Willow Run
Homes for Sale in Port Orange, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-09-03, 17 recorded sales closed at a median of $270,000, $213 per square foot, a median 50 days on market, sellers accepting 95% of original asking (-8% versus the prior year). At the median price and Volusia County's FY2025-26 rate of 19.21 mills, annual property tax runs about $5,190 ($4,360 with the full homestead exemption).
Price in Willow Run is driven by condition and vintage more than location. With a median build year of 1983 and homes going back to 1966, the median around $265,000 reflects a stock where updated and original-condition houses sit side by side, and the spread between them is wide. At roughly $217 per square foot on a median home just under 1,360 square feet, you are paying for modest, established footprints — what separates one sale from the next is what the seller did to the interior, not the address.
The current posture is a buyer's market that still moves at a measured pace. Prices are down 11.7% year over year, and with a heat score of 39, sellers no longer set the terms. But the median 43 days on market tells you well-priced, updated homes still clear in a reasonable window. For sellers, that means pricing to today's comps, not last year's; for buyers, there is room to negotiate, especially on homes that need work.
Willow Run right now
🔴 Off the recent peak. The trailing-12-month median ($270K) is down 8.5% from the prior 12 months ($295K) and up 179% since 2012. With about 23 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level DBAMLS closed sales, 12-month windows ending September 3. Confidence: High (17 and 17 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 3, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Willow Run market snapshot (as of September 3, 2026): the median sale price is about $270K ($213 per sq ft over the trailing 12 months of closed sales), and a median 50 days on market for closed sales. The trailing-12-month median is down 8% from the prior 12 months and up 179% since 2012, computed from record-level DBAMLS closed sales (17 closings in the current window).
Willow Run is an established Port Orange community of roughly 1,200 homes built across several decades, where the mid-$260s median masks a real condition-driven gap between move-in-ready and project houses. It is a place to buy on the merits of the individual home, not the momentum of the market.
Who Willow Run is best for.
Best for
- Owner-occupants planning to stay long enough to ride out a soft market
- Buyers with a renovation budget who want to capture the gap between project and updated homes
- Buyers seeking an established, modestly sized home in the mid-$260s range
Probably not for
- Buyers set on new construction or large square footage
- Short-horizon buyers counting on near-term appreciation
- Investors wanting high-turnover flip inventory in a predominantly owner-occupied community
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 3 of each year, from record-level DBAMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($270K) IS the median in the snapshot above, and the move from 2025 ($295K) IS the -8.5% one-year change.
Windows contain 12 to 40 sales each (17 in the current window); every figure carries its sample size, and thin markets swing on single closings. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Deemed reliable but not guaranteed.
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.
20% of homes for sale in ZIP 32119 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 (2026-08-30).
Recent Developments in Willow Run
Development, infrastructure, retail, and school activity affecting Willow Run, 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 17 miles northwest of Willow Run, 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 site is about 7 miles northwest of Willow Run.
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 5 miles south of Willow Run.
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 Willow Run buying strategy.
If we were buying in Willow Run 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 Willow Run.
A market cooling off a long climb
The long-run numbers and the short-run numbers point in opposite directions, and both matter. Prices are up 188% since 2012 — a substantial climb over more than a decade — but the last year has given back 11.7%. That is a reset off a peak, not a collapse, and it lands in a community where homes are established rather than new. The build range runs from 1966 to 2022, so a small share of newer construction exists, but the median vintage of 1983 is the reality for most buyers.
Ownership here skews long-term: about 71% of homes carry a homestead exemption, which points to owner-occupants rather than a heavy investor presence. That tends to keep the housing stock stable and turnover moderate. With only 14 closings in the measured window, individual sales carry weight, so read comps carefully and weigh each one on condition.
The location and the amenities are priced into every listing in Willow Run. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Willow Run buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (6.8). Basis: Long-Term Appreciation +179% since 2012; Recent Direction -8.5% year-over-year; Pricing Power 94.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a condition-driven market like Willow Run, the median price tells you almost nothing about the house in front of you. With a thin closings window, pricing comes down to reading each comparable on its merits — vintage, updates, square footage — and we do that work rather than lean on a formula. Whether you are pricing to sell in a softening market or negotiating on a home that needs work, we will tell you plainly where a given property sits.
Willow Run in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Willow Run 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 Willow Run sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Willow Run, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Willow Run home worth?
Get a no-obligation home value based on real comparable sales in Willow Run, 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
What is the median home price in Willow Run?
How long do homes in Willow Run take to sell?
Have Willow Run home prices gone up?
Who is the best real estate agent for Willow Run?
How do I find a top Port Orange real estate agent who knows Willow Run?
Can Momentum Realty connect me with an agent for Willow Run?
Should you buy in Willow Run?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | DBAMLS closed sales, 12-month windows ending September 3, 2026 |
| Under-contract shares | DBAMLS records, as of 2026-08-30 |
| Historical depth | Closed-sale records back to 2001 (603 transactions analyzed) |
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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