Prices eased year-over-year while time-to-sell lengthened, but sales counts ticked up—evidence of a market finding its footing.

Here’s a fresh, market check-in from me, Bob Deasy—your New Smyrna Beach Realtor®. If you’re thinking about buying or selling, this gives you the “what changed and why it matters” snapshot for September 2025, plus a quick condo-vs-single-family comparison.

Citywide (all property types):
• Median sale price $379K, -15.5% YoY
• 106 days median days on market (was ~87)
• 81 closings (up from 67, +20.9% YoY) (Redfin)
Beachside 32169 (condo-heavy mix):
• Median sale price $530K, -10.2% YoY
• 101 days median days on market (was ~79)
• 115 closings, -19% YoY (Redfin)
Inland 32168 (single-family-heavy mix):
• Median sale price $379K, -2.8% YoY
• ~89–96 days median days on market (up from ~67)
• 174 closings, -5.9% YoY (Redfin)
County context (Volusia):
Countywide medians softened slightly and days on market stretched versus 2024—consistent with what we see locally. (Redfin)

Note: Zip-code splits are useful proxies for property types here because 32169 skews condominium while 32168 skews single-family; exact condo vs. single-family splits at the city level aren’t publicly broken out in one dataset, but the direction matches broader Florida trends (condo markets showing more supply and longer DOM than single-family). (Florida Realtors)

What changed—and why it matters

Affordability pressure moved prices down, not demand out.
Prices fell year-over-year, yet we saw more closings citywide in September. Buyers are active, but value-driven. Well-priced, turnkey homes still draw attention; over-ambitious list prices sit. (Redfin)
Time on market is longer across the board.
Median DOM rose ~2–3 weeks vs. last year—buyers have more time to compare and negotiate, and sellers need sharper pricing and presentation. (Redfin)
Beachside (condo-heavy) vs. Inland (single-family-heavy).
• Beachside values are higher but pulled back ~10% YoY; marketing windows lengthened.
• Inland single-family held steadier (-2.8% YoY) and continues to attract end-users seeking space and garages. (Redfin)
Bigger Florida backdrop—especially for condos.
Across Florida, condo ownership costs, insurance, and new safety/repair requirements have created extra headwinds for some buildings, translating to more inventory and longer DOM vs. single-family in many markets. That context helps explain beachside dynamics. (Florida Realtors)

Quick take for Sellers

Price to today, not last spring. The buyer pool is active but rate-sensitive; right-sizing the list price early beats chasing the market. (Redfin)
Win the first showing online. Pro photos, tidy staging, strong copy, and disclosure clarity reduce time on market when average DOM is stretching. (That’s my wheelhouse.)
Condos: Pre-empt questions. Have association docs, reserves info, assessments, and insurance details ready; it builds buyer confidence in this cycle. (New York Post)

Quick take for Buyers

Negotiation room has improved. Sale-to-list ratios and longer DOM mean more room to negotiate on price and terms—especially on listings needing updates. (Redfin)
Be ready. Good homes still move; a clean pre-approval and quick decision window help you capture value.

At-a-glance numbers (September 2025)

Thinking of buying or selling?

I’m Bob Deasy, a local Realtor® (ABR, SRS & licensed CAM) who also handles the photography and marketing that help your listing stand out—and the analysis that helps you buy smart. Call or text me today to get a tailored game plan for your property or your next purchase in New Smyrna Beach.

Sources: Redfin market trend pages for New Smyrna Beach and ZIPs 32169/32168 (September 2025 data); Volusia County context from Redfin county trends; statewide condo vs. single-family context from Florida Realtors’ monthly reporting and recent coverage. (Redfin)

New Smyrna Beach Market: September 2025 vs. September 2024