Pool & clubhouse
A shared pool and clubhouse extend your living experience beyond the home.
VENETIAN VILLAS · NEW SMYRNA BEACH, FLORIDA
163 Breezeway Court
Single-level living. A coastal setting.
01 / THE RESIDENCE
Room to settle in.
Space to slow down.
Light moves through open living spaces. French doors lead to a palm-framed paver patio. And everything unfolds on a single level. This end-unit home in Venetian Villas brings together thoughtful interior finishes and access to a community pool, clubhouse and dock.
2Bedrooms
2Full bathrooms
1,179Sq ft · appraisal¹
2,460Sq ft lot · appraisal¹
1987Year built
¹ Living area and lot size per the March 2026 appraisal. Dimensions are approximate.
THE LIVING SPACELIGHT, FLOW & EVERYDAY EASE
An open invitation
to make it yours.
Volume ceilings give the living and dining spaces an airy feel. Tile flooring and plantation shutters carry a consistent finish through the home, while the rear sitting area creates a natural connection to the patio.
Explore the home
THE KITCHENA PLACE FOR DAILY RITUALS
Considered finishes.
Comfortable living.
Quartz counters meet wood cabinetry in a kitchen that keeps the dining area in view. A separate interior laundry area adds everyday practicality; two bedrooms and two full bathrooms offer room to retreat.
Quartz counters, wood cabinetry, tile flooring and shutters are documented in the 2026 appraisal and supplied property fact sheet.
A LITTLE MORE OUTDOORS
Your own
unhurried corner.
Step through the French doors to a paver patio beside established palms. Beyond the residence, Venetian Villas offers a shared pool, clubhouse and community dock.
Community amenities are subject to association rules. No private or assigned boat slip is represented as included.
The details that matterTHE VENETIAN VILLAS EXPERIENCE
More to enjoy.
Less to look after.
HOA dues: $465 per month²
Community dock & fishing area
Enjoy access to the community dock and fishing area. Private or assigned boat slips are not included.
Lawn & common-area care
The association maintains lot lawns, common areas and recreational facilities, with responsibility for designated trees and shared landscaping.
Exterior maintenance
The declaration assigns the association care of qualifying roofs, gutters, downspouts, exterior building surfaces and walks, including painting, repairs and replacement.
Maintenance applies to developer-installed improvements assumed by the association or association-installed improvements, subject to the governing documents. Owner responsibilities include lot landscaping other than trees, glass, screens, replacement doors and casualty damage. Amenities are subject to association rules. ² Monthly dues per the supplied HOA disclosure; charges are subject to change.
02 / A CLOSER LOOK
A home, in pictures.
A curated view of the residence
and its community.
Community aerials show surrounding properties and private boat slips, which are not included in this offering.
03 / THE PROPERTY FILM
Get a feel
for the place.
From the front door to the patio, take a closer look at the spaces and setting of 163 Breezeway Court.
45 SECONDS · SOUND ON YOUR TERMS
Visual tour description
This music-only website edit shows aerial views, the entry, kitchen, living areas, bedrooms, bathrooms, laundry, patio and the surrounding community. The gallery and written property details provide a still-image alternative.
04 / THE PARTICULARS
The details that matter.
A clear view of the property.
A considered next step.
The residence
- Address
- 163 Breezeway Court
New Smyrna Beach, FL 32169 - Property
- Single-story, attached end unit
- Bedrooms / baths
- 2 / 2 full
- Living area
- 1,179 sq ft · March 2026 appraisal¹
- Lot size
- 2,460 sq ft · appraisal¹
- Year built
- 1987 · four-point report
- Parking
- Surface parking
Finishes & systems
- Kitchen
- Quartz counters, wood cabinetry
- Interior
- Tile flooring, plantation shutters, volume ceilings
- Outdoor space
- Paver patio, covered entry
- Roof
- 2022 replacement · 2024 four-point report
- HVAC
- Central electric; 2014 system per four-point report
- Water heater
- Approximately 2008 · property fact sheet
- Utilities
- Public water and sewer per seller disclosure
The community
- Association
- Venetian Villas Unit Owners’ Association
- Dues
- $465 per month · HOA disclosure²
- Amenities
- Community pool, clubhouse and community dock
- Boat slips
- No private or assigned slip represented as conveying
- Approval
- Buyer approval required per HOA disclosure
- Flood information
- Zone AE · 2026 appraisal
¹ Approximate areas per March 2026 appraisal. ² Dues per the supplied HOA disclosure; association charges are subject to change.
Property disclosures
The seller reports a small kitchen leak during roof installation that was repaired. The 2026 appraisal identifies flood zone AE.
05 / NEW SMYRNA BEACH
Put yourself here.
163 Breezeway Court
New Smyrna Beach, Florida 32169
New Smyrna Beach, Florida 32169
06 / LOCAL EDUCATION
Schools in New Smyrna Beach.
Coronado Beach Elementary
3550 Michigan Avenue
Volusia County SchoolsNew Smyrna Beach Middle
1200 South Myrtle Avenue
Volusia County SchoolsNew Smyrna Beach High
1015 10th Street
Volusia County SchoolsLocal public schools listed in the district directory. Attendance is determined by district zoning and enrollment policies; inclusion here does not guarantee assignment.
07 / YOUR QUESTIONS
A little more
to know.
Useful answers.
Grounded in the property record.
Is the home all on one level?
Yes. This single-story end-unit residence has two bedrooms and two full bathrooms.
What does the association offer?
Amenities include a pool, clubhouse and community dock with a fishing area. Association responsibilities also include lawn and common-area care and qualifying exterior maintenance, subject to the governing documents and owner exceptions. The supplied HOA disclosure lists dues of $465 per month and requires buyer approval.
Does a boat slip come with the home?
No private or assigned boat slip is included. Community dock access is separate from privately owned boat slips.
Which appliances are listed?
The property fact sheet lists a refrigerator, range, microwave, dishwasher, disposal, washer and dryer. Inclusions are subject to the purchase contract.
When was the roof replaced?
The December 2024 four-point report records a full roof replacement in 2022. The seller reports a small kitchen leak during installation that was repaired.
YOUR NEXT CHAPTER STARTS WITH A CONVERSATION
Come see it
for yourself.
Stacey Mathews-Johnson
REALTOR® · Keller Williams Realty Florida Partners
Stacey serves buyers and sellers in New Smyrna Beach and the surrounding Volusia County area. Arrange a private showing to experience the home in person.
Keller Williams Realty Florida Partners
Keller Williams Realty Florida Partners3510 S Nova Road, Suite 112 · Port Orange, FL 32129Office: (386) 944-2800