New Smyrna Beach

South Mainland is a community on the edge of New Smyrna Beach’s city limits, quite literally on the cutoff of the zip code. According to Chris Schwarz and Tim Loomis, owners of White Whale Real Estate and area experts, “Locals call this area ‘in between US-1 and the river.’ This is a highly sought-after area because of its old-school charm, no HOA, closeness to the historic downtown Canal Street and, of course, the river.” With Indian River North to the east, a commercial center to the west and downtown around the corner, residents regularly set sail and shop around the neighborhood. Situated along Indian River North, boating is a popular pastime in South Mainland. Many locals are members of Smyrna Yacht Club, which Schwarz and Loomis say is “currently at capacity and on a three-year wait list.” In addition to time on the water, the club offers tennis and pickleball courts, as well as a pool. Residents wanting to get physically active can visit Planet Fitness or Jessie Stevenson Kovalenko Memorial Gymnasium, commonly called the City Gym, which is maintained and operated by the New Smyrna Beach government. Families can head north to Riverside Park, a green space just outside the neighborhood with various amenities. Kids can run around the shaded playground and look out at the water from an adjacent mini boardwalk. Visitors like to walk along the paved paths that wind throughout the park past a few memorial statues. Homebuyers are spoiled for choice in South Mainland, where various architectural styles, colors and sizes line the residential blocks. Schwarz and Loomis share that the area has homes “ranging from the 1900s all the way to new luxury-built homes. Many find this a great alternative to living on the beachside, as it is a little more laid back and they don’t have to battle the beach traffic.” Intimate two-bedroom bungalows and long ranch-style homes are next door to larger renovated multi-story properties. Some residences were built as early as the 1920s, but newer builds are also available. Prices range between $350,000 and $750,000, while waterfront, resort-style homes are priced over $1 million and feature unobstructed views of the river and private docks. These also vary in style, ranging from highly modern aesthetics to Mediterranean-inspired architecture. Children can attend Read-Pattillo Elementary School, which earns a B on Niche and has a highly involved Parent-Teach Association. Older students move on to New Smyrna Beach Middle School, which has a B-minus on Niche, followed by New Smyrna Beach High School. The school has a score of B and is the fourth-best public high school in Volusia County. Students can take Advanced Placement, Career and Technical Education, dual enrollment and Cambridge Pre-AICE (IGCSE) courses alongside their core curriculum. Educational opportunities continue at the New Smyrna Beach Regional Library, where children and teens gather after school and during summer vacation. The library provides spaces for personal growth and community connection through craft sessions, skill-building classes, book clubs and story hours. The New Smyrna Shopping Center hosts a few businesses for shopping and entertainment. Residents can rummage through vintage goods at Coronado Antiques & More Vendor Mall or pick up discount goods at Dollar General. Movie night is every night at AMC CLASSIC New Smyrna 12, which has rotating deals on movies, like $5 Fan Faves showtimes. When shoppers feel hungry, they can swing by McKenna's Place NSB, a sports bar serving a seafood-focused menu and American bar fare. Spanish River Grill and Wine Bar is also an option, specializing in Latin American cuisine and signature tapas and drink pairings. When residents need to restock their fridges, Perrine’s Produce is on the other side of U.S. State Route 1. As part of the mainland, the neighborhood has many more transportation options than other Intracoastal areas. U.S. State Route 1, also known as South Dixie Freeway, runs along the area’s western border, and Florida State Route 44 insects with Route 1. The area is less than 1 mile from bus stations and under 5 miles from Interstate 95. New Smyrna Beach Municipal Airport is 3 1/2 miles away for out-of-state travel. For comprehensive medical care and emergency services, AdventHealth New Smyrna Beach general hospital is just north of the neighborhood.

Islesboro, a small Intracoastal community, snugly sits above New Smyrna Beach’s regional airport and in between the waterways of Turnbull Bay and Ponce de Leon Inlet Cut. According to Chris Schwarz and Tim Loomis, owners of White Whale Real Estate and area experts, “Boaters love this location because there is a boat ramp minutes away that is situated in between New Smyrna Beach and Ponce Inlet that leads directly to the ocean and allows for incredible fishing.” Turnbull Bay and Ponce de Leon Inlet Cut are a boater’s dream, and sailors take full advantage of being right next door to both waterways. However, they also know to be aware of protected areas. “We have several different species of protected marine life, with our local manatees topping the list,” Schwarz and Loomis share. “The waterways are well marked with no wake zones in certain areas. I feel like we have a good mix of wake and no wake zones that give boaters the freedom to go full throttle or just take a pleasure cruise.” Residents like to gather at Rocco Park, where kids run around the playground and groups play sports or cast a line off the fishing pier on Turnbull Bay. Around the corner is New Smyrna Beach Sports Complex, which contains football, baseball and multi-purpose fields, and The New Smyrna Beach Garden Club. This non-profit brings together the community through gardening classes and green-thumb activities that focus on environmental education and protection, as well as community support and beautification. Members can also grow their own produce at the community garden or participate in annual events, like the club’s rummage sale and Festival of Trees. L-shaped and forward-facing ranch-style homes are set back off the neighborhood's residential blocks. Larger single-family residences are also peppered around Islesboro. Homeowners take creative liberties when decorating their homes, adding bright exterior paint jobs and ornamental lawns. Prices typically range between $275,000 and $490,000. Homeowners may not have oceanfront views, but being between two major waterways offers plenty of natural landscape for residents to enjoy. When locals feel hungry, they can spend an evening dining at Bello Valentino’s, a local low-lit Italian restaurant near the highway. Diners settle in with a glass of wine and savor the restaurant’s signature linguine con vongole. For more casual fare, Brat Haus serves authentic German dishes and beer, while Lost Lagoon Wings and Grill’s menu has American classics like wings and burgers. Both restaurants are within 1 mile of the neighborhood. Grocery shopping takes locals a bit farther away from home, as the closest grocery store is Perrine’s Produce 4 miles south. However, in the area is Circle K, a convenience store carrying a selection of everyday items. For a bit of art appreciation, residents visit the Atlantic Center for the Arts a little over 1 mile away. The center has rotating exhibitions and is active in the community as an advocate for conservation efforts. It also offers a year-round schedule of inter-generational and accessible creative workshops. Neighborhood students attend schools within the award-winning Volusia County Public Schools District. Learners begin at Chisholm Elementary, which earns a B-plus from Niche and has programs where students can attend classes virtually full-time, part-time or in conjunction with homeschooling through Volusia Online Learning. Middle schoolers continue to New Smyrna Beach Middle, which has a B-minus score, followed by New Smyrna Beach High School, which has a B on Niche. Home of the Barracudas, affectionally known as the Cudas, the secondary school boasts a graduation rate of 96%, according to Great Schools. Frequent flyers have convenient access to the New Smyrna Beach Municipal Airport, which is directly south of the neighborhood. “Residents do have to deal with air traffic noise,” Schwarz and Lomis say. “However, this is not a major airport, so you won’t have large jets flying in and out. The city is also working on noise abatement protocols.” Commuters are right by U.S. State Route 1 and the Votran bus stops that run along it, and Interstate 95 is only 6 miles west.

On any given day in Buena Vista Shores, locals can feel a cool breeze flowing through this borderline island-like neighborhood, nestled between the waterways of Indian River North. Less than a mile from the beach and the mainland, locals settle into homes that feel like they’re in a world of their own. When not on the clock, people spend their days fishing and boating on the river. Buena Vista Shores is almost entirely encircled by the Indian River North. Angler fishers delight in an afternoon spent on the Indian River’s water, home to over 685 fish species. Locals set sail from the New Smyrna Marina or join their sailing buddies at the New Smyrna Freedom Boat Club. Even if members don’t own a boat, the club lets people reserve a vessel from their fleet for a day on the water. Kayakers and canoers also take to the waters, sometimes making pit stops at Chicken Island and Lilly’s Island. At Buena Vista Park, the two piers ranging upward to 250 feet long offer hours of fishing from sunrise to sunset. Kids run around the playground while parents picnic nearby and watch pelicans scoop fish out of the water. For a day at the oceanfront, residents only need to head east on Causeway North toward Central Beach 1 mile away. The neighborhood is small, but that doesn’t mean there aren’t a few local options for dining and entertainment. Many locals start their day at Island Roasters Coffee Company with an iced latte and a freshly baked pastry. In fact, the eatery has become a staple in the neighborhood; resident and owner Scott Clawson says, “There’s always lots of people from the community socializing and networking at our location.” He also shares that the company “supports pop-ups with local bakers who often make fresh bread and cinnamon rolls.” For a night out, Outriggers Tiki Bar & Grille is known for its signature Mojito cocktails made with mint-flavored tequila, or friends head to Merk’s Bar and Grill for a game of shuffleboard while chowing down on pub fare. When residents want a good laugh, Madcap’s Comedy Club has an open mic on Mondays and comedy showcases on Wednesdays and Thursdays. Oftentimes, the weekends are filled with star-studded headliners. If residents need groceries, they make a trip to the mainland. Perrine’s Produce is less than 2 miles away and stocks all sorts of produce and prepared foods. Buena Vista Shores has something for everyone looking to live a coastal lifestyle. The area has abundant listings for condos and even a few detached homes between $250,000 and $590,000. Listings on the higher end typically cost between $750,000 and $2 million. Detached housing typically comes in the ranch style, but multi-story and Mediterranean-inspired houses are also common. The community’s streets are lined with lush lawns and vibrant green palm trees, and properties are painted in soft pastel blues, greens, yellows and pinks. Students are zoned for Coronado Beach Elementary School, which has a B-plus score on Niche. Older students move on to New Smyrna Beach Middle School, which has a B-minus on Niche, and ultimately graduate from New Smyrna Beach High School. The school has a score of B and is the fourth-best public high school in Volusia County. Students can take Advanced Placement, Career and Technical Education, dual enrollment and Cambridge Pre-AICE (IGCSE) courses alongside their core curriculum. Learning opportunities continue at the Marine Discovery Center, which frequently partners with the Volusia County School District to teach students about conservation, a cornerstone of the center’s mission. In fact, in 2014, the center used government grant money to restore five acres of the salt marsh in Buena Vista Shores. They also have monthly public lectures and daily eco-tours, allowing people of all ages to expand their knowledge of the estuary, the salt marsh and its inhabitants. Public transportation isn’t available outside the mainland, so residents are car-dependent. However, heading into the mainland or toward the oceanfront is a breeze with Causeway North bisecting the neighborhood. Drivers are connected to U.S. State Route 1 by heading west, and heading east changes Causeway North into the popular Flagler Avenue, which leads straight to the beach. When residents need to take a trip out of town, New Smyrna Beach Municipal Airport is a little over 3 miles away.

It's no secret how Fairway got its name. Containing a pair of well-known golf courses, this community in New Smyrna Beach is a haven for lovers of the green. Just minutes away from the oceanfront and the New Smyrna Beach Historic District, residents can soak up the sun and go on a shopping spree along Canal Street in the same afternoon. Hurricanes are a cause for concern, but for the most part, residents flourish in this quiet suburban neighborhood. "My wife and I were snowbirds for over 20 years before retiring. We rented beachside properties in various places," says Lake Fairgreen Homeowner Association President Gil Leonard. "I played at the Hidden Lakes Golf Course during that time, and it's how I knew about Fairway. Looking back on it now, we've settled in happily." Homebuyers will find a variety of different styles along Fairway's cul-de-sac-heavy streets. Split-levels, ranch-style dwellings and townhouses constructed between the 1960s and '80s are particularly common, though smaller manufactured homes can also be found in Quail Hollow. Many homes price between $200,000 and $500,000, but properties with ample square footage near the community's several ponds may top out closer to $600,000. Students in Fairway are served by Volusia County Schools. Kids may go to Chisholm Elementary School, which earns an overall grade of B-plus from Niche, before moving on to the B-minus-rated New Smyrna Beach Middle School 3 miles south on Myrtle Avenue. Teens attend New Smyrna Beach High School. Earning a B grade, the high school offers a competitive athletics program that has produced several world-class athletes, including Pro Bowl NFL running back Raheem Mostert. Golf is king in Fairway. New Smyrna Golf Club and Hidden Lakes Golf Club are both contained within the neighborhood, serving as the top spots for locals to book weekend tee times. "I have a membership to Hidden Lakes Golf Club. It's really close to my home," Leonard says. "My house is right on the eighth green, and I can be at the clubhouse in a couple of minutes." Joggers and cyclists frequent the New Smyrna Beach Pedestrian Trail, while younger residents show off their skills at Pettis Park's vibrantly colored skatepark or shoot hoops at the basketball courts. And, of course, surfers and sunbathers alike are just minutes away from the New Smyrna Beach oceanfront, which sits just a 4-mile drive east. For Fairway residents, good eats are just around the corner — literally. After a day on the green, golfers can visit The 19th Hole Restaurant or the nearby eateries lining State Road A1A. Blackbeard's Inn has been an area staple since its doors opened in 1980, and Baci Pizzeria & Ristorante is revered for its Italian fare. Locals can also pick up ingredients for home-cooked meals at Winn-Dixie off State Road 44, while additional retailers can be found 2 miles southeast at the New Smyrna Beach Historic District, which is included in the National Register of Historic Places. Lined with palm trees and locally owned shops and restaurants, residents often spend full afternoons strolling down Canal Street. Fairway's subdivisions are somewhat walkable, but locals will likely need a car for longer journeys. Luckily, residents enjoy excellent access to major roads and highways. The A1A runs just east of the neighborhood, while travelers can merge onto Interstate 95 3 miles west. Public transportation options are limited, though the Votran bus does include numerous stops along the A1A. Residents looking to hit the beach should be wary of sharks. New Smyrna Beach — and Volusia County in general — has been dubbed the "shark bite capital of the world" because of the abundance of sharks inhabiting its waters. In 2023, half of Florida's shark attacks occurred in Volusia County alone. Hurricanes also pose a significant threat to locals. Much of Fairway is prone to flooding, and while the area isn't impacted by hurricanes nearly as much as South Florida, it did take significant damage from Hurricane Ian and Nicole in 2022.

In North Beach, homes are located on the highest elevation in the area. Residents of this Intracoastal community can have views of the Halifax River waterway and the currents of the Atlantic Ocean while avoiding the hustle and bustle of the neighboring beachfront communities’ nightlife. “You get more of a private feel because there is nothing north of Flager Avenue,” says Realtor Lindsey Baldwin who has 8 years of experience in the area and works with Collado Real Estate. “There is no through traffic, especially after the beach closes at sundown.” South of Daytona Beach, North Beach is composed of a beachside park and blocks of single-family homes. Although the area isn’t walkable, it features large, manicured yards decorated with shrubs and tall palm trees. From private balconies, locals can admire scenic views from the comfort of a wicker chair or hot tub. Like most in this community, homes here adopt inspiration from the southern Lowcountry architectural style as illustrated by the open-air concepts and contemporary coastal architecture exemplified through large windows and high-ceiling interiors. There are also waterfront mansions on the river and next to the ocean. Many homes have painted various nautical theme colors throughout the neighborhood, including shades of salmon pink and teal greens. “It historically carries the highest price per square foot, usually every year,” Baldwin says. “It was one of the first places where people started building larger houses.” Prospective buyers can purchase a three-bedroom home for $795,000, while larger houses can be found at around $5.9 million. Those looking for condominiums, including Inlet Marina Villa, can buy high-rises between $310,000 and $900,000. Students in North Beach go to the Volusia County School District, which earns a B rating according to Niche. Schools include Coronado Beach Elementary School, New Smyrna Beach Middle School and New Smyrna Beach High School. The elementary school has a B-plus rating, the middle school has a B-minus and the high school has a B rating on Niche. At the high school, courses range from Journalism to Ceramics/Pottery. Smyrna Dunes Park is a sprawling inlet on the southern shoreline where residents have views of the Atlantic Ocean, an ideal place to go swimming in the subtropical climate. Pet owners can bring their furry friends to soak up the sunshine at an adjoining dog beach on the park’s river shoreline. Along the long fishing pier, anglers can cast their rods for saltwater fishing. While inshore fishing, speckled trout, black drum and flounder are common catches in the region. For new wardrobe pieces, locals can shop at boutiques throughout nearby Central Beach, such as Vintage Thang, Nejma’s Boutique and Angles by the Sea. Residents can stock up on groceries from Publix Supermarket or get pharmacy needs at Walgreens. As for restaurants, Flagler Tavern is a lively casual dining location by day, but in the evening transforms into a live music venue and bar ideal for nightlife. Avanu on Flagler, a Polynesian-inspired restaurant, serves seafood and drinks until the late hours on a rooftop bar. The Ponce de Leon Inlet Lighthouse & Museum has a lighthouse that visitors can climb for panoramic views of the ocean or learn about the history of lighthouses. At the New Smyrna Museum of History, locals can learn more about their community vis artifacts or check out the books in the library. About 15 miles from downtown Daytona Beach, residents of North Beach can easily commute to the big city via U.S. Route 1 by car since there are no bus stops in the community. As for a nearby hospital, locals can go to AdventHealth New Smyrna Beach. Residents can also access the Daytona Beach International Airport for further travel from business trips to vacations.

The vacation never has to end in Sugar Mill, where the subtropical weather means that any day can be spent outdoors. The homes highlight a quintessential Florida suburban lifestyle, with sidewalks connecting neighbors and palm trees breezing on healthy green lawns. Golf enthusiasts will appreciate the membership-based Sugar Mill Country Club, which offers more than just a 27-hole fairway. "It's the only golf course community in New Smyrna, so that definitely helps to draw people in,” says Travis Ford, a local and Broker Associate at RE/Max Properties with 7 years of experience in the area. “And certain subdivisions within Sugar Mill have their own community pools.” “Homes here have a personality of their own, unlike newer developments with cookie-cutter houses and smaller yards,” the Sugar Mill Homeowners Association president says. Asymmetrical, Craftsman-inspired facades and stucco exteriors are common features among the Spanish Revival homes in Sugar Mill. Large sections of the residences were built in the past ten years, featuring open floor plans and modern stainless-steel appliances. Townhomes reign in the southern part of town, typically priced between $275,000 and $350,000. Sidewalks lead to 1,500- to 3,000-square-foot single-family homes with solar paneled roofs, ranging in price from $350,000 to more than $950,000 — properties near the country club trending higher. Both members and nonmembers of Sugar Mill Country Club can spend time outdoors at the New Smyrna Beach Sports Complex, where there are several sports fields. Equestrians can enjoy the subtropical climate while pursuing their passion at Canter Down Farms, where owner Karen Knies has been training riders since 1995. “It seems like everyone has moved into New Smyrna,” Knies says. “I’ve been on this property for 20 years, falling in love with this place when I was 12. The land is beautiful in this area.” Riders can venture to Spruce Creek Preserve Trails, where hikers, bicyclists and equestrians all share 17 miles of trails. On the weekends, Sugar Mill locals journey about 5 miles east to New Smyrna Beach. There, they can spend their days basking in the ocean breeze, visiting local beach shops and indulging in seafood at one of the oceanfront diners. “There are 13 miles of coastline, half of which you can drive your car onto the beach,” Ford says. “And at the southern end is Canaveral National Seashore, where people will go and watch shuttles launch.” Locals go to Aldi or Publix on Colony Park Road to stock their fridges and grab essentials. The New Smyrna Regional Center hosts a variety of local eateries, like Yuki Sushi and Hibachi. Sugar Mill Country Club members can dine at the main dining lounge, the sunrise grill or the sunset lounge. For some evening drinks, residents might head to The Half Wall, a brewery that serves burgers and wings and hosts musicians on the outdoor patio stage. “New Smyrna Beach is known for its restaurants. The Garlic and Norwood’s are pretty famous,” Ford says, “but City Market Bistro, Baker’s Table and Third Wave Cafe are more local favorites.” Students in Sugar Mill can begin their education journeys with a 12-1 student-teacher ratio at Chisholm Elementary School, which Niche grades a B-plus and reports that most of the student body is proficient in reading and math. As they advance, learners can move on to New Smyrna Beach Middle School, graded a B-minus by Niche. New Smyrna Beach High School, which Niche grades a B and ranks in the top half of the best public high schools in Florida, serves the area’s older students. Interstate 95 conveniently runs along the west side of Sugar Mill, leading residents up and down the east coast. Florida State 44 connects to Interstate 4, which folks can cruise for about 50 miles right into Orlando.