Villas at River Oaks is a neighborhood in east New Smyrna Beach, in the 32169 zip code, built mostly in the 1980s. Homes are wood frame and stucco. Most homes fall between about 1,600 and 1,600 square feet under air, the median lot is about 0.03 acres, and a one car garage is standard.
Homes here carry an HOA, billed monthly, typically around $140. Confirm the figure on a specific parcel before relying on it.
What the homes are
Built Mostly built in the 1980s, with homes from 1987 to 1997.
Construction Wood frame and stucco. Shingle roofs are near universal.
Size Most homes fall between about 1,600 and 1,600 square feet under air.
Bedrooms Three bedrooms is the most common plan.
Garage A one car garage is standard.
Lot The median lot is about 0.03 acres.
HOA Billed monthly, typically around $140. Confirm on a specific parcel before relying on it.
Where Villas at River Oaks is
Villas at River Oaks, centered at 29.004572, -80.883191. Drag to explore.Street level, inside the neighborhood. Drag to look around.
Drive times below are measured on the road network from the center of Villas at River Oaks, not straight-line distance, in free-flowing traffic. Treat them as the floor rather than the school-run average.
Driving to
Time
Miles
DeBary SunRail
46 min
36.6
Orlando International Airport
75 min
74.5
Daytona Beach oceanfront
37 min
20.4
Downtown DeLand
40 min
27.5
Public schools nearby
Coronado Beach Elementary 3 min, 0.5 mi
Edgewater Public Elementary 16 min, 6.9 mi
Read-Pattillo Elementary School 11 min, 4.6 mi
New Smyrna Beach High School 14 min, 5.7 mi
Private schools nearby
Discovery Academy 14 min, 6.2 mi
Little Explorers Montessori 12 min, 5.5 mi
360 Prep Academy 17 min, 8.3 mi
Knight's Christian Academy 8 min, 3.7 mi
Parks and recreation
Indian River Lagoon Park 1 min, 0.2 mi
27th Avenue Beachfront Park 4 min, 0.6 mi
George R. Kennedy Memorial Park 15 min, 6.1 mi
Mosquito Lagoon Aquatic Preserve 4 min, 1.5 mi
Groceries and errands
DG Market 3 min, 0.8 mi
Edgewater Police Department 14 min, 6.3 mi
Publix Super Market at Indian River Village Shopping Center 5 min, 1.9 mi
Nearest is not the same as zoned. The schools above are the closest ones to Villas at River Oaks by distance. School attendance zones are set by the district, change from year to year, and can differ street to street inside one neighborhood. Confirm the assignment for a specific address with Volusia County Public Schools before it matters to a decision.
Places and drive times from Google, checked 7 September 2026. Businesses open and close; if something here has changed, tell me and I will correct it.
This page tracks what homes in Villas at River Oaks actually sold for over the last twelve months, how long they took, and what moved the price. It is built from 4 verified closed sales in the Stellar MLS feed, not from public estimates. Every figure is a net-of-concessions number, which is explained at the bottom. Updated September 2026.
Read this one loosely. Fewer than eight homes closed here in the last year, so every median on this page rests on a small sample and can swing on a single sale.
What homes sold for in Villas at River Oaks
$334,938Median sale price
$208Median per square foot
155 daysMedian days to contract
4Homes sold in 12 months
Sale prices ran from $317,500 to $379,000, which is a wide spread and the reason a single neighborhood median is a starting point rather than an answer.
By size
Home size
Sales
Median price
Median $/sq ft
Median days
Under 2,000 sq ft
4
$334,938
$208
155 days
Larger homes usually show a lower price per square foot. That is normal and it is why a price per foot taken from the whole neighborhood should never be applied straight to one house.
Homes priced right sold far faster
Median days to go under contract. Shorter is better.
Never reduced 2 sales, closed at 97.4% of asking93 days
Reduced at least once 2 sales, closed at 99.3% of the reduced price209 days
Sellers who priced correctly and held their number went under contract in a median 93 days. Sellers who had to reduce took 209 days and still closed at 99.3% of their already reduced price, after a typical cut of $22,950. Opening high costs time and money, in that order.
Seller concessions
50%Of sales included a seller credit
$10,062Typical credit when there was one
2 of 4Sales carrying a credit
A seller credit covers part of the buyer's closing costs and comes off the seller's proceeds, so the headline sale price overstates what the seller kept. Budget for it if you are selling, and ask for it if you are buying.
How buyers paid
Conventional 2 sales50%
Cash 1 sales25%
Seller Financing 1 sales25%
Cash was 25% of purchases. A high cash share means a seller has buyers who do not depend on an appraisal, and a buyer using a loan is competing against offers that can close faster.
Questions about a specific home in Villas at River Oaks, or want to know what yours would sell for? Call or text Brenden Rendo at 407-616-9019 or send a message.
About this data. Source is the Stellar MLS feed for Villas at River Oaks in New Smyrna Beach, Volusia County, covering closed sales from 12 September 2025 through 7 September 2026, refreshed monthly and current as of September 2026. Prices are net of seller concessions, so they reflect what the seller actually received rather than the headline number. Data believed accurate but not guaranteed; listings and closings change daily.
