The Southeast Volusia County, Florida real estate market (cities of New Smyrna Beach, Edgewater, Oak Hill and surrounding areas) has experienced shifts in demand, pricing, and inventory, impacting buyers and sellers across all price ranges.

As an active REALTOR® in the area, I’ve prepared an update that provides a look at current trends, helping the community stay informed about market conditions, challenges and opportunities.

Stellar Multiple Listing Service

Stellar Multiple Listing Service (MLS) is a trusted real estate database for REALTORS providing accurate, up-to-date property listings and market insights across Florida. For this column, I have customized a statistics report using the MLS to show trends so far this year (January to March 2025) to compare the number of active listings, closed sales, time to contract and median sales price across all property types.

The number of active listings on the market is increasing. February and March showed a slight decrease in new listings, but overall more active listings compared to January. This means that the number of residential listings for sale at the end of each month has been on the rise, with new listings still coming on the market.

Expert Insights from Candace Cecil

Candace Cecil, a five-year New Smyrna Beach (NSB) resident and President of the New Smyrna Beach Board of Realtors (NSBBOR), is a Broker Associate at Local Living Real Estate Group and brings 18 years of real estate expertise in Volusia County to her role.

“Certain property types have longer days on market,” says Cecil. “For example, condos are taking longer to sell because of association fees and structural engineering requirements needed before the property can be sold.”

In Southeast Volusia, the median time to contract—the number of days between the listing date and contract date for closed sales—was 50 days in January, rising to 82 days in February. However, by March (at the time this article was written), the market saw a quicker turnaround, with the median time dropping to 58 days. Historically, properties tend to sell faster during the spring season.

“After an election year, especially the first quarter, buyers and sellers tend to watch how the market unfolds,” explains Cecil. “A notable trend is smaller square foot homes with updates are selling versus a larger home that is less move-in ready. Buyers are considering their monthly payments and prefer a more finished product.”

Home prices fluctuate based on market dynamics, rising when sellers have the upper hand due to high demand and limited inventory, and declining when buyers gain leverage, often driven by increased housing supply or shifting economic conditions.

“Currently, more transactions are closing with negotiations,” says Cecil. “Compared to recent years, sellers across all price points are more open to concessions. Buyers are also using longer days on market to their advantage and are unwilling to overpay.”

The median home sale price has declined so far in 2025, showing slightly more than a 10 percent drop compared to final sales prices last year. Notably, the gap between listing prices and final sales prices indicates that buyers are successfully negotiating lower prices, making this a favorable time for those looking to purchase a home. Cecil anticipates that the coming seasons could bring an increase in inventory as some sellers, who have been working remotely from their coastal homes, return to in-office jobs and list their properties. At the same time, lower interest rates would drive more buyers into the market, increasing demand.

As the local real estate market evolves, both buyers and sellers will need to navigate shifting conditions and emerging opportunities. It is always recommended that working with an experienced, full-time REALTOR can provide the expertise needed to make informed decisions in today’s competitive landscape.