Neighborhood · New Smyrna Beach, Florida
South Causeway
Beachside living where the causeway meets the Intracoastal
18
Homes for sale
$482,000
Median list price
$372
Avg price / sqft
64
Median days on market
South Causeway sits on the barrier island side of New Smyrna Beach, where the Intracoastal Waterway and the Atlantic bracket a string of walkable beach neighborhoods. You're a short hop from communities like Coronado Beach and Central Beach, and roughly 66 minutes from downtown Orlando when you want city energy. It's a place built around water access, easy beach days, and a slower rhythm than the theme-park corridor to the west.
For buyers today, the market here is water-oriented and mid-priced by island standards: 18 homes are active, with a median list price of $482,000 spanning $245,000 to $1,295,000. Nine of those listings are waterfront and six have pools, so the inventory skews toward the reasons people move here in the first place. With a median 63.5 days on market and sellers netting about 95% of asking, there's room to negotiate without expecting a fire sale — browse the current mix on the live map.
South Causeway is a community in New Smyrna Beach, Florida.
Quick facts
$245,000 – $1.3M price range
1,174 sqft median home
$752/mo median HOA
$2,800/mo median rent
33 sold in 12 months
Drive times
On the market now
Homes for sale in South Causeway
View all 18 →
$512,000
452 BOUCHELLE DRIVE UNIT 204, NEW SMYRNA BEACH
2 bd · 2 ba · 1,053 sqft
$245,000$275,000
100 BOAT YARD STREET UNIT D10, NEW SMYRNA BEACH
0 sqft
$419,000
468 BOUCHELLE DRIVE UNIT 325, NEW SMYRNA BEACH
3 bd · 3 ba · 1,531 sqft
$249,000$259,000
402 BOUCHELLE DRIVE UNIT 204, NEW SMYRNA BEACH
1 bd · 1 ba · 820 sqft
$1,295,000$1,345,000
21 RICHMOND DR, NEW SMYRNA BEACH
3 bd · 2 ba · 2,114 sqft
$499,000
426 BOUCHELLE DRIVE UNIT 101, NEW SMYRNA BEACH
3 bd · 3 ba · 1,935 sqft
$399,600
443 BOUCHELLE DRIVE UNIT 302, NEW SMYRNA BEACH
2 bd · 2 ba · 1,128 sqft
$399,000
407 BOUCHELLE DRIVE UNIT 303, NEW SMYRNA BEACH
2 bd · 2 ba · 1,120 sqft
$349,000
451 BOUCHELLE DRIVE UNIT 104, NEW SMYRNA BEACH
2 bd · 2 ba · 1,120 sqft
$309,000$319,000
443 BOUCHELLE DRIVE UNIT 204, NEW SMYRNA BEACH
2 bd · 2 ba · 1,355 sqft
$515,000$520,000
434 BOUCHELLE DRIVE UNIT 203, NEW SMYRNA BEACH
2 bd · 2 ba · 1,299 sqft
$389,000$399,000
402 BOUCHELLE DRIVE UNIT 206, NEW SMYRNA BEACH
3 bd · 2 ba · 1,263 sqft
Every active listing inside the South Causeway boundary
Open full map search →Find your fit
Browse South Causeway
By feature — on the live map
Where the market lives
The numbers that matter
The South Causeway market
33
Sold, last 12 months
$390,000
Median sold price
95%
Sale-to-list ratio
What sellers actually get vs asking
96 days
Median time to sell
South Causeway vs New Smyrna Beach
Median list price
Price per sqft
Days on market
Median sold price — 3-yr, 3-mo rolling
▼ 13.8% yr/yr
Homes sold per month
Live Stellar MLS data — every listing and closed sale inside the South Causeway boundary. Rolling medians smooth single-month swings in small communities.
For the school run
Schools South Causeway is zoned for
Attendance boundaries overlapping this community — always verify zoning with the district.
What it really costs
Owning here
Owning the median South Causeway home
≈ $3,890/mo
$482,000 median · 20% down · 30-yr fixed at 6.9% · taxes/HOA from live listing data · insurance is a Florida estimate.
$752/mo
Median HOA
From current listings inside the boundary
$2,800/mo
Median rent
Homes for rent inside the boundary
Population
730
Median age
67
Median income
$65,938
Median home value
$441,100
Beyond the listings
Living in South Causeway
Food & Drink
Top 11% in the U.S.Trendy Eats
Meals are a social experience, and these foodies take it to the next level. This population can't wait to snap a pic of their plate and share it before chowing down.
Appearance oriented
Top 11% in the U.S.Trend Trackers
This population lives as fast as the culture. They like to keep up with the latest trends, especially when it comes to apparel and accessories.
Relationships
Top 11% in the U.S.Girl Squad
From girls night out to a movie night in with their closest gal pals, this population is all about getting the girls together for an evening of fun.
Entertainment
Top 13% in the U.S.Party Life
The party don't stop until the sun comes up. Loud music, crowds, and shots are a recipe for a great night out for these people.
Appearance oriented
Top 20% in the U.S.Smart Chic
Passionate about style, smart chic searches high and low for the perfect look - but not one that will break the bank.
Food & Drink
Top 20% in the U.S.Asian Food & Culture
Asian culture has a lot to offer, but the Asian cuisine tends to be the most frequently referenced. This population is talking about Asian dishes, holidays, and drinks.
Straight answers
South Causeway FAQs
Is South Causeway a good place to live?+
If you want beach-and-water living on New Smyrna's barrier island, it's a strong fit — half the active homes are waterfront and it's a short trip to Central Beach and other walkable neighborhoods. Orlando is about 66 minutes away when you need the city, but daily life centers on the water and the sand.
Is South Causeway expensive?+
It's mid-range for island living, with a median list price of $482,000 and active homes running from $245,000 up to $1,295,000. Only one current listing tops $1M, so most inventory sits well below the luxury tier, though waterfront and pool features carry a premium.
What do homes cost in South Causeway?+
The median list price is $482,000, and homes trade at an average of about $372 per square foot on a median size near 1,174 sqft. Over the last year 33 homes sold at a median of $390,000, so recent closings have landed below current asking prices.
How is the market right now?+
There are 18 active listings with a median 63.5 days on market, and sellers are getting roughly 95% of asking on average. That combination gives buyers real negotiating room without signaling a distressed market — you can see the full picture on the live map.
What about HOA fees and property taxes?+
The median HOA here runs about $752/month, which is common for waterfront and condo-style properties on the island, and the median property tax is around $4,662 per year. If you're weighing a rental strategy, median rent sits near $2,800/month.
Keep exploring
More New Smyrna Beach neighborhoods
Neighborhood boundary by edgeAI; listings matched to the polygon. IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by Stellar MLS.
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