Venetian Bay HOA Guide

New Smyrna Beach, Volusia County · HOA, CDD, rules, builders and amenities in plain English

At a glance

Location	New Smyrna Beach, Volusia County
Builders	Ryan Homes; Johnson Group Homes / Platinum Builders
Home types	Single-family homes and townhomes
HOA	Separate neighborhood HOAs. Dues vary — see below.
CDD	Not confirmed — we're checking. Ask us before you write a contract.
Status	Selling (Isles townhomes: selling / coming soon)

Builders and starting prices

Starting prices as advertised in October 2026. Prices change often, and builders run incentives that come and go. Ask us for the current numbers before you visit.

Builder	Homes	From	Floor plans
Ryan Homes	The Palms at Venetian Bay single-family	$399,990	5 plans, about 1,900–3,136 sq ft, 3–4 bedrooms, one- and two-story
Johnson Group Homes / Platinum Builders	Isles at Venetian Bay townhomes (gated)	About $415,000	2 plans listed, about 1,625–2,509 sq ft, 2–3 bedrooms, 2-car garages

Visiting the model homes? Bring your agent, or call us first, so you’re registered with the builder on your first visit.

HOA and CDD at Venetian Bay

HOA

Each neighborhood has its own HOA. We have not confirmed whether a separate Venetian Bay master fee is added on top.
The Palms (Ryan Homes): reported at about $75/month (builder and listing data, Oct 2026) — confirm before relying on it.
The Isles townhomes: reported at about $375/month (listing data, Oct 2026), said to include cable TV, insurance, grounds and pest control — confirm before relying on it.
Townhome buyers: ask exactly what insurance the HOA carries and what you need to insure yourself.

CDD

Not confirmed — we're checking. Ask us before you write a contract.
If there is a CDD, its assessments would show up on your Volusia County property tax bill and can vary by lot.

Rules that affect daily life

We’re still collecting the recorded HOA documents for Venetian Bay. Before you write a contract, ask us for the rules on renting, pets, vehicles and boats, fences, pools and exterior changes. These rules vary a lot from one community to the next.

Amenities

Venetian Bay has a resort-style pool with a tiki bar and restaurant, a town center with shops and restaurants, 20+ miles of paved trails and a championship golf course (The Club at Venetian Bay). The Isles is gated, with its own clubhouse, fitness room, pool and hot tub, tennis and sport courts.

Before you buy here

Bring your agent (or call us) before your first visit so you're registered with the builder.
Ask for every fee in writing: neighborhood HOA, any master association fee and any club fee.
Golf community: ask about club membership costs and whether membership is required.
Townhome buyers: ask what the HOA covers (roof, exterior, insurance, lawn).
Ask each builder for its warranty booklet and read what is covered before you sign.

Get the Venetian Bay HOA packet

We’ll send you the HOA and CDD information we have on file and run the true monthly cost on any home you like, including HOA, CDD, taxes and insurance.

Request the HOA packet Call 386.449.9248 All communities

Sources: Builder websites, listing sites and our community directory (October 2026).

The Decker Group Brokered by Navy To Navy Homes
Garrett Decker, Broker Associate BK 3466920 · Mortgage Loan Originator NMLS 2567934, FLO Mortgage (Company NMLS 1835856) · Angel Decker, Sales Associate SL 3530137 · Brokerage CQ1038170
386.449.9248 · buyahomeatthebeach.com · BUILT ON TRUST. DRIVEN BY RESULTS.

Information provided by the builder/HOA and subject to change. Verify all fees, terms, and figures directly before relying on them. This page summarizes community documents in plain English and is not legal advice. Have a real estate attorney review contract and HOA questions.