Neighborhood · New Smyrna Beach, Florida
South Causeway
Barrier-island living between the river and the sea
18
Homes for sale
$482,000
Median list price
$376
Avg price / sqft
53
Median days on market
South Causeway sits on New Smyrna Beach's barrier island, where the Indian River Lagoon meets the Atlantic and a bridge crossing puts you minutes from the sand. This is the beachside heart of town — walkable pockets like Coronado Beach, Central Beach, and Coronado Island mix cottages, canal-front homes, and newer builds, with North Village rounding out the mix. It's a genuine coastal lifestyle without the traffic of the bigger Florida beach cities, and downtown Orlando is still reachable in about 66 minutes when you need it.
The market here leans waterfront: of 18 active listings, 11 touch the water and 8 have pools, so inventory skews toward the lifestyle buyers come for. The median list price is $482,000 against a much wider $249,000 to $1,650,000 range, and homes are moving at a measured 40 days. If you want the full picture, browse New Smyrna Beach homes for sale or watch the live map as new listings hit.
South Causeway is a community in New Smyrna Beach, Florida.
Quick facts
$245,000 – $1.6M price range
1,242 sqft median home
$768/mo median HOA
$2,800/mo median rent
34 sold in 12 months
Drive times
On the market now
Homes for sale in South Causeway
View all 18 →
$419,000
468 BOUCHELLE DRIVE UNIT 325, NEW SMYRNA BEACH
3 bd · 3 ba · 1,531 sqft
$245,000$275,000
100 BOAT YARD STREET UNIT D10, NEW SMYRNA BEACH
0 sqft
$249,000$259,000
402 BOUCHELLE DRIVE UNIT 204, NEW SMYRNA BEACH
1 bd · 1 ba · 820 sqft
$1,650,000
2 RICHMOND DRIVE, NEW SMYRNA BEACH
3 bd · 3 ba · 3,075 sqft
$1,295,000$1,345,000
21 RICHMOND DR, NEW SMYRNA BEACH
3 bd · 2 ba · 2,114 sqft
$319,000$324,900
443 BOUCHELLE DRIVE UNIT 204, NEW SMYRNA BEACH
2 bd · 2 ba · 1,355 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
$515,000$520,000
434 BOUCHELLE DRIVE UNIT 203, NEW SMYRNA BEACH
2 bd · 2 ba · 1,299 sqft
$539,000$549,000
441 BOUCHELLE DRIVE UNIT 202, NEW SMYRNA BEACH
3 bd · 2 ba · 1,704 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
34
Sold, last 12 months
$394,500
Median sold price
94%
Sale-to-list ratio
What sellers actually get vs asking
98 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
▼ 14.4% 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
≈ $3,924/mo
$482,000 median · 20% down · 30-yr fixed at 6.9% · taxes/HOA from live listing data · insurance is a Florida estimate.
$768/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 to live on the water or a short walk from the beach, it's hard to beat — 11 of the 18 active listings are waterfront and the whole neighborhood sits on New Smyrna's barrier island. Established pockets like Coronado Beach give it a real coastal-town feel, and Orlando is still about 66 minutes out when you need the city.
Is it expensive to buy here?+
It's mid-range for a Florida beach community, with a median list price of $482,000 and homes averaging about $374 per square foot. The range is wide — from $249,000 up to $1,650,000 — and only two active listings are priced above $1 million, so there's room at several price points.
What do homes cost in South Causeway?+
The median list price is $482,000 today, while the median home that actually sold over the past 12 months closed at $390,000. With a median size around 1,242 square feet, you're generally buying coastal cottages and canal-front homes rather than large estates.
How is the market right now?+
It's steady, not frantic — 32 homes sold in the last 12 months, listings take a median of 40 days to go under contract, and sellers are getting about 94% of asking on average. That gap gives a prepared buyer real room to negotiate, and you can track new inventory on the live map.
What about HOA fees and property taxes?+
The median HOA runs about $768 per month, which reflects the condo and managed-community listings in the mix, so fees vary a lot by property type. Median property tax is around $4,868 per year, and for comparison the median rent in the area is about $2,800 per 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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