Venetian Villas
Homes for Sale in New Smyrna Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Ignacio Barsottelli, Barsottelli Prime Real Estate · via DBAMLS
Venetian Villas is a small, older community — 27 homes built between 1985 and 1990, with a median year built of 1987 — and the units themselves run compact, with a median living area of just 977 square feet. That footprint, combined with the age of the buildings, is the main thing shaping value here: buyers are paying for the boat dock, pool, and clubhouse package and full-time on-site management more than for square footage.
Right now the community sits at 24 months of supply with only 2 active listings against 27 total homes — a buyer-leaning posture, but one built on thin, sporadic inventory rather than a wave of active sellers. For a seller, that thinness can work in your favor if you're patient and priced right, since there's little competing supply on the market at any given moment. For a buyer, it means fewer choices to compare, so when something with a good unit orientation or dock access comes up, it tends to be worth acting on rather than waiting for a second option.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Venetian Villas right now
🟢 Buyer-leaning market. 24.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 July 12, 2026. Confidence: Low (2 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated July 12, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
A compact, maintained villa community in New Smyrna Beach built in the second half of the 1980s, with boat dock access and full-time on-site management layered over a small 27-home footprint.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Venetian Villas. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Venetian VillasPhotos from DBAMLS listings in Venetian Villas; content deemed reliable but not guaranteed.
Who Venetian Villas is best for.
Best for
- Buyers seeking a low-maintenance, HOA-managed unit with pool and boat dock access
- Buyers prioritizing location and amenities over interior square footage
- Buyers comfortable purchasing in a small, low-turnover community with limited listings at any given time
Probably not for
- Buyers who need substantially more than 977 square feet of living space
- Buyers who want a wide selection of active listings to compare before deciding
- Buyers uncomfortable with an older building stock (1985–1990) requiring ongoing structure and grounds upkeep
The market around Venetian Villas
Venetian Villas is too small for its own price trend, so here is the market around it.
Across Volusia County, 4,230 homes are active and 1,084 pending (20% under contract).
ZIP and county figures describe the wider market, not Venetian Villas specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Venetian Villas
Live MLS inventory for Venetian Villas. 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 and pending Venetian Villas listings as of 2026-10-28, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Venetian Villas 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 Villas
- Clubhouse · reported on 2 of 2 listings
- Maintenance Grounds · reported on 2 of 2 listings
- Pool · reported on 2 of 2 listings
- Boat Dock · reported on 1 of 2 listings
- Management - Full Time · reported on 1 of 2 listings
- Maintenance Structure · reported on 1 of 2 listings
- Management - Off Site · reported on 1 of 2 listings
- Trash · 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.
Schools
- Volusia County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Coronado Beach · Elementary
- New Smyrna Beach · Middle
- New Smyrna Beach · High
Zoned schools reflect the assignments reported on recent Venetian Villas listings 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 Villas address.
Recent Developments in Venetian Villas
Development, infrastructure, retail, and school activity affecting Venetian Villas, 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 4 miles east of Venetian Villas.
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 Villas.
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 Villas, 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 8 miles north of Venetian Villas, 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 13 miles north of Venetian Villas, 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 2 miles north of Venetian Villas.
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 Villas buying strategy.
If we were buying in Venetian Villas 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Villas.
A small footprint with a full amenity package
At a median of 977 square feet, these are efficient units, not sprawling homes — the kind of floor plan that works best for buyers prioritizing location and low-maintenance living over interior space. Age is a real factor too: with homes built between 1985 and 1990, expect condition to vary unit by unit depending on how well individual owners and the association have kept up with structure and grounds maintenance, both of which are covered under the HOA per the listed amenities.
What stands out on the amenities side is the depth of the package for a community this size: clubhouse, pool, boat dock, maintenance of both grounds and structure, and management that's both full-time and off-site-supported. That's a fuller service layer than most 27-home communities carry, and it's reflected in what buyers are paying for beyond the unit itself. Homestead share sits at 29.6%, meaning owner-occupancy is a meaningful but not dominant slice of the community — worth factoring in if rental flexibility or resale pace matters to your plans.
The location and the amenities are priced into every listing in Venetian Villas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only 2 active listings across 27 homes, Venetian Villas isn't a community where you can rely on a long list of comparables — you need someone tracking this specific pocket of New Smyrna Beach closely enough to know what recently moved and why. Momentum's read on this market comes from watching the dbaar feed directly, not from a generic county-wide report, which matters when the whole community is this small.
Venetian Villas in 15 seconds.
Tools for a Venetian Villas 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 Villas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Venetian Villas, 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 Villas home worth?
Get a no-obligation home value based on real comparable sales in Venetian Villas, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
Is Venetian Villas a buyer's or seller's market right now?
How many homes are in Venetian Villas?
What share of Venetian Villas is owner-occupied?
When were the homes in Venetian Villas built?
Who is the best real estate agent for Venetian Villas?
How do I find a top New Smyrna Beach real estate agent who knows Venetian Villas?
Can Momentum Realty connect me with an agent for Venetian Villas?
Should you buy in Venetian Villas?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Venetian Villas with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: October 28, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (community parcel extract) |
| 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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