$244,831Average Value$207Average Price per Sq Ft10Homes For Sale
Community is at the heart of Historic Westside
In Historic Westside, it's not the homes or a specific monument but the people that are being honored. The community's deep history is always on display at Mary S. Harrell Black Heritage Museum, a tiny 1890s-era church. The building, named after a longtime resident and former school teacher, was constructed in the 1800s and once held a lively congregation. Today, memorabilia adorn its exhibits, chronicling the story of a neighborhood born during segregation. "Families who built homes here in the 1920s were really responsible for building out New Smyrna. Today, it's a walkable neighborhood with a lot of opportunity. With all that's coming alive along Canal Street, it has the potential to create the future of New Smyrna," says Jim Frost, a local Realtor with Kincaid Realty who's sold homes in New Smyrna Beach for eight years. Canal Street brings breweries, eateries, boutiques and a lively event scene within walking distance of homes. Surfing and kayaking can also happen on a whim, as wide beaches and the Indian River are a short drive away. Properties here are affordable side for the city, with many calling out for revitalization.
The Historic Westside is near both the Indian River and South Causeway Bridge.
The Mary S. Harrell Black Heritage Museum is in New Smyrna Beach's Historic Westside.
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New construction in Historic Westside mimics its most vintage cottages
The neighborhood's gridded streets spring with palm trees and Spanish-moss-draped oaks and wrap around community anchors, from the heritage museum to Mt. Olive Primitive Baptist Church and Pettis Park. Healthy Palm trees and Spanish-moss-draped oaks spring from yards, with some homes sitting on half of an acre while others almost butt up to the curb. A slapdash assortment of cottages and ranch styles line the roads, often painted in pastel hues or maintaining original red brick. The building stages are clear through 1970s ranch styles, and new construction mimics the neighborhood's most vintage 1930s cottages. Historic Westside is far more affordable than riverside and waterside communities in New Smyrna, where prices rise to over $1 million. "If someone is shopping 'the we're going to put it back together' market, they might find something in the 100,000 range. Outside of that fixer-upper market, I'd say you need to be planning on $250,000 to $350,000," says Gregory Holbrook, a Realtor with Keller Williams Realty who's sold homes in New Smyrna for 20 years. Vintage cottages from 500 to 900 square feet start as low as $70,000 when they require a complete overhaul, and new construction begins in the $300,000s.
Historic Westside features many charming single family homes.
New construction and recently renovated homes can be found throughout Historic Westside.
Newer portions of Historic Westside offer townhouse style living for residents.
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Tropical Storms come and go in Florida
Flood and storm insurance is required here, according to Holbrook. “Dealing with tropical weather systems is just a reality. We can go a lot of seasons and never have tropical impacts and we can have seasons like 2004 where we got ready for five storms and were hit by three of them. It is typical of just about anywhere in Florida."
Pickleball until dusk at Pettis Park
Pettis Park is the heartbeat of the neighborhood, with multiple recreational opportunities, including a small skate park that even novices can enjoy. Kids bond at the playground, and athletes head to the lighted courts to play pickleball or tennis until dusk. They might reserve time with the on-site coach and practice at the wall to strengthen their game. Golfers travel north to the 18-hole New Smyrna Golf Club, with its flat green enhanced by small ponds and trees. Riverside Park is just over a mile east, with boat docks and a popular fishing pier that stretches into the Indian River. Paths for casual strolling weave throughout the park's 8 acres. "Any time you walk the river, you're likely to see dolphins. It's a very nature-rich place without a lot of boat traffic," says Frost. New Smyrna Beach is within 4 miles for afternoons by the ocean.
Historic Westside locals enjoy a riveting game of pickleball at Pettis Park.
Pettis Park in Historic Westside is a family favorite local park.
Pettis Park features a vibrant skate park for Historic Westside youth.
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Canal Street offers an eclectic array of commerce
Canal Street is just a walk from every neighborhood home, housing local restaurants and boutiques on one street. Retro awnings adorn historic storefronts, creating pockets of shade for pedestrians. The warm aroma of scented candles greets shoppers at Posh Pineapple, a small boutique selling gifts, from home decor items to jewelry and custom handbags. Canal Street Chic is a consignment store featuring an assortment of designer women's clothing. Big Joe's Subs serves 16-inch hoagies with a side of fries. The homemade slices at Panheads Pizzeria are crafted from family recipes and have become well-known after being featured on "Diners, Drive-Ins and Dives." But Frost says one of the most beloved local haunts is Prima: "It's this super-small and tight Italian spot with maybe 25 seats, but they're true New York style, and it's bustling all the time." For nights in, there's a Publix just over a mile south.
Big Joe's Subs, a lunch hotspot, is just a stone's throw from the Historic Westside.
Historic Westside residents can find special items for sale at The Posh Pineapple.
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Kwanzaa celebrations at Mary S. Harrell Black Heritage Museum
"Obviously I’m a historian that got hooked by the stories of New Smyrma and all its layers of history. Outside of all of those great stories there is so much to do here," says Holbrook, who's also the executive director of New Smyrna Museum of History, just over a mile east. In December, locals head to the museum for Kwanzaa celebrations, gathering for African food and a candle ceremony. The sounds of hymns and African drumming radiate from the park in February when the Black Heritage Festival is held at Pettis Park. The festival, an over 30-year tradition, also features crafting activities – from quilting to soapmaking – and Storytime for kids. Locals also use this time to tour the museum and heritage house, educating the next generation about the neighborhood's deep well of history. Canal Street hosts IMAGES: A Festival of the Arts, now in its 50th year, hosting an array of vendors and over 50,000 visitors. New Smyrna Museum of History runs programs with guest speakers throughout the year. "I you're a member, it's free," Holbrook says.
Students attend Volusia County Public School District
Students attend the Volusia County Public School District, where kids start at Chisolm Elementary, a school rated B-plus ranking on Niche. “Chisolm was recently rebuilt and now has some of the most high-tech equipment in town,” Frost says. From there, students filter into New Smyrna Beach Middle School, which maintains a B-minus, before advancing to New Smyrna Beach High, given a B rating. Frost says the high school is known for its stellar sports teams. “Both the girls’ volleyball team and boys’ soccer teams recently won championships.”
Chisholm Elementary School near Historic Westside, earns a B+ on Niche.
New Smyrna Beach Middle School offers a S.T.E.M. Program and is home to the Stingrays.
New Smyrna Beach High School welcomes nearly 2,000 local students each school year.
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Public transit in Historic Westside along U.S. 1
Being inland, Historic Westside is secluded from the tourist bustle. "There's no island connectivity, so there's none of the transient, cruise-through traffic you'll find in other Florida beach towns," Frost says. Public transit is available along U.S. Route 1 at Volusia County Votran bus stops, which heads 20 miles north to Daytona Beach International Airport. U.S. 1 stretches along the right side of the neighborhood and Lytle Avenue, aka State Route 44, forms the southern border and flows eastward toward the ocean. AdventHealth New Smyrna Beach, a general hospital, is less than 2 miles south.
The Votran public transportation system has many stops near Historic Westside.
Historic Westside residents can access the beach and other nearby amenities via Lytle Ave.
Canal Street in New Smyrna is home to many shops and restaurants near Historic Westside.
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On average, homes in Historic Westside, New Smyrna sell after 77 days on the market compared to the national average of 52 days. The median sale price for homes in Historic Westside, New Smyrna over the last 12 months is $209,000, up 2% from the median home sale price over the previous 12 months.
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