6260 S ATLANTIC AVENUE, NEW SMYRNA BEACH, FL, 32169
Active172 days on marketListed Feb 20, 2026MLS #NS1087408
About this home
6260 S ATLANTIC AVENUE
Priced $345,000 below appraised value, this completely renovated direct oceanfront home in New Smyrna Beach's desired no-drive Bethune Beach community offers an exceptional opportunity to own a luxury coastal retreat. On a rare double lot spanning from South Atlantic Avenue to Turtlemound Road, this three-bedroom, 3.5-bath residence with an office offers private beach access, panoramic Atlantic Ocean views, a fenced backyard with gated RV or boat access, room for a future pool and no HOA. Designed for luxury and peace of mind, the home has been extensively updated with a new tile roof, new dual HVAC systems, a new 25,000-watt Generac whole-home generator, impact windows and doors, a three-stop elevator, Trex decking and an extensive French drain system. Every detail has been thoughtfully curated to deliver effortless coastal living. Inside, soaring vaulted ceilings, expansive windows and an open-concept floor plan frame breathtaking ocean views. The gourmet kitchen features custom wood cabinetry, quartz countertops, stainless steel appliances, a walk-in pantry and Italian stone flooring, while a contemporary gas fireplace adds warmth and sophistication to the main living area. The flexible layout includes a private first-floor guest suite with its living area, kitchenette and full bath, making it ideal for guests or multigenerational living. Upstairs, the primary suite serves as a private retreat with its oceanfront balcony, gas fireplace, walk-in closet and spa-inspired bath. Just minutes from JB's Fish Camp and the Canaveral National Seashore, this exceptional Bethune Beach home offers easy access to boating, fishing, surfing and kayaking, while spectacular sunrises, rocket launches and abundant wildlife become part of everyday life. It is a rare opportunity to own a fully renovated oceanfront home in one of New Smyrna Beach's sought-after coastal communities.
Facts & features
The home at a glance
3
Bedrooms
3.5
Bathrooms
2,766
Sqft
0.23 ac
Lot size
2
Garage
1992
Year built
Three Or More
Levels
$723
Per sqft
Inside
Outside & construction
Community & fees
Utilities & systems
The numbers
What it really costs
Built from this home's actual numbers — the most recent property-tax bill on record — not generic estimates.
$14,979 /mo · 10% down Conventional, 30-yr fixed at 6%
The assumptions
Above the FHA loan limit for our service areas, so Conventional is the default. VA buyers: switch below — $0 down.
These numbers assume a generic buyer — your credit, down payment and loan program change them. Get the real quote in minutes:
Andrew Acosta
Acosta Home Loans with PRMG · NMLS #1468866
Run your own numbers
FHA isn’t available at this price — the loan would exceed the $541,287 FHA limit for our service areas.
Estimated payment
$14,979/mo
Includes estimated PMI — it drops off once you reach 20% equity. Taxes reflect the most recent bill on record; insurance is a typical-Florida estimate. Your lender’s numbers will differ. CENTURY 21 Edge partners with Florida’s best lenders.
Value check
Is the price right?
The internet’s favorite home-value number comes from a single automated model that has never seen the street, the finishes, or the view — which is why it routinely misses by tens of thousands of dollars. The edgeAI estimate combines multiple independent data sources with our team’s on-the-ground expertise in this exact market.
$/sqft vs New Smyrna Beach actives
$723 vs $368
Days on market
172 vs 68 typical
Where $723/sqft sits among the 400 New Smyrna Beach actives
The edgeAI estimate is a starting point, not an appraisal or a broker price opinion. It is generated from public records, listing data and market modeling, and is subject to change once a licensed real estate professional personally inspects the property. Condition, floor, view and lot are not fully captured by any model — ask us for a full comparative market analysis.
Where it sits
Inside Bethune Volusia Beach
Get to know New Smyrna Beach. See the full New Smyrna Beach guide →
Bethune Volusia Beach — neighborhood snapshot
Population
1,057
Median age
67
Median income
$84,904
Median home value
$464,100
Avg household
2
Households w/ children
41%
For the school run
Volusia County School District
School assignments and ratings via edgeAI — always verify with the district.
The numbers that matter
The New Smyrna Beach market
$448K → $445K
New Smyrna Beach median sold, yr/yr
95.6%
Sale-to-list ratio (12 mo)
206 of 400
New Smyrna Beach actives have cut their price
Median sold price, New Smyrna Beach, trailing 36 months (3-month rolling) · live MLS data.
This home is listed 281% above the NEW SMYRNA BEACH 32169 median. See the full New Smyrna Beach market guide →
Paper trail
This home's history
Reality check
What actually sold near 6260 S ATLANTIC AVENUE
Asking prices are opinions — closed sales are facts. The most comparable homes that actually changed hands nearby in the last twelve months.
Sold · Oct ’25$1,000,000
6244 S ATLANTIC AVENUE · same community
2 bd · 2 ba · 1,120 sqft · $893/sqft · 269 DOM
Sold · Jan ’26$1,600,000
6771 TURTLEMOUND ROAD
4 bd · 3 ba · 2,736 sqft · $585/sqft · 173 DOM
Sold · Sep ’25$620,000
6361 TURTLEMOUND ROAD
4 bd · 3 ba · 2,812 sqft · $220/sqft · 101 DOM
Closed-sale data from the MLS, last 12 months, selected for similarity in size and location. No two homes are identical — ask us for a full comparative analysis.
Your home team
The pros in your corner
Buying a home is two conversations — the home and the money. Here’s who handles each, side by side, already working together.
Your agent
David Ramirez
Real Estate Agent · CENTURY 21 Edge
Tours, negotiation, and every question about 6260 S ATLANTIC AVENUE — start here.
Your lender
Andrew Acosta
Acosta Home Loans with PRMG · NMLS #1468866
Pre-approval, rates, and the real monthly number for 6260 S ATLANTIC AVENUE — before you fall in love.
See it in person
Schedule a tour
Pick a day that works — this goes straight to David's phone and CRM.
Straight answers
6260 S ATLANTIC AVENUE FAQs
What would the monthly payment be for 6260 S ATLANTIC AVENUE?+
With 10% down on a 30-year Conventional loan at 6%, the all-in payment lands around $14,979/mo — principal and interest, the actual property-tax bill and typical Florida insurance. The payment calculator on this page lets you switch loan type (FHA, Conventional, VA) and adjust the down payment, rate and term.
What are the property taxes on 6260 S ATLANTIC AVENUE?+
The most recent tax bill on record (2026) was $39,393. A new owner's bill can differ once the sale price resets the assessed value — we can walk you through what to expect.
Are pets allowed at 6260 S ATLANTIC AVENUE?+
The listing reports pets: Cats OK, Dogs OK. Communities often layer on breed or weight rules — we'll verify the specifics with the association before you commit.
How does the price compare to other homes in New Smyrna Beach?+
At $1,999,000, this home is listed about 288% above the New Smyrna Beach median of $515,350. The market section on this page shows how the area is trending.
Which schools are assigned to 6260 S ATLANTIC AVENUE?+
Coronado Beach Elementary School (elementary), New Smyrna Beach Middle School (middle), New Smyrna Beach High School (high) — Volusia County School District. Always verify school assignments with the district before relying on them.
The brief
Four things that matter here
01Positioned at the premium end
$1,999,000 runs 281% above the NEW SMYRNA BEACH 32169 median — but at 2,766 sqft it's also 66% larger than the typical New Smyrna Beach listing.
02Time on market is leverage
172 days on market against a New Smyrna Beach median of 68 — sellers in this position are usually ready to negotiate.
03Strong assigned schools
Coronado Beach Elementary School, New Smyrna Beach Middle School, New Smyrna Beach High School — Coronado Beach Elementary School rates 5 of 5. Always verify assignments with the district.
04The price has already moved
Listed at $2,245,000, now $1,999,000 — a $246K cut. The full history is in the market section below.
Keep looking
Similar homes nearby
Listing courtesy of PREMIER SOTHEBY'S INTL. RLTY · Mark Ehrli. MLS #NS1087408.
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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