Mallards Reach
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Aegidius Warmerdam, Miller Real Estate and Assoc. · via DBAMLS
As of September 2026, Mallards Reach in Ormond Beach, FL has 1 home for sale. Homes listed or recently sold were built 2003–2005; 3 of 3 report an HOA (median $38/mo); 2 of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 5 ft).
Mallards Reach Ormond Beach is a minimal-inventory snapshot—one active listing and a twelve-month supply figure that, at this scale, tells us more about lack of turnover than about negotiating dynamics. With only a single home on the market, any pricing conversation is property-specific: condition, lot, and how motivated that one seller is will matter more than broader market trends.
The buyer-leaning designation reflects the feed's aggregate posture in Ormond Beach, but here it's academic. If you're considering the available listing, treat this as a one-off evaluation. If you're a seller, recognize that low inventory can mean fewer comps and a longer marketing window to find the right match—not necessarily a quick flip into a hot bidding war.
Mallards Reach right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% 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 (1 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 12, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Mallards Reach Ormond Beach is a small Volusia County enclave with virtually no active turnover—currently one listing and a twelve-month supply reflecting limited inventory rather than a flooded market.
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 Mallards Reach. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Mallards ReachPhotos from DBAMLS listings in Mallards Reach; content deemed reliable but not guaranteed.
Who Mallards Reach is best for.
Best for
- Buyers who have already toured Ormond Beach widely and know this specific listing checks every box
- Investors or second-home buyers comfortable underwriting a single property without neighborhood comps
- Anyone prioritizing a particular street or lot in Mallards Reach and willing to wait for inventory
Probably not for
- First-time buyers who want to compare three or four homes side-by-side before deciding
- Shoppers on a tight closing timeline who can't afford to wait for the next listing
- Buyers expecting robust market data and clear price trends to validate their offer
The market around Mallards Reach
Mallards Reach 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 Mallards Reach specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Mallards Reach
Live MLS inventory for Mallards Reach. 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 Mallards Reach listings as of 2026-09-12, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Mallards Reach 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, tiles © CARTO.
Recent Developments in Mallards Reach
Development, infrastructure, retail, and school activity affecting Mallards Reach, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 16 miles west of Mallards Reach, 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 11 miles southwest of Mallards Reach.
Source: Observer Local News - March 2026Infrastructure
FDOT builds a new $75 million I-95 interchange at Pioneer Trail near New Smyrna Beach
The Florida Department of Transportation is building a new $75 million interchange on Interstate 95 at Pioneer Trail near New Smyrna Beach. The roughly 2-mile project widens Pioneer Trail to four lanes and adds a roundabout at Turnbull Bay Road, with construction underway in 2026.
What it may mean for the marketA new interstate interchange improves access and shortens drive times in southeast Volusia, the kind of infrastructure that has historically shaped where demand and new development concentrate. The project is about 17 miles south of Mallards Reach, elsewhere in Volusia County.
Source: Florida DOT (cflroads)
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 Mallards Reach buying strategy.
If we were buying in Mallards Reach 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 Mallards Reach.
When the entire market is one home
The twelve-month supply metric is a statistical artifact when you're working with a single active listing. It doesn't mean homes are languishing; it means almost nothing is coming to market. That can reflect satisfaction among current owners, a tight-knit community with low churn, or simply a neighborhood where turnover happens in slow motion.
For buyers, this means fewer choices and less room to compare—you evaluate the one available home on its own merits, not as part of a broader selection. For sellers, it means your listing will stand alone, which cuts both ways: less competition for attention, but also fewer recent comps to anchor buyer expectations and potentially a longer runway to closing.
The location and the amenities are priced into every listing in Mallards Reach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a one-listing market, you need a broker who knows how to read the wider Ormond Beach landscape—what similar homes have closed for recently, which streets offer better value, and when to walk away from a property that's priced for scarcity rather than merit. We pull the context that a single MLS entry can't give you, and we'll tell you frankly if the available home is worth your time or if waiting for the next listing makes more sense.
Mallards Reach in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Mallards Reach 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 Mallards Reach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Mallards Reach, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Mallards Reach home worth?
Get a no-obligation home value based on real comparable sales in Mallards Reach, 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 Mallards Reach
Homes in Mallards Reach 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. 1 on record.
- 16 Manderley Lane · off market
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Volusia County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Volusia County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Mallards Reach Market Scorecard
Mallards Reach is currently a buyer-leaning market (limited data). About 6.0 months of supply, a median asking price of $489,000, and homes go under contract in about 63 days.
Typical home value in the 32174 ZIP is $374,256, about 10.6% 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.
Frequently Asked Questions
Is Mallards Reach a buyer's or seller's market right now?
Who is the best real estate agent for Mallards Reach?
How do I find a top Ormond Beach real estate agent who knows Mallards Reach?
Can Momentum Realty connect me with an agent for Mallards Reach?
Should you buy in Mallards Reach?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Mallards Reach with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: September 12, 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the DBAMLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Mallards Reach fits the bigger picture — live prices, inventory, and Momentum Scores: