Venetian Villas
Homes for Sale in New Smyrna Beach, FL
All 192 homes for sale in New Smyrna Beach, FL · median $554,950 · 16 townhomes for sale in New Smyrna Beach · Volusia County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Ignacio Barsottelli, Barsottelli Prime Real Estate · via DBAMLS
As of September 2026, Venetian Villas in New Smyrna Beach, FL has 2 homes for sale. Homes listed or recently sold were built 1982–1990; 4 of 4 report an HOA (median $400/mo); 2 of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 7 ft).
| Location | New Smyrna Beach, Volusia County, FL |
|---|---|
| Homes in the community | 27 (FL DOR 2025 assessment roll) |
| Years built | 1985–1990 (median 1987) |
| Typical living area | 977 sq ft (median) |
| Amenities listed by sellers | Clubhouse, Maintenance Grounds, Boat Dock, Maintenance Structure, Management - Off Site, Management - Full Time |
| For sale right now | 2 active, 0 pending · median asking $570,000 · 24.0 months of supply |
| Owner-occupied (homestead) share | 30% |
Data as of July 12, 2026. © 2026 Daytona Beach Area Association of REALTORS®, Inc; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Venetian Villas key facts,” movewithmomentum.com/neighborhoods/venetian-villas-new-smyrna-beach, data as of July 12, 2026.
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.
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 September 20, 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 · 139 daysTop listing
Active · 88 days
Pending · 17 daysActive and pending Venetian Villas listings as of 2026-09-19, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Every Home for Sale in Venetian Villas New Smyrna Beach Right Now (3)
All 3 active and pending Venetian Villas New Smyrna Beach listings with a detail page, newest first, refreshed twice a day from the MLS.
- 163 Breezeway Court · $309,000 · 2 bd / 2 ba · pending · listed Sep 1, 2026 · listed by Keller Williams Realty Florida Partners
- 113 Lagoon Court · $450,000 · 2 bd / 2.5 ba · listed Jun 23, 2026 · listed by Barsottelli Prime Real Estate
- 121 Lagoon Court · $650,000 · 3 bd / 2.5 ba · listed Jun 21, 2026 · listed by Barsottelli Prime Real Estate
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, tiles © CARTO.
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.
Shop the zone: Homes zoned for New Smyrna Beach High School
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 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 22 miles northwest of Venetian Villas, 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 13 miles northwest of Venetian Villas, 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 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.
HOA, CDD & Fees
- HOA dues reported around $400/month (about $4,800/yr) · median of 8 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $400 per month ($4,800 a year) — the median AssociationFee across 8 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
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 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.
See all homes for sale in New Smyrna Beach →
13% of homes for sale in ZIP 32169 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 (2026-09-20).
Venetian Villas Market Scorecard
Venetian Villas is currently a buyer-leaning market (limited data). About 24.0 months of supply, a median asking price of $550,000, and homes go under contract in about 114.5 days.
Typical home value in the 32168 ZIP is $383,682, about 5.4% 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.
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?
Where is Venetian Villas, and what county is it in?
Should you buy in Venetian Villas?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: September 19, 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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Nearby Communities
Explore more neighborhoods near Venetian Villas with Momentum Realty’s local guides.