Port Orange

Bordering the Halifax River on its east side, Port Orange's Allandale neighborhood offers many of the amenities Florida is known for. With the beach and one of the most famous racetracks in the world just a short drive away, locals have an array of recreation at their fingertips. With much of Allandale in a flood zone, the neighborhood isn't immune to considerable storm damage. But for the most part, Allandale's river access and proximity to various attractions make it a community worth considering just 6 miles south of Daytona Beach. Public transportation options are limited in Allandale, but the Votran bus features several stops along Ridgewood Avenue on the east side, while Daytona Beach International Airport sits just 9 miles north of the neighborhood. Allandale is not walkable, so locals are typically car-dependent. However, with easy access to major roads and Interstate 95 running just 4 miles west, residents have no issues reaching destinations nearby or far away. Though not considered a foodie's paradise, several independent eateries are revered by Allandale locals. First Turn on South Ridgewood Avenue features a racing theme with NASCAR memorabilia throughout the eatery. Daytona International Speedway is only a 20-minute drive north of Allandale, and if locals can't attend the Daytona 500 in person, there's a good chance they'll be watching at First Turn. The Boat Bar is another neighborhood favorite, unmistakable for its boat-like structure at the corner of Ridgewood and Niver. To make a home-cooked meal, residents usually gather ingredients from Winn-Dixie or Publix, while additional big-box retailers can be found at Park Place Plaza 2 miles west. Allandale residents don't need to travel far to reach outdoor recreation. Buschman Park sits less than a mile west of the neighborhood and serves as a top spot for wildlife encounters. The 30-acre park features forested and wetland habitats, drawing a wide range of animals — including gators. Spruce Creek Park is another top destination for lovers of the outdoors. Just 2 miles south of Allandale, the 23-acre park features over 3 miles of nature trails along with an observation deck. And, of course, locals are also only a 2-mile drive from the oceanfront in Daytona Beach Shores. Homebuyers will find a variety of different styles along Allandale's gridded layout. Manufactured homes are common throughout the neighborhood, though small bungalows and ranch-style dwellings stand out as well. Newer, larger builds with Craftsman elements have also taken root along Pineland Avenue and Taylor Avenue. Many homes price between $100,000 and $200,000, though larger properties can sell for more than $300,000. Homes with river access, meanwhile, can top out closer to $800,000. With an average sale price of roughly $180,000, Allandale is considerably more affordable than some of its neighboring communities. "There's good accessibility for people moving from the north into this corridor," says local Realtor Kip Ripper of Watson Realty Corp., who has over 40 years of experience in real estate. "It's affordable because the builders have the money to offer better interest rates." Students in Allandale are served by Volusia County Schools. Children may go to Port Orange Elementary School, which earns an overall grade of B-plus from Niche, before moving on to the B-rated Silver Sands Middle School a 3-mile drive away on Herbert Street. Teens attend Spruce Creek High School on Taylor Road. Earning an A grade from Niche, the high school offers the International Baccalaureate Diploma Programme along with a host of after-school clubs and organizations from the National Honor Society to a Dungeons & Dragons club. Given its proximity to Daytona International Speedway, it should come as no shock that the Daytona 500, the NASCAR Cup Series' season opener, is one of the biggest events of the year. Welcome to Rockville, a four-day music festival featuring some of the world's top rock and metal bands, is also held at the speedway after once being held annually in Jacksonville. "There are all kinds of different sports races from January to March," Ripper says. "All of that brings a lot of people here. People are visiting the area more and more. Now they're moving just as much." Major storms pose a serious threat to Allandale. Much of its east side is prone to flooding from the Halifax River, and while hurricanes aren't nearly as common around the Daytona Beach area as they are in South Florida, they have impacted the region in the past. As recently as 2022, the area felt the wrath of two hurricanes — Ian and Nicole — within the span of three months.

Sitting in the heart of Port Orange is Broken Bow Estates — a quiet suburban neighborhood with award-winning restaurants, a bustling community park and a premier shopping corridor close by. While small, Broken Bow Estates is experiencing a significant uptick in population, as is much of Port Orange. The core of Broken Bow Estates will soon be filled with custom-built homes just a stone's throw from the community's elementary school, which serves many of the neighborhood's students. "Port Orange itself is very family-oriented. The schools are very good in our area," says local realtor Linda Lee of ERA Grizzard Real Estate, who has sold several dozen homes in and around Port Orange. "It's growing very, very fast, as are most areas down here in Florida." Broken Bow Estates' sunbathed streets primarily feature ranch-style homes constructed between the 1970s and '80s, though larger properties with Mediterranean accents and horseshoe driveways catch the eye toward the neighborhood's southside. Most homes price between $200,000 and $400,000, but it's not uncommon for estates on the southside to sell for well over $1 million. Due to Port Orange's considerable growth, newer builds are also beginning to take root in the center of the community along English Oaks Drive. "We're growing a lot, and some people are not as happy with how much we're growing, and other people are ecstatic," Lee says. "We have a lot to offer, but we're still kind of a tucked-away little town." Students in Broken Bow Estates are served by Volusia County Schools. Kids may go to Spruce Creek Elementary School, sitting along Broken Bow Estates' northside, before moving on to Creekside Middle School. Both schools earn overall grades of B-plus from Niche. Teens attend the A-rated Spruce Creek High School, which features a host of extracurricular clubs and organizations along with a competitive athletics program that has produced world-class athletes including Olympic swimmer Ryan Lochte and All-Star MLB player Austin Hays. The Spruce Creek Recreational Facility is a major hub, not just for Broken Bow Estates residents, but for Port Orange at large. Kids flock to the park's pirate-themed playground, while dog owners meet at Seemor Memorial Dog Park for puppy playdates. Little Leaguers and tennis enthusiasts alike also frequent the park's sports facilities. Just a 4-mile drive away off Route 1, Spruce Creek Park is another hot spot for lovers of the outdoors. Hikers explore the park's 3-plus miles of trails, and anglers reel in fish along the 536-foot boardwalk. Locals often stop by Publix at Westport Plaza for groceries, though additional big-box retailers can be found at Port Orange Gateway Center or The Pavilion at Port Orange — the site of the weekly Pavilion at Port Orange Farmers Market. The Pavilion also contains revered locally owned eateries, including Malibu Beach Grill, which has won several awards as one of the best restaurants in the Daytona Beach area, and Takara, known for its Japanese fare. More national eateries are lined along Taylor Road and Dunlawton Avenue. Lined with sidewalks throughout the neighborhood, Broken Bow Estates is walkable, but residents will likely need a car for longer commutes. Luckily, locals enjoy easy access to Interstate 95, which runs just 2 miles west and connects to the many coastal communities on Florida's Atlantic coast. Residents are also just a 10-mile drive from Daytona Beach International Airport, while many of Daytona's amenities are just minutes away. "There are a lot of people who will say, 'Out in the country, but still convenient to town.' That is kind of like Port Orange to Daytona," Lee says. "We're away from it, but still convenient to it." Given the proximity to Daytona Beach, residents of Port Orange often take part in the various events hosted in the neighboring town. One of them is the Daytona 500 at the International Speedway, widely considered the biggest race of the NASCAR Cup Series season. Locals should be advised that traffic throughout the area may pick up significantly around the time of the Daytona 500. Pocketed further inland, Broken Bow Estates is less likely to experience flooding compared to its neighboring waterfront communities. However, residents should still be wary during hurricane season. Florida is regularly threatened by major storms between June and November, so locals are encouraged to assemble emergency kits for precautionary measures.

Within walking distance to Port Orange City Hall and bordered by Port Orange's main thoroughfare, Countryside has become a hotspot for those looking to live in the city's heart. With both gated and non-gated sections, Countryside is a large suburb that stands out not only for its centrality but also for what buyers get out of home and community. "I love Countryside, honestly. It's super popular because the schools are so close that kids can walk, and it's zoned to the best high schools in the county," says Lancelot Lenard, Realtor with Florida Homes Realty and Mortgage; he's been selling homes in the area for nearly a decade and is a Port Orange resident. "Countryside was built the old way, with wide lots and wide houses. People living on the northside can walk to City Center, where we have all our events, and it's close to anything we have." For those seeking outdoor recreation, Countryside also has the advantage of being only a few miles from the Halifax River and Atlantic coast. Countryside's ranch and new traditional styles are known for their brick facades, most built between 1970 and 1990. Lawns often have palm trees and flowery bushes, and wide driveways lead to spacious, two-car garages. Three beds and two baths are the most common option, selling in the $350,000 to $450,000 range. "The turnaround isn't as quick because once people buy there, they end up staying a while, and it's mostly families moving in," Lenard says. "Hunt Club has estate homes, so the price is up there. Most of the homes in Countryside, though, have these huge lots for a cheaper price, and people like to do renovations. That's one thing I'll point out – if these homes were fully renovated before they hit the market, they could sell for nearly a million dollars." The gated community of Hunt Club features large contemporary homes and additional fees atop the typical HOA prices in Countryside. All residents of Countryside can pay for membership to the Countryside Clubhouse, which provides a community pool and tennis courts. Lenard points out that membership here is leagues lower than other community amenity memberships in Port Orange. Public schools fall under the Volusia County School District, and students can start at Spruce Creek Elementary, located in the southern part of the neighborhood. It's rated with a B-plus on Niche and is in the top percentile for best elementary schools in Volusia County. Students can move on to nearby Creekside Middle, which also receives a B-plus from Niche, before heading to A-rated Spruce Creek High. Spruce Creek High takes the No. 1 spot as the best-rated high school in Volusia County, offering international study opportunities. Spruce Creek Elementary and Spruce Creek High are just a mile from Countryside, making commuting quick and easy. Big-name errand stops such as Walmart, Target and CVS line the main thoroughfare of Dunlawton Avenue, which leads to the Pavilion at Port Orange, an open-air mall with many retail shops. The neighborhood has plenty of fast and casual chain food options, but residents can still find local options. Neighbors Ice Cream Parlor is a go-to for fresh ice cream on a hot afternoon, while Dahlia Mexican Kitchen is a popular hang-out spot for drinks and tacos. Nearby Buschman Park is 30 acres of green space featuring a playground, a paved path around a central lake and a small boardwalk. People often sit on park benches and watch the water for native birds and alligators or have lunch under covered park pavilions. Bordering Countryside is The Port Orange Recreation Center – also called The REC. It's newly renovated and provides free events and programs to the community, such as youth and adult sports leagues. The connecting building of ArtHaus provides locals with art activities and classes. At City Center Circle, the Parker Amphitheater hosts live music and free movie screenings year-round. The Pavilion Farmers Market off South Williamson Boulevard is open year-round on Wednesdays and Saturdays. It offers Countryside and all other Port Orange neighborhoods a place for fresh produce, specialty items, handcrafted art and live music. As more people flock to Port Orange, traffic has increased in the more commercial districts, while the suburbs have retained their quiet atmosphere. Additionally, hurricanes and resultant flooding are a concern in Central Florida, especially in Countryside. Because of the area's proximity to the Atlantic shoreline, residents should watch the weather from June to November. Dunlawton Avenue takes residents from the commercial center to the coast, where they can explore the boardwalks and nightlife of Ponce Inlet. Residents can also drive 60 miles south to Orlando via I-4, and Daytona International Airport is 10 miles north.

Folks come to Lake Crystal for an active lifestyle at a lower price than other neighborhoods in Port Orange and Daytona Beach. “Most residents live in La Costa Village, a 55-and-up community with well-maintained landscaping and amenities,” says Garrett O’Brien, Broker for 11 years in Port Orange, now Owner of Surf N Turf Realty. La Costa Village is a community of two-bedroom manufactured homes ranging from just under $60,000 to over $140,000. “People don’t come here to spend all day at home,” says O’Brien, “they spend their days soaking up the Florida sunshine at the community pool or the Oceanfront.” Residents also enjoy matches at the tennis and pickleball courts. They also have an indoor clubhouse where they can relax with a book from the community Library. Residents walk or take their golf carts to get places within the community, but they have a 2-mile drive to grocery and department stores north and south of the neighborhood. La Costa Village has resort-like manicured landscaping along quiet streets where neighbors wave to each other on a morning stroll. Brightly colored exteriors and small lawns with swaying palms give the community a beachy Floridian atmosphere. The community has excellent walkability, but homes come standard with small driveways and carports where residents park their cars or golf carts. The two-bedroom manufactured homes were built in the early 1990s, with prices starting just under $60,000 and ranging up to about $140,000 for one with a remodeled interior. Crystal Lake also has a small pocket of single-family homes outside of La Costa Village ranging from a two-bedroom for $220,000 to a three-bedroom for $360,000. Students who live in homes outside of La Costa Village may attend Volusia County Schools, which receive an overall B grade from Niche. Kids begin at South Daytona Elementary, graded a B-minus. They move on to Silver Sands Middle and round out their academic journey at Atlantic High School, both given a B rating. Atlantic Seniors get to participate in Grad Bash, a celebratory trip to Universal Studios in Orlando. Residents of La Costa Village have lots of well-maintained amenities at their clubhouse. Folks spend their days lounging at the main pool or getting exercise in the lap pool. Next to the pool, they engage in neighborly competition on the shuffleboard courts or join a match at the tennis and pickleball courts. Inside the clubhouse, residents can get out of the heat and relax with a book from the community library or join activities in the game room. Folks also love to get their grove on at dance nights. Folks take advantage of the year-round beach weather by making a 7-mile trip to the Daytona Beach Oceanfront for a day full of activity while soaking up the Florida sunshine. People also enjoy the weather at Reed Canal Park, about a mile away. This 30-acre green space has paved walking paths through shady palms and oak trees and a large pond where folks come to sail model boats. Local pubs and diners around the neighborhood Folks drive a few miles south for groceries at Walmart Neighborhood Market and a bounty of fresh fruit and veggies at Perrine’s Produce. A couple of miles north, folks check off their groceries at Publix and get big-box items at Walmart Supercenter on Beville Road. There’s a selection of fast-food places on Beville Road, but most folks go to local spots around the neighborhood. Uncle Waldo’s Sports Pub is a popular spot for folks to grab a cold one and play a game of pool. People start their morning with a comforting breakfast at Hannah’s Family Diner. People also enjoy a night of eating and drinking at many bars and seafood restaurants on the Oceanfront. Crystal Lake is just south of Daytona Beach, which is buzzing with activities year-round. The Oceanfront transforms into a nonstop party during Spring Break, and locals can join in on the festivities or relax at home. Daytona International Speedway also comes alive in the spring for NASCAR’s biggest race, The Daytona 500. The tailgates and concerts leading up to the big event take over the area around the track, and it’s important to note that folks may be able to hear the engines from the neighborhood. Folks walk over to Clyde Morris Boulevard to catch one of many buses that can take them around the area if they don’t want to drive. People book flights from Daytona Beach International Airport 5 miles north for long-distance travel.