New Smyrna Beach

About 1 mile inland from the white sandy beaches of New Smyrna Beach lies the coastal suburban neighborhood of Southwest New Smyrna. Just 55 miles northeast of Orlando, Florida and bordering the Indian River, this neighborhood lets locals enjoy beach town living without paying beachfront property prices. It's directly bordered by the vibrant and artistic area of downtown New Smyrna. "The closer you are to Canal Street, the higher the price. You can go to the music festivals, the car shows, literally anything within walking distance," says Scott Yurchison, Realtor with Collado Real Estate. He's a native Floridian with 15 years of experience selling homes. "Pretty much no matter where you settle, you're five minutes from about the same benefits as everyone else. New Smyrna is a community of artists, and let's face it, most people come here for the water." The neighborhood consists primarily of single-family homes, ranging from Craftsman to colorful ranch homes, beach bungalows and the occasional Spanish Revival. "We have plenty of real estate options, depending on where you want to be. That section that runs up to Canal Street is double the price of houses in the rest of the neighborhood," Yurchison says. "We have lots of snowbirds between January and April, and then it's more the long-term residential community in the fall. I'm talking people who haven't even left during evacuations for weather." Strolling down the street with hovering sabal palm trees and sand live oaks, the eclectic mix of architecture and decoration constantly catches the eye. Older homes without renovation can be as low as $150,000 to $200,000, while restored vintage homes typically price between $280,000 and $380,000. Modern home developments sell from $500,000 to $600,000. Public schools for Southwest New Smyrna fall under the Volusia County School District, and kids in the neighborhood attend Read-Pattillo Elementary School. It has a B rating on Niche and offers an afterschool STEM club that introduces students to the science and technology field at a young age. Students head to New Smyrna Beach Middle School, with a B-minus rating on Niche, before going to B-graded New Smyrna Beach High School. New Smyrna Beach High is recognized as a Blue Ribbon School of Excellence and offers several internal academies for specialized fields, such as early education and engineering. The neighborhood is bordered by Route 1 and Route 44, which connect to Interstate 95. "Most residents have a car, but it's super bike-friendly, and you see people walking with their kids and dogs all the time. It's very easy for pedestrians," Yurchison says. The Daytona Beach International Airport is about 20 miles away. Within walking distance is Riverside Park, a charming nine-acre green space along the banks of the Indian River. It's a scenic outdoor area with a playground for the kids and winding walking trails. For sunset chasers and beachgoers, a quick drive or bike ride across the South Causeway will lead to various public beaches along the Atlantic. "We've got both driving and non-driving beaches, and the river lets out to an inlet with awesome fishing. Deep water, shallow water, pick what you want," Yurchison says. "Also really cool, but we have a disappearing island. It looks like there's nothing at high tide, and at low tide, there's suddenly an island there. People set up with their music, hang out and drink beer, play games. It's hard to beat living somewhere that you can get off work and go jump in the water." Off Route 1 east of the neighborhood is the New Smyrna Shopping Center, which features recognizable stops such as Dollar General, Planet Fitness and AMC Theatre. Within a four-mile radius is a Publix Supermarket and Winn-Dixie, along with the locally family-owned Perrine's Produce that is making a foothold along the Florida coast. Canal Street runs along the north of the neighborhood, one of the main streets for New Smyrna's downtown district. A stroll down Canal Street reveals colorful art galleries alongside local shops and restaurants. Corkscrew Bar & Grille has been a local staple for over 30 years, offering classic American comfort food with a Southern flair, while the New Smyrna Beach Brewing Company is a great place to order a flight and grab a seat outside. Southwest New Smyrna is bordered by the Canal Street Historic District, which means residents have immediate access to all the weekly and annual events that the city hosts. There's always something casual going on, such as the monthly Sip & Stroll, where attendees get 12 sampling tickets for drinks around the district as art galleries open their doors to the public. Big annual events include the New Smyrna Beach Jazz Festival every May and the award-winning Images Arts Festival in January, which features nearly 250 artists and is free to attend.

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.

In the 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 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," Holbrook says. 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. 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." 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. Canal Street is just a walk from homes, 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. 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.” 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.

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.