My home base — my office sits on Causeway North. New Smyrna splits between a beachside strip and a mainland historic downtown, and which side you choose changes the whole feel of living here.
New Smyrna Beach has two downtowns, and they're genuinely different places. Flagler Avenue sits beachside — a short walk to the sand, lined with restaurants, bars and shops, busier and louder. Canal Street is on the mainland across the Intracoastal, quieter and more local, with the historic district around it. Most people have a strong preference once they've spent a weekend here.
The surf is the town's calling card. Surfer Magazine ranked it the ninth-best surf town in the country, and National Geographic put it among the world's top 20. The break at the inlet is the most consistent stretch along Florida's 1,200-plus miles of surfable coastline, which is why you'll see boards on car roofs year-round rather than just in season.
It's also a real arts town — regularly named one of America's top small cities for the arts. The Atlantic Center for the Arts runs an artist-in-residence program, and Arts on Douglas, the Little Theatre and Harris House anchor a calendar that stays busy. To the south, Canaveral National Seashore means miles of undeveloped, protected beach right at the edge of town.
The median age here is 58, and over a third of residents are 65 or older, so there's a strong retirement and second-home presence. Housing runs from beachside condos and older cottages to newer single-family construction on the mainland — and the price gap between those two sides is substantial. Worth talking through before you start looking.
My active listings in New Smyrna Beach. Looking for something else in the area? Tell me what you want and I'll find it.
Let's talk about whether it's the right fit for what you're looking for.