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.
Swipe or use the arrows → tap any photo to enlarge
The Venetian
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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.
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.
The Venetian 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.
How far is everything?
The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.
Drive times from The Venetian. They are approximate and vary with traffic and your exact start point.
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 Venetian Condo in New Smyrna Beach, FL with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
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
- 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
The Venetian 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 The Venetian address.
What is actually moving at The Venetian, sourced and dated. We do not publish rumor.
Recent Developments in Venetian Condo
Our read on what is being built around The Venetian, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Riverfront boater location near Flagler Avenue
Boat docks on the Indian River plus a walk to Flagler Avenue and the beach approach is a durable draw that is hard to replicate; verify the dock arrangement for the specific unit.
Residential two-month-minimum lease
A two-month minimum keeps this a residential building rather than a transient rental, which supports stability; confirm the current rule with the association.
Florida condo reserve and inspection law
Florida's 2022 condo safety law (SB 4-D), amended by SB 154 in 2023, strengthened structural reserve and milestone-inspection requirements, with the milestone and reserve rules centered on buildings three or more stories. Confirm with the association how reserves are funded and whether any study or assessment applies to this building.
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 Venetian Condo, 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 ↓
- 2022
Regulation
Florida condo safety law (SB 4-D), amended 2023
After the 2021 Surfside collapse, Florida enacted SB 4-D in 2022 and amended it with SB 154 in 2023, tightening milestone structural inspections and reserve-study and funding requirements for condominium buildings, with the milestone and structural-reserve rules focused on buildings three stories and higher. Why it matters: For an older waterfront condo, ask the association how reserves are funded, whether a structural reserve study or milestone inspection applies, the dock arrangement, and whether any special assessment is planned, before you write. 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 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.
Own a home here?
You just read the data. Now see what your home is worth.
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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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 $548,213, about 10.5% 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.