Venetian Bay

What Venetian Bay does

Venetian Bay is a 1,425-acre master-planned residential community in New Smyrna Beach, Florida, developed by Geosam Capital and operated under HOA management by Evergreen Lifestyles Management. The community is anchored by an 18-hole championship golf course and a portfolio of shared amenities including a Beach and Swim Club, fitness facilities, walking and biking trails, a Town Center, and a 7,300-square-foot spa. It serves a residential customer base spanning first-time buyers, move-up families, active adults, retirees, and luxury buyers, with New Smyrna Beach ranked #2 among Florida's top 25 retirement destinations.

The core product is a curating real estate platform that hosts multiple independent home builders — DR Horton, KB Home, Meritage Homes, Holiday Builders, Paytas Homes, Johnson Group, Platinum Builders, and Adley Homes — each selling within the master plan across differentiated price tiers from townhomes starting in the high $200s to estate homes priced above $1 million. Sales are routed through an on-site Welcome Center that qualifies leads and directs them to the appropriate builder. Rental housing is offered through the 84-unit Messina by the Lake apartment community ($999–$1,350/month), with Cordova Luxury Apartments announced for 2024 to extend the rental portfolio.

The revenue mechanics for the Venetian Bay operating entity derive from lot sales to builder partners, HOA and amenity assessments across occupied households, and rental income from Messina (and, prospectively, Cordova). For-sale home revenue itself accrues to the independent builders, not to Venetian Bay's P&L. The community has received multiple Volusia Building Industry Association Parade of Homes Grand Awards for Best Golf Course Community between 2010 and 2021, indicating sustained third-party validation of the product.

Name

Venetian Bay

Legal name

Venetian Bay

Website

https://venetianbay.info

Company type

Private

Operating status

Operating

Headcount range

1–10 employees

Short description

Venetian Bay is a 1,425-acre master-planned residential community in New Smyrna Beach, Florida, developed by Geosam Capital. It curates multiple home builders, rental apartments, and resort amenities for individual homebuyers, renters, and retirees.

Ownership category

akta.pro rank

Product category

Master-planned residential community

NAICS

Hotels (except Casino Hotels) and Motels (72111)

SIC

Services-Membership Sports & Recreation Clubs (7997)

akta.pro industry

PRIMARYTHAGACAA

Beachfront & Island Luxury Resorts

Travel & Hospitality/Lodging & Accommodation/Luxury Hotels & Resorts

SECONDARYTHAGAAAI

Beachfront & Coastal Full-Service Hotels

Travel & Hospitality/Lodging & Accommodation/Hotels (Full-Service)

SECONDARYTHAMAAAF

Beachfront & Lakefront Homes

Travel & Hospitality/Vacation Rentals & Short-Term Stays/Whole-Home Vacation Rentals

Keywords

• Master-planned communities
• Residential real estate
• Golf course communities
• Active adult living
• Luxury home communities

Headquarters

HQ city

New Smyrna Beach

HQ country

United States

HQ region

North America

Offices2 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Operations, Personnel, Infrastructure, Marketing or Sales, Supply Chain, Others

Revenue model

1. Home Sales: Revenue is generated through the sale of residential properties within the community. Multiple home builders construct and sell homes ranging from apartments to estate homes. Pricing varies significantly based on home type, location within the community, and builder.

Pricing tiers

Go-to-market motion2 records

Distribution channels4 records

Marketing channels6 records

Core offering

Venetian Bay is a 1,425-acre master-planned active lifestyle residential community in New Smyrna Beach, Florida. It sells and rents residential homes across 20+ neighborhoods — including apartments, townhomes, duplexes, condominiums, single-family homes, and estate homes — built by multiple home builder partners (DR Horton, Johnson Group, Paytas Homes, Platinum Builders, Adley Homes, KB Homes, Holiday Builders, Meritage Homes). Pricing ranges from approximately $260,000 to over $1 million for purchase and $999–$1,350/month for rentals. Shared amenities include an 18-hole championship golf course, Beach and Swim Club, fitness center, walking and biking trails, Town Center shops and restaurants, and The Spa at Venetian Bay.

Product overview

Venetian Bay is a master-planned active lifestyle community in New Smyrna Beach, Florida spanning 1,400+ acres. The community offers a diverse portfolio of residential products including luxury single-family homes (Estates of Verano, Portofino Estates, Portofino Reserve), semi-custom homes (Portofino Club, Lakes of Verano), townhomes (Fountains East, The Palms by multiple builders), and apartment homes (Messina by the Lake with 84 units, Cordova Luxury Apartments). The community is built around world-class amenities including an 18-hole championship golf course, Beach and Swim Club, on-site fitness center, miles of walking/biking trails, Town Center with shops and restaurants, and The Spa at Venetian Bay (7,300 sq ft). Home prices range from the $200s to over $1 million, serving first-time homebuyers through luxury estate buyers. The community is developed by Geosam Capital and managed by Evergreen Lifestyles Management.

Differentiator

Problem solved

Functional benefit

Brands

• Venetian Bay Town & Country Club: The club and social center of the Venetian Bay community featuring golf course and dining facilities
• Venetian Bay Welcome Center
• Messina Luxury Apartment Homes

Products and services

• Estates of Verano Luxury estate homes in a gated community within Venetian Bay, offering premium home sites and high-end finishes.
• Lakes of Verano Residential community featuring lake views and preserve home sites with various home builder options.
• Portofino Club Homes by Adley Homes Luxury club homes built by Adley Homes featuring premium finishes and golf course access.
• Portofino Reserve Gated golf course community with water view and conservation home sites, featuring 50-year tile roofs and 10' ceilings.
• Portofino Estates Gated golf course community by Platinum Home Builders offering water view and conservation home sites starting from $545,000.
• Fountains East Townhomes Townhome community starting from $260,000 within Venetian Bay.
• The Palms by DR Horton Single-family homes by national builder DR Horton starting in the high $200s to low $300s, with water and conservation view home sites.
• The Palms by DR Horton Modern Townhomes Two-story modern townhomes with 3 bedrooms, 2.5 bathrooms, and 2-car garages starting in the high $200s.
• The Palms by The Johnson Group Coastal Cottage Collection featuring 2, 3, and 4 bedroom single-family homes with master suite on first floor starting in the low $300s.
• The Palms by Paytas Homes Single-family homes by Paytas Homes starting in the high $200s to low $300s with water and conservation view home sites.
• Messina by the Lake Apartment Homes 84-unit luxury apartment complex with 2 and 3-bedroom units renting from $999 to $1,350/month, including free fitness center membership.
• Cordova Luxury Apartments Luxury apartment community offering spacious and well-appointed homes with modern amenities, pool, and communal spaces.

Quantifiable outcome

• New Smyrna Beach ranked #2 in top 25 places to retire in Florida
• +2 more outcomes

Named customers6 records

Segments3 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Eleven partnerships are on record, tiered minor and core.

• The Spa at Venetian BayminorStrategic or Co-development Partner · 1 January 20167,300 square foot luxury spa facility operated by the Kelsey Family at Tuscany Town Square. Opened Summer 2016. Offers massages, facials, body treatments, hair services, steam room, and hot/cold plunge pools.
• Snap FitnessminorStrategic or Co-development Partner · 1 January 2008First commercial business in Venetian Bay since 2008. 24-hour fitness center operated by Jane and Tom Radell. Members receive free fitness center access with apartment rentals. Community-focused gym voted Gym of the Year four years in a row.
• Evergreen Lifestyles ManagementcoreStrategic or Co-development PartnerManages the Venetian Bay HOA and community operations including event hosting, maintenance oversight, and community management. HOA Manager Erica Watson and Administrative Assistant Stacie Vandervelden operate through Atmos Living Homeowners Account Portal.
• DR HortoncoreChannel Partner/ Reseller/ DistributorNational home builder operating in The Palms neighborhood and Savona communities at Venetian Bay. Offers single-family homes and modern townhomes starting in the high $200s.
• Johnson GroupcoreChannel Partner/ Reseller/ DistributorLocal builder with over four decades of experience in residential development. Builds The Palms Coastal Cottage Collection, Tuscany Reserve, St. Regis, and Savannah Pointe neighborhoods. Specializes in indoor/outdoor living designs suited for Florida climate.
• Paytas HomescoreChannel Partner/ Reseller/ DistributorSecond-generation family builder since 1970. Builds The Palms neighborhood, Marisol, Maribella, and Portofino Club. Led by Jim Paytas, Jr. with Jim Mather as Vice President. Longtime member and past President of Volusia Home Builders Association.
• Platinum BuilderscoreChannel Partner/ Reseller/ DistributorSecond-generation licensed contractor led by Paul Rechichar, President/Owner, and Melissa Rechichar, Owner/Design Consultant. Builds Portofino Estates, Villages of Verano, and Arbor Lakes communities.
• Adley HomesminorChannel Partner/ Reseller/ DistributorBuilder led by Jamie Adley with 25+ years experience. Builds Portofino Club Homes. Jamie Adley served as 2013 President and 2013 Builder of the Year for local association, and 2014 Pinnacle Builder for Florida Home Builders Association.
• KB HomesminorChannel Partner/ Reseller/ DistributorNational home builder founded in 1957, has helped more than 550,000 families achieve homeownership. Builds in Savona North & South communities. Offers 10-year limited warranty and energy-efficient building practices.
• Holiday BuildersminorChannel Partner/ Reseller/ Distributor100% employee-owned company operating in multiple states. Builds in Venetian Bay with personal team approach to customer service throughout the home building process.
• Meritage HomesminorChannel Partner/ Reseller/ DistributorNational energy-efficient home builder operating The Palms at Venetian Bay. Features spray foam insulation, double pane tinted windows, and ENERGY STAR certified appliances. Implements down payment assistance program with Mid-Florida Housing Partnership Inc.

Scale indicators3 records

Recent moves5 records

Expansion highlights4 records

Broad incumbents

• The Villages: The largest 55+ active adult master-planned community in the United States, located in Central Florida. Directly comparable to Venetian Bay in target demographic (retirees/active adults), golf-course-centric lifestyle, and amenity-rich country club model, but at massively larger scale.

Emerging players

• On Top of the World Communities: Large 55+ active adult community in Ocala, Florida with golf, amenities, and rental/for-sale housing. Comparable to Venetian Bay in active adult focus, though developer-owned (not multi-builder) and located in a different Florida region.
• Solivita: 55+ active adult master-planned community in Polk County, Florida with golf courses, clubhouses, and full amenity package. Comparable to Venetian Bay's active adult/retiree customer segment, though more narrowly focused on 55+ than Venetian Bay's broader appeal.

Direct peers

• Babcock Ranch: Master-planned community in Southwest Florida with multiple home builders, golf, and amenity packages. Comparable to Venetian Bay in master-developer-led multi-builder model and active lifestyle positioning.
• Nocatee: Large master-planned community in Northeast Florida (Ponte Vedra/St. Augustine area) with multiple builders, golf, swim clubs, and amenity centers. Highly comparable to Venetian Bay in multi-builder master plan structure, family- and active-adult-friendly amenities, and Florida location.
• Ave Maria: Master-planned community in Southwest Florida with multiple home builders, town center, golf, and amenities. Comparable to Venetian Bay in master-planned developer model, multi-builder sales, and amenity-rich lifestyle branding.
• Avalon Park: Master-planned community in Orlando, Florida with multiple builders, town center, and amenities. Comparable to Venetian Bay in Central Florida location, multi-builder model, and walkable town center concept.
• Lakewood Ranch: Large-scale master-planned community in Southwest Florida spanning tens of thousands of acres with multiple builders, golf courses, and amenities. Closest direct comparable to Venetian Bay in business model — multi-builder master plan with resort-style amenities and price-tier diversification.

Others

• Geosam Capital (parent) portfolio communities: Geosam Capital is the master developer of Venetian Bay and also develops other master-planned communities. While not a peer in the traditional sense, Geosam's other Florida developments are the closest operational comparables for Venetian Bay's specific business model and capital structure.

Regional players

• Celebration (Disney-developed): Master-planned community originally developed by Disney in Central Florida with town center, walkability, and amenity package. Comparable to Venetian Bay in master-planned developer model and Central Florida positioning, though developed by a different (Disney/CDRO) parent company.

Market position

Strengths5 records

Weaknesses6 records

Competitive moat4 records

Key risks7 records

Key highlights7 records

Customer concentration

• Facebookfacebook.com/profile.php
• LinkedInlinkedin.com/company/venetian-bay

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Venetian Bay