Woodlake
Homes for Sale in Port Orange, FL
All 278 homes for sale in Port Orange, FL · median $317,250 · Volusia County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Coldwell Banker Coast Realty · via DBAMLS
As of September 2026, Woodlake in Port Orange, FL has 2 homes for sale. Homes listed or recently sold were built 1989–2000; 9 of 9 report an HOA (median $20/mo); none of the 9 geocoded homes sit in a FEMA special flood hazard zone (median elevation 10 ft).
Woodlake Port Orange is a small community with just two active listings as of mid-July 2026, so pricing and pace are driven entirely by individual home condition and motivated timing rather than sustained inventory trends. With no median price data in this snapshot, the on-the-ground reality is simple: what you see is what you get, and every showing will tell you whether the seller's number meets the market or sits above it.
At 3.4 months of supply, the market sits in balanced territory—neither a buyer's bonanza nor a bidding scramble. For sellers, that means reasonable pricing will attract serious inquiries; overreach will sit. For buyers, expect room to negotiate on condition and contingencies, but don't expect distressed inventory or fire-sale urgency. The two homes on offer right now define the entire conversation.
Woodlake right now
🟡 Balanced market. 3.4 months of supply and 33% of the inventory already under contract put buyers and sellers on roughly even footing.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 (3 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
With only two active listings and a balanced 3.4‑month supply, Woodlake Port Orange offers virtually no inventory cushion—what's available today is the market, and pricing discipline matters on both sides of the table.
Flood zones in Woodlake: of 8 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary — verify any specific address at msc.fema.gov. See flood zones by neighborhood in Port Orange.
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 Woodlake. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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WoodlakePhotos from DBAMLS listings in Woodlake; content deemed reliable but not guaranteed.
Who Woodlake is best for.
Best for
- Buyers comfortable with a small, low-profile community and prepared to move decisively on the one or two listings available at any given time.
- Cost-conscious buyers who value basic grounds maintenance without paying for clubhouse, pool, or event programming they won't use.
- Flexible buyers willing to negotiate directly on condition and timeline rather than relying on competitive tension to flush out seller concessions.
Probably not for
- Buyers who want to compare five or six active listings before committing—you will not find that depth of choice here.
- Buyers prioritizing on-site amenities, walking trails, or a resort-style HOA experience with regular community events.
- Buyers on a tight closing schedule who need backup options if inspection or appraisal derails the first contract—there may be no plan B inventory available.
The market around Woodlake
Woodlake 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 Woodlake specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Woodlake
Live MLS inventory for Woodlake. 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 Woodlake 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 Woodlake Port Orange Right Now (2)
All 2 active and pending Woodlake Port Orange listings with a detail page, newest first, refreshed twice a day from the MLS.
- 4586 Miles Drive · $420,000 · 3 bd / 2 ba · pending · listed Aug 31, 2026 · listed by Coldwell Banker Coast Realty
- 4585 Miles Drive · $349,999 · 4 bd / 2 ba · listed Jul 29, 2026 · listed by LPT Realty, LLC
Woodlake 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 Woodlake
- Maintenance Grounds · reported on 2 of 6 listings
- Management - Off Site · reported on 1 of 6 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
- Spruce Creek · Elementary
- Silver Sands · Middle
- Spruce Creek · High
Zoned schools reflect the assignments reported on recent Woodlake 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 Woodlake address.
Shop the zone: Homes zoned for Spruce Creek High School
Recent Developments in Woodlake
Development, infrastructure, retail, and school activity affecting Woodlake, 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 Woodlake, 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 Woodlake.
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 6 miles south of Woodlake.
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 Woodlake buying strategy.
If we were buying in Woodlake 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 Woodlake.
A pocket community where every listing is the inventory
Woodlake Port Orange operates at the margin of visibility. Two active listings mean there is no statistical median to anchor expectations, no cohort of comparable sales to smooth out pricing signals. Each home stands alone, and the buyer or seller experience hinges entirely on the specifics of those two properties—age, condition, layout, and motivation. If neither fits your parameters, you wait for the next turnover, which could be weeks or months away.
The community reports maintenance of grounds and off-site management across its MLS footprint, a low-touch HOA structure that handles the basics without on-site amenities or clubhouse overhead. That appeals to buyers who want a quiet, managed environment without the monthly cost or meeting obligations of a resort-style association. It also means there is little to differentiate one home from another beyond the interior and the lot—no pool to lean on, no trail system to justify a premium. Value here is strictly about the house itself.
At 3.4 months of supply, the market sits in the neutral zone. A buyer arriving today has exactly two choices, which paradoxically creates clarity: you know immediately whether Woodlake works for you or doesn't. A seller benefits from scarcity but cannot assume that scarcity equals pricing power—the small sample size means overpricing by even 5 percent can strand a listing for months while the other property closes. For both sides, this is a market where homework on recent comps outside the community and frank conversation about condition trump assumptions about neighborhood momentum.
The location and the amenities are priced into every listing in Woodlake. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a two-listing market, broad MLS statistics tell you almost nothing; hyper-local comp analysis and direct negotiation experience are everything. Momentum's Port Orange agents know which recent closings in adjacent communities set the pricing floor, how off-site management affects resale conversations, and how to position or counter an offer when there is no competing inventory to create urgency. We will tell you when the ask is out of step with condition, and we will walk the seller through what balanced supply actually means when only one other home competes. Honest brokerage matters most when the data set is smallest.
Woodlake in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $20/month (about $240/yr) · median of 56 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $20 per month ($240 a year) — the median AssociationFee across 56 MLS records, normalised to a monthly figure; most are billed quarterly. 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 Woodlake 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 Woodlake sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Woodlake, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Woodlake home worth?
Get a no-obligation home value based on real comparable sales in Woodlake, 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 Port Orange →
Recently off market in Woodlake
Homes in Woodlake that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 4571 Alder Drive · off market
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.
16% of homes for sale in ZIP 32127 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).
Woodlake Market Scorecard
Woodlake is currently a balanced market (limited data). About 1.7 months of supply, a median asking price of $349,999, and homes go under contract in about 53 days.
Typical home value in the 32129 ZIP is $286,552, about 12.8% below 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 Woodlake a buyer's or seller's market right now?
Who is the best real estate agent for Woodlake?
How do I find a top Port Orange real estate agent who knows Woodlake?
Can Momentum Realty connect me with an agent for Woodlake?
Where is Woodlake, and what county is it in?
Should you buy in Woodlake?
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) |
| 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 local comps.
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