The Venetian
Homes for Sale in New Smyrna Beach, FL
True comps, carrying-cost math, and listings before the portals.
The Venetian is a boating-focused condominium community in New Smyrna Beach with zero active listings as of mid-July 2026. That tells you this is either a tightly-held building where owners stay put, or inventory moves quickly when it does surface. Either way, a buyer interested here will need to watch closely and act decisively when a unit comes available.
Amenities skew heavily nautical—boat dock, launch, and slips alongside typical condo infrastructure like pool, clubhouse, and storage. If you're not using the water access, you're paying for amenities you won't use. Pricing and absorption data are unavailable with no current listings, so any offer will hinge on comparable sales and motivated-seller windows rather than visible market competition.
The setting & the homes.
Aerial and on-site photos of The Venetian. Swipe to explore the community.
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The VenetianPhotos from DBAMLS listings in The Venetian; content deemed reliable but not guaranteed.
Who The Venetian is best for.
Best for
- Boat owners seeking direct slip access and willing to wait or act on off-market opportunities
- Buyers with flexible timelines who can monitor inventory and move decisively when a unit lists
- Investors comfortable underwriting with closed-sale comps in a supply-constrained waterfront condo market
Probably not for
- Buyers who need multiple active listings to compare condition, layout, and price in real time
- Anyone without boat or water-sport plans—you're paying HOA dues for amenities you won't use
- First-time condo buyers unfamiliar with reserve studies, flood insurance, and special-assessment risk in older waterfront buildings
The market around The Venetian
The Venetian is too small for its own price trend, so here is the market around it.
In ZIP 32168, 338 homes are on the market and 22% are under contract — a steady corner of New Smyrna Beach.
Across Volusia County, 4,230 homes are active and 1,084 pending (20% under contract).
ZIP and county figures describe the wider market, not The Venetian specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in The Venetian, 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. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
Life at The Venetian
- Boat Dock · reported on 2 of 2 listings
- Laundry · reported on 2 of 2 listings
- Shuffleboard Court · reported on 2 of 2 listings
- Pool · reported on 2 of 2 listings
- Boat Launch · reported on 1 of 2 listings
- Clubhouse · reported on 1 of 2 listings
- Cable TV · reported on 1 of 2 listings
- Management - Off Site · reported on 1 of 2 listings
- Storage · reported on 1 of 2 listings
- Trash · reported on 1 of 2 listings
- Boat Slip · 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 Venetian Condo
Development, infrastructure, retail, and school activity affecting Venetian Condo, 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 24 miles northwest of Venetian Condo, 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 14 miles northwest of Venetian Condo, 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 3 miles northwest of Venetian Condo.
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 The Venetian buying strategy.
If we were buying in The Venetian 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 The Venetian.
Boating amenities and invisible inventory
The Venetian's amenity roster reads like a checklist for boat owners: dock, launch, slips, and storage. Add a pool, shuffleboard court, clubhouse, laundry, cable, and trash service, and you have a classic Florida waterfront condo setup. Off-site management suggests a smaller or regionally-managed HOA; confirm governance structure, reserve funding, and slip availability before you write an offer.
With no active listings, there is no visible pricing benchmark or days-on-market rhythm to guide strategy. A buyer will rely entirely on closed comparables and will need an agent who can source off-market leads or position pre-market. A seller, conversely, faces no on-market competition but also no current comps to anchor list price—recent sales and appraiser opinion become the entire pricing conversation.
New Smyrna Beach's appeal is its relative calm compared to harder-hit tourist corridors, but any waterfront condo carries flood-insurance and special-assessment exposure. Review the HOA's last reserve study, any pending capital projects, and the building's wind-mitigation and elevation certificates. The boat amenities are valuable only if you use them; if you're a landlocked buyer drawn by price alone, you're subsidizing infrastructure that does nothing for your daily experience.
The location and the amenities are priced into every listing in The Venetian. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Zero inventory means The Venetian demands an agent with deep MLS command, off-market access, and the patience to wait for the right unit. Momentum's New Smyrna analysts track waterfront condo sales across Volusia, can benchmark your offer against recent closes, and will tell you candidly when a building's reserve health or slip availability makes it the wrong fit. We don't chase listings that aren't there—we position you to move when one surfaces, with underwriting already done.
The Venetian in 15 seconds.
HOA, CDD & Fees
- 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.
Tools for a The Venetian 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 The Venetian sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Venetian, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Venetian home worth?
Get a no-obligation home value based on real comparable sales in The Venetian, 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 The Venetian on the map →
Should you buy in The Venetian?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near The Venetian with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: July 14, 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 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.
The Venetian Market Scorecard
The Venetian is currently a buyer-leaning market (limited data). Limited supply, a median asking price of n/a.
Typical home value in the 32169 ZIP is $552,896, about 11.4% 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.