Condo Communities in Ormond Beach, FL
Looking for condo communities in Ormond Beach, FL? Momentum tracks 10 Ormond Beach communities with evidence of condominium living, each with MLS-derived pricing and market pace below — plus the local questions worth asking before you buy, and a direct line to an agent who works these communities.
Ormond Beach condo communities at a glance
The communities, by recent sales activity
| Community | City | Median price | 1-yr change | Days on mkt |
|---|---|---|---|---|
| Regency Plaza Condo · agent | Ormond Beach | $390,000 | -12.0% | 232 d |
| Lakes of Pine Run · agent | Ormond Beach | $187,000 | -3.0% | 118 d |
| Gemini Condominiums · agent | Ormond Beach | $425,000 | +3.0% | 26 d |
| Ocean Watch · agent | Ormond Beach | $233,000 | +5.0% | 50 d |
| Shoreham Oceanfront Condo · agent | Ormond Beach | $658,000 | +13.0% | – |
| Wellington Station Condo Residences · agent | Ormond Beach | $162,000 | +14.0% | 96 d |
| Tomoka Oaks North · agent | Ormond Beach | $90,000 | +12.0% | 90 d |
| Kingston Shores · agent | Ormond Beach | $86,000 | -14.0% | 276 d |
| Madeira Villa · agent | Ormond Beach | $228,000 | +86.0% | 82 d |
| Ormond Beach Surfside North · agent | Ormond Beach | $466,000 | – | 406 d |
Communities are listed by recent closing volume in Momentum’s MLS data. Figures are aggregates, change over time, and are deemed reliable but not guaranteed.
Condo buying in Florida after the milestone-inspection era
Since Florida’s post-Surfside condo-safety laws took effect, buildings three stories and taller face milestone structural inspections (at 30 years, or 25 near the coast) and must fund reserves through a Structural Integrity Reserve Study — ending the era of waived reserves. For buyers this cuts both ways: safer buildings, but rising fees and special assessments in buildings catching up. Before you offer, request the milestone inspection report, the SIRS, the budget, and the last two years of minutes; ask directly whether any special assessment is levied, planned, or discussed. A low price in an older coastal building often has an assessment attached to it.
Fees, financing and what the association controls
Condo fees fund insurance on the structure, reserves, and amenities — get the fee history, not just the current number. Financing is building-specific: lenders review budgets, reserves, owner-occupancy and litigation, and some buildings are unwarrantable for conventional loans. Our buyer closing costs calculator models the full monthly cost with dues included.
What it costs to own here
At Volusia County’s typical combined millage of 19.21 mills, a purchase at $230,500 (the median across these Ormond Beach condo communities) generates roughly $4,429 a year in property tax before exemptions — about $369 a month. Florida resets the assessed value to roughly your purchase price, so the seller’s current bill is not a preview of yours; a homesteaded owner then gets the $25,000–$50,000 exemption and the 3% Save Our Homes cap going forward. Citizens Property Insurance policies in Volusia County average about $1,807 a year ($151 a month) — private-market quotes vary with roof age and wind mitigation, so price coverage before your inspection window closes. All-in, our county model puts the typical monthly cost of ownership in Volusia County near $1,988 (principal and interest on the typical home, tax, and insurance).
Run your exact numbers: the property tax after purchase calculator uses Volusia County’s verified millage, and the buyer closing costs calculator builds the full cash-to-close.
Demand and supply in Volusia County right now
In the most recent IRS migration data (2022-2023), Volusia County gained a net 8,035 people to relocation, with the largest inbound flows from NY, NJ, GA. Households moving IN reported average incomes of $72,813 versus $57,215 for those leaving — the income mix of demand, straight from tax filings. Population is up about 7.7% over the recent multi-year window. On the supply side, builders pulled 2,826 residential permits in Volusia County in 2025 (2,079 single-family), down 17.0% year over year — against 5,508 at the 2022 peak. Permits are tomorrow’s inventory: a shrinking pipeline supports prices, a swelling one hands buyers leverage. Our valuation model reads the county as undervalued by about 0.4% versus its income-and-rent fundamentals.
Explore more of Ormond Beach
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Run the numbers in Volusia County
- Find the best agent in Volusia County
- Get a cash offer in Volusia County
- Volusia County housing scorecard
- What would selling net you
- Buyer closing costs calculator
Common questions
How many condo communities does Ormond Beach, FL have?
What do homes in Ormond Beach condo communities cost?
How does Momentum classify a community as one of the condo communities?
How much is home insurance in Volusia County?
What are property taxes like in Volusia County?
Community classifications are compiled from MLS-reported amenities, verified amenity records and MLS build-year data, as of 2026-06-16; they are informational, change over time, and are deemed reliable but not guaranteed — verify details with each association. Not an offer of housing to any protected class to the exclusion of others. Equal Housing Opportunity.