Homes zoned forCreekside Middle School
Family-friendly Port Orange living with room to grow
86
Homes for sale
$437,000
Median list price
$263
Avg price / sqft
38
Median days on market
The Creekside Middle School zone sits in the heart of Port Orange, a coastal-adjacent Volusia County community built around good schools, quiet residential streets, and easy access to the Atlantic. This is a place that suits families and move-up buyers who want space, a pool in the backyard, and a short drive to the beach without the premium of a barrier-island address. You'll find a mix of established neighborhoods and a handful of gated enclaves, with feeder schools like Sweetwater Elementary School and Cypress Creek Elementary School anchoring daily life.
For buyers today, the market here is active but not frantic: 86 homes are listed with a median around $437,000, and well-priced listings move in about a month. Sellers are getting roughly 97% of asking, so there's modest room to negotiate but not a fire sale. Browse Port Orange homes for sale across every price band, or watch inventory come and go on the live map.
Creekside Middle School is an attendance zone in Port Orange, Florida.
Quick facts
$110,000 – $3.0M price range
1,918 sqft median home
$154/mo median HOA
$1,823/mo median rent
280 sold in 12 months
Drive times
Living in the Creekside Middle School zone
The Creekside Middle School zone sits within Port Orange, a Volusia County community on the Atlantic side of Central Florida, just south of Daytona Beach. It's a residential, family-oriented part of town — quiet streets, mature landscaping, and a mix of single-family neighborhoods that range from modest to upscale. The coast is a short drive east, I-95 runs nearby, and Orlando is reachable for the occasional theme-park day without being part of the daily routine.
This zone suits buyers who want value and space near the beach rather than a barrier-island address. Families are the core demographic, drawn by the feeder schools and the abundance of pool homes, but the wide price range also brings in first-time buyers, move-up families, and luxury shoppers. With 34 of the 86 active listings carrying a private pool and 17 behind gates, there's variety in lifestyle as well as price.
If you want to understand the area at a glance, start with Port Orange homes for sale and narrow by neighborhood and feature. The combination of coastal proximity, established neighborhoods, and reasonable pricing is what keeps this part of Port Orange steadily in demand.
Schools for homes in the Creekside Middle School zone
This zone is built around Creekside Middle School, with elementary feeders that commonly include Sweetwater Elementary School and Cypress Creek Elementary School. High school students in this part of Port Orange typically attend Spruce Creek High School. Having the full elementary-through-high-school path in one community is a big part of why families settle here.
For many buyers, school continuity is a deciding factor, and the names above represent the schools most associated with this zone. We're not citing ratings or scores — those change and are best reviewed directly through the district and state resources.
Attendance boundaries are redrawn periodically, and a home two streets over can fall into a different zone than you expect. Before you make an offer based on a specific school, confirm the exact assignment for that address with Volusia County Schools. It's a five-minute check that prevents a costly surprise.
Homes for sale in the Creekside Middle School zone: prices and housing
There are 86 active listings in the zone with a median list price of $437,000. Prices span a wide range — from around $110,000 at the entry level to nearly $2.95 million at the top — and homes average about $263 per square foot, with a median size near 1,918 square feet. That breadth means the zone serves both budget-conscious and luxury buyers, with 14 active listings priced above $1 million.
The segments tell the story of a classic Florida suburb: 34 homes with pools, 17 gated listings, and 10 waterfront properties. There's no 55+ or golf-course inventory active right now, and new construction is limited to five listings — this is a zone of established neighborhoods more than new subdivisions. Over the past 12 months, 278 homes sold at a median price of $400,000, with sellers averaging about 97% of asking.
On carrying costs, budget for a median HOA around $154 per month, though many older streets have no association at all, and a median property tax near $4,337 per year. Median rent sits around $1,873 per month, useful context if you're weighing an investment purchase. Confirm the specific HOA dues and tax amount for any home before committing.
Getting around from the Creekside Middle School zone
Port Orange is an East-Central Florida coastal community, so getting around locally means short drives to the beach, shopping, and daily errands rather than long commutes. I-95 runs just to the west, which is the main north-south artery for reaching Daytona Beach and points beyond. For trips inland, I-4 connects the coast to the Orlando metro.
Orlando is a reasonable day trip rather than a commute. Downtown Orlando is about 49 minutes away, Universal Orlando roughly 58 minutes, and Orlando International Airport (MCO) about 62 minutes. Those times make occasional theme-park days or airport runs manageable without defining daily life.
Most residents orient their routine around the local area and the coast rather than the interstate. If a short beach drive matters more to you than proximity to Orlando's job centers, this zone delivers that balance well.
Is the Creekside Middle School zone a good fit?
If you want a family-oriented Port Orange neighborhood with good school continuity, a pool in reach, and the beach a short drive away, this zone is a strong match. The price range is genuinely wide — entry-level buyers and million-dollar shoppers both have options — and the 278 sales over the past year show a market that moves. A median of about 34.5 days on market and 97% of asking tells you buyers have some negotiating room without facing a bidding frenzy.
The trade-offs are honest ones. New construction is scarce, with only five active listings, so buyers set on a brand-new home may need patience or flexibility. There's no 55+ or golf-course product active right now, and while Orlando is under an hour, this is not a practical daily commute to the metro's job centers.
For most buyers prioritizing schools, space, and coastal access at a fair price, the Creekside Middle School zone checks the right boxes. Start with the current inventory on the live map, confirm the school assignment for any address you love, and verify HOA and tax figures before you write. Do that homework and this is one of the more livable, value-driven corners of Port Orange.
On the market now
Homes for sale in this zone
View all 86 →
$899,000
5803 SPRUCE CREEK WOODS DRIVE, PORT ORANGE
4 bd · 2 ba · 2,613 sqft
$925,000
2901 CYPRESS RIDGE TRAIL, PORT ORANGE
5 bd · 5 ba · 3,702 sqft
$490,000
3946 LAKESHORE DRIVE, NEW SMYRNA BEACH
2 bd · 3 ba · 1,200 sqft
$469,900
1765 CREEKWATER BOULEVARD, PORT ORANGE
4 bd · 2 ba · 2,323 sqft
$394,900
109 WIMBLEDON COURT, PORT ORANGE
4 bd · 2 ba · 1,962 sqft
$250,000
5841 BOGGS FORD ROAD, PORT ORANGE
3 bd · 2 ba · 1,971 sqft
$649,900
969 SMOKERISE BOULEVARD, PORT ORANGE
3 bd · 3 ba · 2,636 sqft
$340,000
924 FOREST GLEN DRIVE, PORT ORANGE
2 bd · 2 ba · 1,338 sqft
$132,500
6516 PATHELEN DRIVE, PORT ORANGE
3 bd · 2 ba · 920 sqft
$2,150,000
630 HAMMETT LANE, NEW SMYRNA BEACH
3 bd · 2 ba · 2,032 sqft
$359,900
1876 SILVER FERN ROAD UNIT 1876, PORT ORANGE
3 bd · 2 ba · 1,441 sqft
$244,500
961 S LAKEWOOD TERRACE UNIT C, PORT ORANGE
2 bd · 2.5 ba · 1,478 sqft
Every active listing inside the Creekside Middle School attendance boundary
Open full map search →Find your fit
Browse the zone
By feature — on the live map
Where the market lives
The numbers that matter
The Creekside Middle School market
280
Sold, last 12 months
$402,500
Median sold price
97%
Sale-to-list ratio
What sellers actually get vs asking
43 days
Median time to sell
Creekside Middle School vs Port Orange
Median list price
Price per sqft
Days on market
Median sold price — 3-yr, 3-mo rolling
Homes sold per month
Live Stellar MLS data — every listing and closed sale inside the Creekside Middle School boundary. Rolling medians smooth single-month swings in small communities.
What it really costs
Owning here
Owning the median Creekside Middle School home
≈ $3,027/mo
$437,000 median · 20% down · 30-yr fixed at 6.9% · taxes/HOA from live listing data · insurance is a Florida estimate.
$154/mo
Median HOA
From current listings inside the boundary
$1,823/mo
Median rent
Homes for rent inside the boundary
Population
34,238
Median age
48
Median income
$86,975
Median home value
$342,984
Beyond the listings
Living in Creekside Middle School
Hobbies & Interests
Top 11% in the U.S.Engine Enthusiast
This population loves working on and showing off their cars, trucks and motorcycles. You can find them researching car shows and the hottest models on the lot.
Active
Top 21% in the U.S.Fitness Obsession
Passionate about strength training, this population relies heavily on the encouragement of the exercise community. While these people seek the latest fitness techniques, they're also interested in supplements and equipment.
Entertainment
Lighthearted Fun
This population is all about keeping the mood light and good, clean fun. Common activities include spending time outdoors, catching up with friends, and dancing.
Food & Drink
Fueling for Fitness
A population characterized by healthy eating. Often pre-planning for meals for the purpose of fitness and convenience. Likely to participate in meal prep trends.
Lifestyles
Wealth Signaling
Interested in the finer things life has to offer, this population wants to display their lifestyle by discussing luxury products. Often references jewelry, cars, and home features.
Active
Functional Fitness
Looking good and reaching fitness goals is all about discipline: Eat right. Work hard. No excuses. This population is more likely to view working out as a means to an end.
Straight answers
Creekside Middle School FAQs
Is the Creekside Middle School zone a good place to live?+
It's a solid pick for families and anyone who wants suburban Port Orange living near the coast. The zone pairs residential quiet with feeder schools including Spruce Creek High School, and you're never far from the beach or I-95. With 278 homes sold in the past year, it's a genuinely liquid market, not a sleepy backwater.
Is it expensive to buy here?+
It sits in the middle of the Volusia County range — the median list price is $437,000 and homes average about $263 per square foot. Entry-level listings start near $110,000 while luxury runs to roughly $2.95 million, so there's real breadth. Fourteen of the 86 active listings are priced above $1 million.
What do homes cost in the Creekside Middle School zone?+
The median list price is $437,000 and the median sold price over the last 12 months was $400,000, so what buyers actually pay tends to land a bit below asking. The typical home is about 1,918 square feet. You can filter by price and features across Port Orange homes for sale.
How is the market right now?+
Active but balanced. Homes take a median of about 34.5 days to sell and sellers are netting roughly 97% of their asking price, which signals a market with room to negotiate but not a collapse. The 278 sales over the past year show steady, consistent demand.
What should I expect for HOA fees and property taxes?+
The median HOA runs about $154 per month, though plenty of homes in older neighborhoods carry no HOA at all. Median property tax is around $4,337 per year. Always confirm the exact dues and tax figures for a specific address before you write an offer.
What are the schools in this zone?+
The zone centers on Creekside Middle School, with elementary feeders that include Sweetwater Elementary School and Cypress Creek Elementary School, and high schoolers typically head to Spruce Creek High School. Because attendance boundaries shift, confirm the assigned schools for any specific address with Volusia County Schools before you buy.
What's the commute like to Orlando?+
Port Orange is a coastal community, so Orlando is a day-trip, not a daily commute, for most residents. Downtown Orlando is about 49 minutes, Universal Orlando roughly 58 minutes, and Orlando International Airport (MCO) about 62 minutes via I-4 and I-95. The beach and local Port Orange shopping are far closer.
Is there new construction available?+
There's a small amount — five of the 86 active listings are new construction, so inventory exists but it's limited. Most of the zone is established neighborhoods rather than large new subdivisions. If new build is a priority, act quickly when listings appear on the live map.
Keep exploring
Other Port Orange school zones
Homes matched to the official attendance boundary — school zoning changes; always verify with the district. 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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