Venetian Bay
Homes for Sale in New Smyrna Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
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.
Venetian Bay right now
🟡 Balanced market. 4.5 months of supply and 28% 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 August 21, 2026. Confidence: Very High (46 active and pending listings, 93 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($495K) is down 7.8% from the prior 12 months ($537K) and up 156% since 2012.Momentum Research, record-level DBAMLS closed sales, 12-month windows ending August 21. Confidence: Very High (93 and 89 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 21, 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 August 21, 2026): the median sale price is about $495K ($256 per sq ft over the trailing 12 months of closed sales), a median 95 days on market for closed sales, and 4.5 months of supply, a balanced market. The trailing-12-month median is down 8% from the prior 12 months and up 156% since 2012, computed from record-level DBAMLS closed sales (93 closings in the current window).
Venetian Bay is a community of 1,167 homes in New Smyrna Beach, Volusia County, built between 2004 and 2024 (median 2019), with a median living area of about 1,959 square feet. 63% 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 August 21 of each year, from record-level DBAMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($495K) IS the median in the snapshot above, and the move from 2025 ($537K) IS the -7.8% one-year change.
Windows contain 47 to 200 sales each (93 in the current window); every figure carries its sample size. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Deemed reliable but not guaranteed.
24% 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 (2026-08-18).
Venetian Bay Market Scorecard
Venetian Bay is currently a balanced market. About 4.5 months of supply, a median asking price of $450,000, and homes go under contract in about 67 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.
Housing distress & ownership in Venetian Bay, New Smyrna Beach
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Source: Data provided by realMLS. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
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 · 17 daysTop listing
Active · 212 days
Active · 453 days
Active · 157 days
Active · 55 days
Active · 3 days
Active · 74 days
Active · 41 days
Active · 18 days
Active · 33 days
Active · 165 days
Active · 17 days
Active · 123 days
Active · 40 daysActive and pending Venetian Bay listings as of 2026-08-24, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
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, tiles © CARTO.
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 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 Venetian Bay, 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 project is about 12 miles northwest of Venetian Bay, elsewhere in Volusia County.
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 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 (6.5). Basis: Long-Term Appreciation +156% since 2012; Recent Direction -7.8% year-over-year; Liquidity & Demand 4.5 months of supply; Owner Commitment 63% owner-occupied; Pricing Power 95.9% 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
- Mandatory HOA. Confirm current dues
- 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.
Page states no CDD.
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: August 21, 2026) |
| Community market stats | DBAMLS closed sales, 12-month windows ending August 21, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (13 streets, ZIP 32168)) |
| Under-contract shares | DBAMLS records, as of 2026-08-18 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2006 (1,691 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.
Own a home here?
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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 your area comps.
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See how Venetian Bay fits the bigger picture — live prices, inventory, and Momentum Scores: