Broadwater
Homes for Sale in Ormond Beach, FL
All 677 homes for sale in Ormond Beach, FL · median $399,000 · 580 homes for sale in 32174 · Volusia County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Jen Haines, Realty Pros Assured · via DBAMLS
As of October 2026, Broadwater in Ormond Beach, FL has 2 homes for sale. Homes listed or recently sold were built 1992–1996; 3 of 3 report an HOA (median $200/mo); 1 of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 21 ft).
Last 30 days in Broadwater: 1 closed sale (median $1,190,000). As of October 20, 2026, © 2026 Daytona Beach Area Association of REALTORS®, Inc.
Broadwater is a small, gated enclave in Ormond Beach with just two active listings and a market that has shifted eight months of inventory onto the board. That depth signals room to negotiate and time to evaluate — this is not a community where buyers need to make snap decisions. Pricing will hinge on condition, views, and which streets feel more secluded versus exposed to the entry.
The gate and maintained grounds command a premium, but with only two homes available in a buyer-leaning market, expect sellers to price competitively rather than test ceilings. For someone who wants coastal Volusia County with a security perimeter and doesn't need resort amenities, Broadwater delivers a specific, no-frills value proposition. The off-site management means you're buying into structure, not programming.
Figures in this note are as of July 17, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Broadwater right now
🟢 Buyer-leaning market. 8.0 months of supply and 33% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of DBAMLS records, as of July 12, 2026. Confidence: Low (3 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Broadwater is a gated, low-density neighborhood in Ormond Beach with security features and grounds maintenance but no on-site clubhouse or recreational facilities. The current market favors buyers, with modest inventory and negotiation latitude.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Broadwater. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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BroadwaterPhotos from DBAMLS listings in Broadwater; content deemed reliable but not guaranteed.
Who Broadwater is best for.
Best for
- Buyers seeking a gated, low-maintenance home in Ormond Beach who don't need on-site recreation or social amenities.
- Investors or second-home buyers comfortable with a smaller resale pool and longer marketing timelines in exchange for a controlled-access location.
- Purchasers who value negotiation time and are prepared to buy based on condition and long-term fit rather than competitive urgency.
Probably not for
- Buyers who want a vibrant amenity set — pool, fitness center, clubhouse — as part of the HOA package.
- Anyone needing to close quickly in a seller's market or expecting multiple competing offers.
- Sellers on a tight timeline who require high inventory turnover and a deep buyer pool for fast liquidity.
The market around Broadwater
Broadwater is too small for its own price trend, so here is the market around it.
Across Volusia County, 4,230 homes are active and 1,084 pending (20% under contract).
ZIP and county figures describe the wider market, not Broadwater specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Broadwater
Live MLS inventory for Broadwater. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Broadwater listings as of 2026-10-20, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Broadwater on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from DBAMLS. Map data © OpenStreetMap contributors.
Life at Broadwater
- Gated · reported on 4 of 5 listings
- Security Gate · reported on 4 of 5 listings
- Maintenance Grounds · reported on 1 of 5 listings
- Management - Off Site · reported on 1 of 5 listings
- Security Lights · reported on 1 of 5 listings
Community amenities as reported across DBAAR listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Recent Developments in Broadwater
Development, infrastructure, retail, and school activity affecting Broadwater, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Parks & Amenities
Volusia County approves $13 million in ECHO grants for 10 projects
The council approved grants including $2.5 million each for Edgewater, Daytona Beach and the D Ranch Preserve nature center, plus a 250-foot Halifax River pier in Holly Hill, a boat dock in New Smyrna Beach, a DeBary splash pad and Port Orange's Willow Run Park.
What it may mean for the marketFunds new waterfront access and park amenities across several Volusia communities. The site is about 5 miles southeast of Broadwater.
Source: WFTV - October 2026Development
Manufacturing and technology job fair set for Oct. 15 at Daytona State
Germfree, B. Braun, Teledyne, Embler Control Systems, Bylight, Pall Corporation and the Electrical Training Alliance will recruit at the Advanced Technology College on Williamson Boulevard in Daytona Beach. The fair runs 2:30 to 5:30 p.m., with a morning session for Volusia high school students.
What it may mean for the marketShows active hiring by regional manufacturing and technology employers. The site is about 7 miles south of Broadwater.
Source: FlaglerLive - September 2026Infrastructure
VoTran changes routes Oct. 4, adds DeLand express and discontinues two routes
Route 61X adds weekday service between the Transfer Plaza and the DeLand ITF via I-4, while Routes 33 and 70 are discontinued. A new VoRide Sunday zone in the Daytona Beach area replaces fixed Sunday service on Routes 3, 4, 10 and 15. The County Council approved the changes on June 16.
What it may mean for the marketChanges commute options between Daytona Beach and DeLand and shifts some service to on-demand rides. The site is about 7 miles southeast of Broadwater.
Source: Hometown News Volusia - September 2026Infrastructure
Port Orange council upholds award of $14.4 million Cambridge Canal pump station contract
The council voted 5-0 on Sept. 15 to deny a bid protest, keeping the $14.4 million contract with Gregori Construction for the Cambridge Canal and Pump Station upgrade. It is the city's largest stormwater project and aims to reduce flooding and tidal impacts. A formal contract award returns to the council.
What it may mean for the marketStormwater capacity upgrades bear on flood-risk management for nearby Port Orange areas. The project is about 11 miles southeast of Broadwater, elsewhere in Volusia County.
Source: Hometown News Volusia - July 2026Infrastructure
State Road 40 widening in Volusia advances in design
The Florida Department of Transportation project to widen State Road 40 from State Road 11 to Cone Road in Volusia County remains in the design phase, with right of way acquisition in progress and construction not yet funded, according to a project page last updated July 14, 2026. The roughly 7 mile plan would add lanes, replace three bridges, and include a multi use trail and a wildlife crossing.
What it may mean for the marketDesign and right of way work continue on widening State Road 40 to four lanes, a project that would add roadway capacity, new bridges, and a multi use trail along the western Volusia corridor once construction is funded. The project is about 8 miles west of Broadwater, elsewhere in Volusia County.
Source: CFL Roads - May 2026Development
Daytona Beach approves Avalon Park Daytona, a master-planned community of about 8,800 homes west of I-95
Daytona Beach commissioners approved Avalon Park Daytona in May 2026, clearing the way for a master-planned community of about 8,800 homes on land west of Interstate 95. The approval also allows commercial and mixed-use space as the project builds out over many years.
What it may mean for the marketA large new master-planned community adds substantial future housing supply west of Interstate 95, a shift that can influence competition and pricing for existing communities in the area. The site is about 6 miles south of Broadwater.
Source: Observer Local News
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Broadwater buying strategy.
If we were buying in Broadwater today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Broadwater.
What the gate buys you — and what it doesn't
Broadwater's amenity set is lean by design: a security gate, perimeter lighting, and grounds maintenance managed from off-site. There is no community pool, no fitness center, no social calendar. What you're paying for is controlled access and exterior upkeep in a quiet Ormond Beach location, not a lifestyle campus. That appeals to a specific buyer — someone who values privacy and low operational overhead over programming.
The two active listings and eight months of supply mean this is not a feeding frenzy. Buyers can take measured looks, order full inspections, and negotiate repairs or price adjustments without the pressure that defines tighter markets. Sellers, in turn, need to price to condition and be realistic about days on market. The gate adds perceived value, but in a buyer-leaning environment it won't paper over deferred maintenance or aspirational pricing.
Location context matters here. Ormond Beach sits just north of Daytona Beach, offering Atlantic Coast proximity without the resort density. Broadwater's appeal is that controlled-access threshold: you're in a Volusia beach town but behind a gatehouse, insulated from through-traffic. The trade-off is a smaller resale pool and fewer comps, which can lengthen both listing periods and buyer search timelines.
The location and the amenities are priced into every listing in Broadwater. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small gated community with modest inventory, your agent's ability to read between two listings — and to source off-market intel or upcoming expirations — becomes critical. Momentum brokers know how to value condition premiums in low-turnover enclaves, how to negotiate when supply exceeds demand, and when to walk if a seller won't meet the market. We'll tell you if Broadwater's gate-and-maintenance model justifies the ask, or if you're better served in a neighboring community with more robust amenities or liquidity. We work Volusia County daily and won't waste your time on a poor fit.
Broadwater in 15 seconds.
Tools for a Broadwater buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Broadwater sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Broadwater, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Broadwater home worth?
Get a no-obligation home value based on real comparable sales in Broadwater, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Ormond Beach →
Recently off market in Broadwater
Homes in Broadwater that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 2 on record.
- 15 Broadriver Road · off market
- 6 Broadwater Drive · off market
Every Home for Sale in Broadwater Ormond Beach Right Now (1)
All 1 active and pending Broadwater Ormond Beach listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2 Broadwater Drive · $1,049,000 · 5 bd / 4.5 ba · listed Jul 22, 2026 · listed by Realty Pros Assured
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Ormond Beach guides & data
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24% of homes for sale in ZIP 32174 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-20).
Broadwater Market Scorecard
Broadwater is currently a buyer-leaning market (limited data). About 6.0 months of supply, a median asking price of $1,049,000, and homes go under contract in about 116 days.
Typical home value in the 32174 ZIP is $371,756, about 10.8% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: © 2026 Daytona Beach Area Association of REALTORS®, Inc. Refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
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Ask an agent about Broadwater
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Frequently Asked Questions
Is Broadwater a buyer's or seller's market right now?
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Where is Broadwater, and what county is it in?
Should you buy in Broadwater?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: October 20, 2026) |
| Under-contract shares | DBAMLS records, as of 2026-07-12 |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of DBAMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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