Vineland Reserve Homes for Sale in Osteen, FL

Established 1988 · Intracoastal West · ZIP 32224

A new-construction community of single-family homes and townhomes in Osteen, an attainable, amenity-light-but-present entry in fast-growing southwest Volusia.

New constructionSingle-family and townhomesSouthwest Volusia (Osteen)

Live Market Pulse

58/100
Momentum

Balanced Market (limited data)

Tight supply keeps sellers in control, but dated interiors still trade at a discount, so condition is where buyers win.

Free · No obligation

Unlock Off-Market Vineland Reserve

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive DBAAR data14 years of closingsLocal renovation analysisUpdated twice daily

LiveMarket PulseDBAAR

$305K

Median Price

6mo

Supply

2days

Avg DOM

Balanced

Seller Leverage

$173/sf

Median $/Sqft

+12%

1-Yr Price Change

0now

Distress

Jon's Current Read

"Vineland Reserve is a new-construction community in Osteen, southwest Volusia County, built by national builders including D.R. Horton and Lennar, with both single-family homes and townhomes (D.R. Horton; Lennar, 2026). The read is attainable new build with builder warranties and a resort-style pool: single-family plans have been offered from roughly the low $300,000s, with some plans into the high $300,000s, on homes from about 1,300 to 2,100 square feet (Lennar builder pricing, 2026). The buy is plan-and-lot in a still-building community, so confirm the builder phase, the HOA dues, any CDD on the tax bill, and incentives on a new home. Pricing is builder-stated and illustrative; confirm per home."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Vineland Reserve market snapshot (as of June 25, 2026): the median sale price is about $305K ($173 per sq ft), with homes averaging 2 days on market and 6.0 months of supply, a balanced market (limited data). Values are up 12% over the past year and up -8% since 2023, based on 2 recent closings in live Daytona-area MLS data.

Vineland Reserve is a new-construction community in Osteen, Volusia County, ZIP 32764, in the fast-growing southwest corner of the county along the SR-415 corridor between Sanford and the coast (D.R. Horton; Lennar, 2026).

The community offers both single-family homes and townhomes from national builders including D.R. Horton and Lennar. Reported single-family plans run from about 1,300 to 2,100 square feet in three- and four-bedroom layouts, with townhomes offered in four-bedroom, two-and-a-half-bath plans with two-car garages and concrete-block construction (D.R. Horton; Lennar, 2026).

Builder pricing has placed single-family homes from roughly the low $300,000s, with certain plans into the high $300,000s (Lennar builder pricing, 2026). Because this is a still-building community with multiple builders and phases, confirm the current plan availability, pricing, and any builder incentives directly, and compare new build against the limited resale inventory.

Amenities include a resort-style pool with a cabana and a children's playground, with smart-home features on the homes (D.R. Horton; Lennar, 2026). As a newer master-planned community, it carries a homeowners association and may carry a Community Development District assessment on the tax bill; confirm the exact dues, any CDD, and the FEMA flood zone per parcel.

Quick Match

Who Vineland Reserve is best for.

Best for

Buyers who want an attainable new-construction home with a builder warranty
Buyers who value a resort-style pool and playground without a large fee load
Commuters who want southwest Volusia access toward Sanford, I-4, and the coast
First-time and right-size buyers comfortable comparing new build against limited resale

Probably not for

Buyers who want an established, mature neighborhood with large trees
Buyers who want a beachside or waterfront address
Buyers who want no HOA and no possible CDD on the tax bill
Buyers who need a large, full-service amenity campus or golf

Market Pulse

How Vineland Reserve is performing right now

58/100
momentum

Balanced Market (limited data)

Seller's marketBalancedBuyer's market

6Months of supplytight

2Median days on marketdays

1 : 1Under contract vs for salestrong demand

2Sold in last 12 monthsliquidity

+-8%Median price since 2023appreciation

+0%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from DBAAR, as of June 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Vineland Reserve listings and the trailing twelve months of closed sales.

Where prices are going$326K2026 YTD

Median sale price by year. Tap a label to compare Debary Plantation or Osteen. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square foot$2362026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now1 : 1active : pending

For sale1

Pending1

Sold 12mo2

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in Vineland Reserve buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Vineland Reserve

Live MLS inventory for Vineland Reserve. 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.

531 Remick Street home for sale in Vineland Reserve

Active · 2 daysTop listing

$305,490

4 bd · 2.5 ba · 1,758 sqft

531 Remick Street, Osteen, 32764

Reno opportunityBest value

Listed by D R Horton Realty of Central Florida

1018 Peach Creek Drive home for sale in Vineland Reserve

Pending · 49 days

$370,000

4 bd · 2 ba · 1,950 sqft · built 2023

1018 Peach Creek Drive, Osteen, 32764

Listed by RE/MAX Signature

Interactive Map

Vineland Reserve 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.

Nearby & Commute

How far is everything?

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Drive times from Vineland Reserve. They are approximate and vary with traffic and your exact start point.

SR-415 corridor~3 to 6 min · the area's main route toward Sanford and the coast

Deltona~10 to 15 min · everyday shopping and services

Sanford / Lake Mary~20 to 30 min · southwest via SR-415

Interstate 4~20 to 25 min · via Sanford or Debary

DeLand~20 to 25 min · northwest, the county seat

New Smyrna Beach and the Atlantic~30 to 40 min · east via SR-415 and SR-44

Orlando metro~40 to 55 min · southwest via I-4

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 Vineland Reserve Homes for Sale in Osteen, FL with Momentum Realty’s local guides.

GTGENEVA TR 15-20-32 Homes for SaleGeneva, FL · 7.0 mi LHLAKE HARNEY BCH Homes for Sale in Geneva, FLGeneva, FL · 7.0 mi LHLAKE HARNEY BEACH Homes for Sale in Geneva, FLGeneva, FL · 7.0 mi LHLAKE HARNEY ESTATES 5 ACRE DEV 256 PARCELSGeneva, FL · 7.0 mi LHLAKE HARNEY SHORES 1ST ADD Homes for Sale in Geneva, FLGeneva, FL · 7.0 mi OAOSCEOLA ACRES 5 ACRE DEV Homes for Sale in Geneva, FLGeneva, FL · 7.0 mi OBOSCEOLA BLUFF SOUTH 5 ACRE DEV 86 PARCELSGeneva, FL · 7.0 mi OBOSCEOLA BLUFF SOUTH 5 ACRE DEVELOPMENT 86 PARCELSGeneva, FL · 7.0 mi OEOVIEDO ESTATES AT LAKE MORAN SOUTH Homes for Sale in Geneva, FLGeneva, FL · 7.0 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr

Vineland Reserve (no CDD)$0/yr

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

15-Second Take

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

Vineland Reserve 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 Vineland Reserve address.

The takeaway

What actually shapes value at Vineland Reserve, sourced and dated. We do not publish rumor.

Recent Developments in Vineland Reserve

Development Intelligence

Our read on what is being built around Vineland Reserve, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishSouthwest Volusia along the SR-415 corridor is a high-growth area, so the story for a new community like Vineland Reserve is attainable new build, builder incentives, and the fee structure rather than scarcity.

Attainable new construction with builder warranties

BullishNotable impact

SignificanceRadius: Vineland Reserve

New single-family homes from roughly the low $300,000s with builder warranties and a resort-style pool are an attainable entry in a growth corridor, which tends to support demand; confirm current plan pricing and incentives with the builder (Lennar; D.R. Horton, 2026).

HOA and possible CDD on a newer master plan

NeutralNotable impact

SignificanceRadius: Vineland Reserve

Newer master-planned communities carry a homeowners association and can carry a Community Development District assessment on the tax bill; read the exact dues and any CDD line on the parcel before you write (VCPA, 2024).

Still-building community and resale comps

NeutralMinor impact

SignificanceRadius: Vineland Reserve

Because the community is still building with multiple builders and phases, early resale comps are limited; compare new build against the available resale inventory and confirm phase and lot premiums.

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 Vineland Reserve, 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 ↓

2026
Market
Vineland Reserve single-family from roughly the low $300Ks
Builder pricing placed Vineland Reserve single-family homes from roughly the low $300,000s, with certain plans into the high $300,000s, on homes from about 1,300 to 2,100 square feet, plus four-bedroom townhomes, as of 2026. Why it matters: These are builder-stated, illustrative figures that move with incentives and phase; confirm current pricing, lot premiums, and incentives directly with the builder. Source
2024
Taxes
Volusia County millage and any CDD
Volusia County millage applies in the Osteen area, and newer master-planned communities can carry a Community Development District assessment on the tax bill in addition to HOA dues (VCPA, 2024). Why it matters: Confirm the exact taxing authorities, any CDD line, and the HOA dues for the specific parcel before you commit. 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 Strategy

The Vineland Reserve buying strategy.

If we were buying in Vineland Reserve, this is the order of operations we would run, and the one we run for our clients.

Confirm the builder phase, pricing, and incentives. On a still-building community, get the current plan availability, lot premiums, and any builder incentives directly before you commit.

Pull the HOA dues and any CDD for the exact parcel. Read the homeowners association dues and confirm whether a Community Development District assessment appears on the Volusia County tax bill, since they are separate.

Compare new build against resale. Weigh a new home with a warranty against the limited resale inventory in the community, and confirm what a resale unit's condition and remaining warranty are.

Get the flood determination and an insurance quote. Pull the FEMA flood zone and a bindable quote for the specific lot, since southwest Volusia has lakes and wetlands nearby.

Confirm the schools and commute that matter to you. Verify the zoned Volusia County schools by address and time your actual commute toward Sanford, I-4, or the coast before you write.

The Quick Decision

Best Buy

A well-positioned plan with the lot premium, HOA dues, and any CDD verified, bought with current builder incentives.

Biggest Risk

Layered carrying cost (HOA plus any CDD) and paying a lot premium you have not compared across the phase.

Best Lot

Water, conservation, and quieter interior lots can carry premiums; compare the premium against the base price.

Smart Timing

In a still-building community, builder incentives and phase timing can matter as much as list price; a prepared buyer can use both.

Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Vineland Reserve is a new-construction community in Osteen, Volusia County, ZIP 32764, in the fast-growing southwest corner of the county along the SR-415 corridor, built by national builders including D.R. Horton and Lennar (D.R. Horton; Lennar, 2026). It offers single-family homes from about 1,300 to 2,100 square feet in three- and four-bedroom layouts, plus four-bedroom townhomes with two-car garages and concrete-block construction, with builder pricing placing single-family homes from roughly the low $300,000s into the high $300,000s on certain plans (Lennar builder pricing, 2026, illustrative). Amenities include a resort-style pool with a cabana and a children's playground, with smart-home features on the homes. As a newer master-planned community it carries a homeowners association and may carry a Community Development District assessment on the tax bill, so confirm the dues, any CDD, and the FEMA flood zone per parcel.

Vineland Reserve Homes For Sale

What your money buys in Vineland Reserve.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Vineland Reserve today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: townhomes and smaller single-family plans

$305K to $305K

The value end is the townhomes and smaller single-family plans near the bottom of the size range, the attainable entry to a new home (D.R. Horton builder pricing, 2026). Confirm the HOA dues, any CDD, and incentives before you write.

Lowest entry

Mid: three- and four-bedroom single-family homes

$305K to $305K

The core is three- and four-bedroom single-family homes from roughly the low $300,000s (Lennar builder pricing, 2026). Plan, lot, and incentives separate these; compare across the phase.

Most inventory

High: larger plans and premium lots

$305K to $305K

Larger plans and homes on premium water or conservation lots, reported into the high $300,000s on certain models, sit at the top. Price each on its plan and lot premium rather than a community base price; confirm current pricing with the builder.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings

What Your Money Buys

What ~$305K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

$305K to $305K

Entry: townhomes and smaller single-family plans

$305K to $305K

Mid: three- and four-bedroom single-family homes

The core is three- and four-bedroom single-family homes from roughly the low $300,000s (Lennar builder pricing, 2026). Plan, lot, and incentives separate these; compare across the phase.

$305K to $305K

High: larger plans and premium lots

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Vineland Reserve, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take

Renovation math decides the deal
Better lots and views resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay

Proprietary Data

The renovation premium.

Renovated-listing inventory in Vineland Reserve is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Vineland Reserve holds value.

Our read on the factors that protect resale here, and the one to manage.

No CDD on the tax billStrong

Central Intracoastal West locationStrong

Scarce golf and lake homesitesStrong

$30M club reinvestment to 2028Positive

All-resale 1990s conditionManage it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Vineland Reserve

15-Second Take

Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Underbudgeting the carrying costs
Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Overpaying for an interior lot

A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.

Underbudgeting the carrying costs

Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.

Skipping the systems check

An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

Vineland Reserve is about an attainable new home with a warranty and a pool in a growing southwest Volusia corridor, not an established neighborhood or a beach address. The deal is read in the plan, the lot premium, and the HOA and any CDD math, plus builder incentives, not just the list price.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

6.9B · Buy Score

Resale Strength6.6/10

Renovation Risk5.0/10

Location Efficiency6.6/10

Long-Term Defensibility6.4/10

Carrying Cost Advantage6.4/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Vineland Reserve is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live DBAAR feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live DBAAR feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates

Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)

$261 value$401 premium

Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from DBAAR; for orientation, not an appraisal.

15-Second Take

Water, conservation, and quieter interior lots can carry premiums; compare against the base price.
On a still-building community, confirm the phase and lot premium before you write.
Weigh new build with a warranty against the limited resale inventory.

In a new master-planned community like Vineland Reserve, the lot premium and the builder phase matter as much as the plan. Homes on water, conservation, or quieter interior lots can carry premiums over base lots, and pricing and incentives move by phase. The honest approach is to compare the lot premium against the base price, weigh a new home with a full warranty against the limited resale inventory, and read the HOA dues and any CDD as part of the all-in cost rather than a headline list price.

The 15-Second Verdict

Vineland Reserve in 15 seconds.

Best forBuyers who want an attainable new-construction home with a builder warranty in southwest Volusia.

Strong onValue and newness: new homes, a resort-style pool and playground, and smart-home features near the SR-415 growth corridor.

WatchLayered carrying cost, HOA plus any CDD, lot premiums, and how new build compares to limited resale.

Not forBuyers who want an established, mature neighborhood, a beachside address, or no HOA and no CDD.

The edgeAttainable new build with warranties and builder incentives in a high-growth corridor between Sanford and the coast.

HOA, CDD & Fees

15-Second Take

There is an HOA funding the pool, cabana, and playground; confirm the current dues.
A CDD can apply on newer master plans; read the parcel's tax bill, not the listing remarks.
Confirm builder phase, lot premiums, and incentives on a still-building community.

Vineland Reserve is a newer master-planned community and carries a homeowners association; the current dues figure is not published here and should be confirmed with the builder or association, along with what it covers. A Community Development District assessment can apply on newer master plans of this kind; confirm whether a CDD line appears on the specific parcel's Volusia County tax bill before you buy.

The HOA assessment typically funds the community amenities, including the resort-style pool and cabana and the playground, and the common areas; confirm exactly what is included. Any CDD funds community infrastructure and is collected on the tax bill.

There is no private golf or country club tied to the community; the amenities are a resort-style pool with a cabana and a children's playground rather than a clubhouse or golf course.

Run Your Numbers

Tools for a Vineland Reserve buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxVolusia County millage and the homestead picture.Rent vs buyThe breakeven on owning in Vineland Reserve.Save Our HomesProject your homestead tax cap over time.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Vineland Reserve

Thinking of selling in Vineland Reserve?

Your buyer is cross-shopping new build from the same builders and the limited resale inventory, so sell what is specific and verifiable: your plan and lot, the remaining warranty, the HOA dues and any CDD, and any upgrades.

Momentum listings (YTD)

97.98%

Sold-to-list ratio across the Jacksonville metro for our agents, sellers keeping more of their price.

Market average (YTD)

96.73%

The broader metro average sold-to-list ratio over the same period.

Momentum days on market

64 days

Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.

Market days on market

72 days

The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Vineland Reserve, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Debary Plantation, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Vineland Reserve home worth?

Get a no-obligation home value based on real comparable sales in Vineland Reserve matched to your condition, lot, and view, 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 Vineland Reserve on the map →

Real comps, not a Zestimate.

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.

$1,789/mo

Volusia County typical true cost to own

$151/mo

Volusia County typical home insurance

Check CDD

Confirm 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.

Vineland Reserve Market Scorecard

Buyer-Leaning Market (limited data)

Vineland Reserve is currently a buyer-leaning market (limited data). About 12.0 months of supply, a median asking price of $315,195, and homes go under contract in about 6.0 days.

12.0

Months supply

$315,195

Median list

$304,990

Median sold

$173

Per sqft

6.0

Days on mkt

2/1/2

Active/Pend/Sold

Typical home value in the 32764 ZIP is $403,454, about 3.6% below the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Frequently Asked Questions

Where is Vineland Reserve?

Vineland Reserve is a new-construction community in Osteen, Volusia County, ZIP 32764, in the southwest corner of the county along the SR-415 corridor between Sanford and the coast.

Who builds the homes in Vineland Reserve?

National builders including D.R. Horton and Lennar, offering both single-family homes and townhomes (D.R. Horton; Lennar, 2026). Confirm the current builder, plan, and phase for the specific home.

What kind of homes are in Vineland Reserve?

Single-family homes from about 1,300 to 2,100 square feet in three- and four-bedroom layouts, plus four-bedroom townhomes with two-car garages and concrete-block construction (D.R. Horton; Lennar, 2026).

What do homes cost in Vineland Reserve?

Builder pricing has placed single-family homes from roughly the low $300,000s into the high $300,000s on certain plans (Lennar builder pricing, 2026, illustrative). Confirm current pricing and incentives with the builder.

Does it have an HOA and a CDD?

It carries a homeowners association, and a Community Development District can apply on newer master plans of this kind. Confirm the exact dues and whether a CDD line appears on the specific parcel's Volusia County tax bill.

What amenities does Vineland Reserve have?

A resort-style pool with a cabana and a children's playground, with smart-home features on the homes (D.R. Horton; Lennar, 2026). Confirm the current amenity set with the builder or association.

Is Vineland Reserve near the beach?

No. It is in southwest Volusia; New Smyrna Beach and the Atlantic are roughly 30 to 40 minutes east via SR-415 and SR-44.

What schools serve Vineland Reserve?

It is served by Volusia County Schools, with assignments set by address. Confirm the current zoned schools for the specific home with the district before you rely on it.

Is there a flood risk?

Southwest Volusia has lakes and wetlands nearby, so flood exposure varies by lot. The FEMA map is authoritative per parcel; confirm the determination and an insurance quote for the exact home.

Should I buy new or resale in Vineland Reserve?

It depends on incentives, timing, and condition. A new home carries a full warranty and current builder incentives; a resale may offer upgrades already installed. Compare both, and confirm the remaining warranty on a resale.

Is Vineland Reserve a good value?

For a buyer who wants an attainable new home with a warranty in a growth corridor, it can be. Because it is still building, value depends on the plan, the lot premium, builder incentives, and the HOA and any CDD rather than a simple list price.

Should I use the builder's agent to buy here?

The on-site agent represents the builder. Even on a new home, having your own representation, which the builder typically pays, to read the contract, the lot premium, the HOA and CDD, and the incentives is the highest-leverage decision you make.

Who is the best real estate agent for Vineland Reserve Real Estate?

The best agent for Vineland Reserve Real Estate is one who actively works Osteen and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Vineland Reserve Real Estate.

How do I find a top Osteen real estate agent who knows Vineland Reserve Real Estate?

Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Vineland Reserve Real Estate and the wider Osteen area.

Can Momentum Realty connect me with an agent for Vineland Reserve Real Estate?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Vineland Reserve Real Estate purchase or sale - no call center and no pressure.

The Verdict

Should you buy in Vineland Reserve?

An honest fit check. We will tell you when it is not your community.

You want an attainable new-construction home with a builder warrantyExcellent fit

You value a resort-style pool and playground without a large fee loadExcellent fit

You want southwest Volusia access toward Sanford, I-4, and the coastExcellent fit

You are comfortable comparing new build against limited resale and confirming the feesExcellent fit

You want an established, mature neighborhood with large treesProbably not

You want a beachside or waterfront addressProbably not

You want no HOA and no possible CDD on the tax billProbably not

You need a large, full-service amenity campus or golfProbably not

Get the inside read on Vineland Reserve

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Vineland Reserve home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

You are all set.

A Momentum Realty Vineland Reserve specialist will reach out personally, usually the same day.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Information deemed reliable but not guaranteed.

Vineland Reserve Homes for Sale in Osteen, FL

The 60-Second Overview

Who Vineland Reserve is best for.

Best for

Probably not for

How Vineland Reserve is performing right now

Homes For Sale Right Now in Vineland Reserve

Vineland Reserve on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Vineland Reserve

Attainable new construction with builder warranties

HOA and possible CDD on a newer master plan

Still-building community and resale comps

Vineland Reserve single-family from roughly the low $300Ks

Volusia County millage and any CDD

The Vineland Reserve buying strategy.

The full read, only if you want it.

What your money buys in Vineland Reserve.

What ~$305K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Vineland Reserve holds value.

5 Mistakes Buyers Make in Vineland Reserve

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Underbudgeting the carrying costs

Skipping the systems check

Momentum Buy Score.

Why our read on Vineland Reserve is different.

Which Lots & Views Hold Value Best

Vineland Reserve in 15 seconds.

HOA, CDD & Fees

Tools for a Vineland Reserve buy.

Thinking of selling in Vineland Reserve?

In Vineland Reserve, condition and view decide your number

What is your Vineland Reserve home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Vineland Reserve Market Scorecard

Frequently Asked Questions

Should you buy in Vineland Reserve?

Get the inside read on Vineland Reserve

You are all set.

Need to sell fast in Duval County?

You just read the data. Now see what your home is worth.