golf course frontage, a clubhouse, tennis and pickleball courts, and gated access — supports a median price of $502,500, or $259.49 per square foot, and explains why values here have climbed 175% since 2012.
The current posture is balanced, not hot. Listings are moving slower — a median 107 days on market — against 34 active listings and 97 closings in this window, with 4.5 months of supply on hand. Prices are down 8.5% year over year, which tells sellers to price at today's comps rather than last year's, and gives buyers real room to negotiate on condition and terms rather than compete on multiple offers.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Venetian Bay right now
🟡 Balanced market. 4.7 months of supply and 18% of the inventory already under contract put buyers and sellers on roughly even footing.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 September 3, 2026. Confidence: Very High (44 active and pending listings, 96 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($497K) is down 7.4% from the prior 12 months ($537K) and up 155% since 2012.Momentum Research, record-level DBAMLS closed sales, 12-month windows ending September 3. Confidence: Very High (96 and 89 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 3, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Venetian Bay market snapshot (as of September 3, 2026): the median sale price is about $497K ($254 per sq ft over the trailing 12 months of closed sales), a median 93 days on market for closed sales, and 4.7 months of supply, a balanced market. The trailing-12-month median is down 7% from the prior 12 months and up 155% since 2012, computed from record-level DBAMLS closed sales (96 closings in the current window).
Venetian Bay is a community of 1,263 homes in New Smyrna Beach, Volusia County, built between 2004 and 2024 (median 2020), with a median living area of about 1,929 square feet. 59% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Venetian Bay is a gated, golf-anchored community of 562 homes in New Smyrna Beach, built out largely in the 2004-2022 window with amenities that include a clubhouse, pool, tennis and pickleball courts, and jogging paths.
The setting & the homes.
Aerial and on-site photos of Venetian Bay. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Venetian BayPhotos from DBAMLS listings in Venetian Bay; content deemed reliable but not guaranteed.
Who Venetian Bay is best for.
Best for
- Buyers targeting a gated, golf-course community with a full recreation package (pool, tennis, pickleball, clubhouse) near the $502,500 median price.
- Buyers who want newer construction, with homes built between 2004 and 2022 and a median living area of 2,187 square feet.
- Sellers with updated, move-in-ready homes who can price to current comps rather than last year's numbers.
Probably not for
- Buyers who need to close quickly in a competitive-bid environment — at a 107-day median time on market, this is not a fast-moving segment.
- Sellers expecting last year's pricing — values here are down 8.5% year over year.
- Investors seeking a high-turnover rental play — 75.4% of homes here carry a homestead exemption, indicating a largely owner-occupied base.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 3 of each year, from record-level DBAMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($497K) IS the median in the snapshot above, and the move from 2025 ($537K) IS the -7.4% one-year change.
Windows contain 48 to 193 sales each (96 in the current window); every figure carries its sample size. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Deemed reliable but not guaranteed.
23% of homes for sale in ZIP 32168 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-08-30).
Venetian Bay Market Scorecard
Venetian Bay is currently a balanced market. About 4.7 months of supply, a median asking price of $444,450, and homes go under contract in about 75 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: DBAMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Venetian Bay 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.
Life at Venetian Bay
- Pool · reported on 26 of 43 listings
- Golf Course · reported on 21 of 43 listings
- Tennis Court(s) · reported on 18 of 43 listings
- Maintenance Grounds · reported on 17 of 43 listings
- Basketball Court · reported on 14 of 43 listings
- Pickleball · reported on 12 of 43 listings
- Clubhouse · reported on 11 of 43 listings
- Playground · reported on 10 of 43 listings
- Jogging Path · reported on 10 of 43 listings
- Maintenance Structure · reported on 9 of 43 listings
- Park · reported on 7 of 43 listings
- Cable TV · reported on 7 of 43 listings
Community amenities as reported across DBAAR listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
How far is everything?
Everyday stops around Venetian Bay are close: the nearest groceries is about 3 minutes away.
- S and S Apiaries · Groceries3 min
- AdventHealth New Smyrna Health Park · Health4 min
- Panera Bread · Coffee4 min
- Shoppes at Coronado · Shopping5 min
- Otter Park South · Parks5 min
- Crave Hot Dogs & BBQ New Smyrna Beach, FL · Dining6 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- Volusia County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Chisholm Elementary SchoolFLDOE grade A · PreK-5
- New Smyrna Beach Middle SchoolFLDOE grade B · 6-8
- New Smyrna Beach High SchoolFLDOE grade A · 9-12
- Volusia County Virtual Instruction Program · Public K-12 virtual
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year 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 Venetian Bay address.
Recent Developments in Venetian Bay
Development, infrastructure, retail, and school activity affecting Venetian Bay, 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 5 miles east of Venetian Bay.
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 11 miles north of Venetian Bay.
Source: FlaglerLive - October 2026Civic
Edgewater adopts permanent ban on data centers
The City Council unanimously passed an ordinance on Sept. 14 barring development orders and permits for data centers, AI data centers and cryptocurrency mining facilities. A November ballot question would add similar language to the city charter. Officials cited flooding concerns and resource use.
What it may mean for the marketRemoves high-energy data facilities from the land uses available in Edgewater. The project is about 8 miles east of Venetian Bay, elsewhere in Volusia County.
Source: Hometown News Volusia - 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 project is about 7 miles north of Venetian Bay, elsewhere in Volusia County.
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 project is about 12 miles north of Venetian Bay, elsewhere in Volusia County.
Source: Hometown News Volusia - 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 northeast of Venetian Bay.
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 Venetian Bay buying strategy.
If we were buying in Venetian Bay 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 Venetian Bay.
What actually moves value in Venetian Bay
With 562 homes and only 34 currently active, inventory here is thin relative to the community's size, and 75.4% of homes carry a homestead exemption — a signal that most of this community is owner-occupied rather than turned over as short-term or investment stock.
The gated structure and full amenity package — pool, golf course, tennis and pickleball courts, clubhouse, playground, jogging path, and a security gate — comes with a maintenance-grounds and maintenance-structure component in the HOA, so buyers should verify current dues and access rules directly, since amenities are reported across MLS listings and can shift over time.
The location and the amenities are priced into every listing in Venetian Bay. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Venetian Bay buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 5 factors (6.4). Basis: Long-Term Appreciation +155% since 2012; Recent Direction -7.4% year-over-year; Liquidity & Demand 4.7 months of supply; Owner Commitment 59% owner-occupied; Pricing Power 96.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a balanced market carrying 4.5 months of supply and a 107-day median time on market, pricing and negotiating strategy matter more than they did when this community was appreciating quickly. Momentum tracks Venetian Bay's closings and active-listing mix specifically, so sellers price to what is actually closing and buyers know which of the 34 active listings are priced to move versus sitting.
Venetian Bay in 15 seconds.
HOA, CDD & Fees
- No CDD
- HOA reported ~$950/year
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Page states no CDD.
Flood & Insurance Context
Of 19 sampled listing addresses: 74% outside the FEMA Special Flood Hazard Area (Zone X/B/C); 26% in an A-series SFHA zone.
Address-sampled; individual parcels vary - verify any specific address at msc.fema.gov. Check any address at FEMA's Flood Map Service Center, and see average home-insurance costs by Florida county.
Source: FEMA National Flood Hazard Layer, address-level lookups (n=19) · as of 2026-08
Tools for a Venetian Bay 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 Venetian Bay sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Venetian Bay, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Venetian Bay home worth?
Get a no-obligation home value based on real comparable sales in Venetian Bay, 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 Venetian Bay on the map →
Frequently Asked Questions
What is the median home price in Venetian Bay?
How long do homes in Venetian Bay take to sell?
Is Venetian Bay a buyer's or seller's market right now?
How many homes are in Venetian Bay?
What share of Venetian Bay is owner-occupied?
When were the homes in Venetian Bay built?
Have Venetian Bay home prices gone up?
What schools serve Venetian Bay?
Who is the best real estate agent for Venetian Bay?
How do I find a top New Smyrna Beach real estate agent who knows Venetian Bay?
Can Momentum Realty connect me with an agent for Venetian Bay?
Should you buy in Venetian Bay?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Venetian Bay with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: October 23, 2026) |
| Community market stats | DBAMLS closed sales, 12-month windows ending September 3, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (12 streets, ZIP 32168)) |
| Under-contract shares | DBAMLS records, as of 2026-08-30 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2006 (1,697 transactions analyzed) |
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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