Single Family Residence in Northbrook, Ormond Beach · No CDD
Northbrook · Ormond Beach, FL 32174 · Volusia
Listing data updated September 26, 2026 · refreshed twice daily
3Bedrooms
2Bathrooms
1,964Sq Ft
1978Year Built
$178Per Sq Ft
2-car garageNo CDD
Momentum Research: independent market analysis, flood data, insurance estimates, buyer leverage, and objective property scoring, alongside the MLS listing. Not just the listing sheet.
13% below
$/sq ft vs community
$178 here vs $204 median sold (12 mo)
Buyer leverage
Strong seller market
under 1-month supply
Under 1 month
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
$2k–$4k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
Above 5 of 12
Price vs recent sales
Asking $350k tops 5 of the last 12 closed sales; also one of the largest homes here at 1,964 sq ft
As of September 26, 2026, 10 Brookside Drive in Northbrook, Ormond Beach is listed at $349,900 (1,964 sq ft, about $178 per sq ft). That sits within a few percent of Northbrook's median closed sale of $357,500 over the last 12 months (18 recorded sales). Per square foot it is below the community's recent $204/sq ft by about 13%. It came to market within the past week. Listing facts: built in 1978, no HOA. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 1978 · 48 yrs
1,964 sq ft of living area
2-car garage
Listed at $349,900 — recent neighborhood median sale price ~$357,500 (nearby sales; deemed reliable, not an appraisal)
Active listing
HOA ~$50/mo (estimate; confirm)
Momentum Research · Northbrook
Pricing & the Northbrook market
How this home is priced against recent nearby sales, and where Northbrook has been over 25 years. Momentum Research analysis of DBAMLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
This home’s $/sq ft vs. nearby sales
List $/sq ft against recent nearby closed sales; the community median is marked.
Price vs. size in Northbrook
Each dot is a closed sale since 2001 (457 total). This home is the gold marker.
Sale price (y) by living area in sq ft (x). DBAAR closed sales.
Median $/sq ft by year
Community sold $/sq ft, 2012–2026. This home lists at $178/sq ft.
Median sale price by year
12-month median closed price, 2012–2026.
Market Heat by year (0–100)
Momentum Market Heat, 2013–2026. Now 49 (normal).
Property timeline
This home’s history
1978BuiltPer public record
Sep 26, 2026First trackedObserved at $349,900
NowActiveCurrently for sale
Build year is from public record. Listing milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Financing
Estimated monthly payment
$2,420/mo
Principal & interest $1,868/mo77%
Taxes $312/mo13%
Insurance $190/mo8%
HOA $50/mo2%
$2,420/mo at 20% down, 30-yr @ 7.03% · edit any field to update.
Estimated from today’s asking price and current Volusia County tax rates.
⚠️
Many first-time Florida buyers are surprised when property taxes jump after closing. This estimate helps you budget before you make an offer.
Current owner pays $1,375/yr ($115/mo)
+$4,375 more each year
(+318%)
Most of this comes from Florida’s Save Our Homes assessment cap resetting when the home sells — the current owner’s protected assessment doesn’t transfer to a new buyer.
🛡️
Current ownerProtected by Save Our Homes
🔄
Home sellsResets the January after
🧾
Buyer paysBased on purchase price
$208,326
Save Our Homes benefit
The current owner’s protected taxable value sits this much below market — which is why today’s bill is lower than a new buyer’s.
Sources: Florida DOR certified tax roll (2025), Daytona Beach Area AR. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill.
Momentum Scores
Momentum Property Score
64/100
Strongest on: Price vs area (82), Renovation upside (76)
0 limited50100 exceptional
64/100 is solid, mid-pack across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Price vs area82
This home $178/sq ft vs the community 12-month median $204/sq ft.
Affordability54
List price $349,900 vs the community median $357,500. Not a measure of personal affordability.
Market liquidity66
Community median 74 days on market, ~0.7 months of supply (12-month record).
Renovation upside76
From a 1978 build and $178/sq ft vs the community median $204/sq ft. Not a condition assessment.
Pricing power58
Recent sales closed at about 96.5% of original asking (~3.5% below). More room below asking generally favors buyers.
Market timing51
Momentum Market Heat is 49/100 (normal). Cooler readings generally favor buyers; hotter readings favor sellers.
Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent nearby sales. They are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
Momentum Research
The Momentum read
🟡 Asking $178 per square foot, about 13% below the community’s $204 median. Northbrook’s 12-month median sold price per square foot is $204. Median sold price per square foot is up 12.1% year over year. Confidence: Medium · 18 closed sales in 12 monthsMLS facts: DBAAR closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
79% of homes in Northbrook are owner-occupied. An estimated 21% are non-owner-occupied, including 3% held in a company or trust and 7% out-of-state owners.Why it matters: a high owner-occupied share typically means fewer rentals nearby and steadier resale demand.Source: Florida Department of Revenue 2025 assessment roll (public records), 217 homes matched. Community-level context.
Recent Northbrook sales closed near 96.5% of original asking.Why it matters: the community’s own record shows how far opening prices typically move, and how often buyers compete without financing.Momentum Research analysis of DBAAR records, community-level, 12 months ending September 20, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: one of only 1 active listings in Northbrook, no CDD assessment.
Updated September 26, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Listing description
About this home
Welcome to 10 Brookside Circle, a light-filled single-story home in Ormond Beach offering a functional layout, generous room sizes, and great potential to make it your own. The inviting front entry with an open living and dining spaces create an easy flow for everyday living and entertaining. Wood-like laminate flooring add warmth to the spacious main living area, while the adjoining dining room provides a comfortable setting for gatherings.
The galley-style kitchen features abundant cabinetry, expansive counter space, recessed lighting, a pantry, and a window over the sink for natural light. An interior laundry room is conveniently located just off the kitchen and garage. There are three well-proportioned bedrooms and two full baths.
The primary bedroom is especially spacious and includes its own bath and closet area. A Florida room at the rear of the home provides flexible bonus space, ideal for a sunny sitting area, home office, hobby room, or casual indoor-outdoor retreat. Set on a nicely sized lot with a broad front lawn and mature trees, this home offers a wonderful opportunity in an established Ormond Beach neighborhood, close to shopping, dining, schools, parks, and the beach.
All 35 photos
Description provided by Realty Pros Assured and reproduced from the MLS; not independently verified.
Property facts & sources
Every fact, sourced
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
List price$349,900
Bed / bath3 / 2
Living area1,964 sq ft
Year built1978
Property typeSingle Family Residence
Garage2-car
MLS #1231182
Listing statusActive
Public records & third-party data
FEMA flood zoneNot verified — check msc.fema.gov
Windstorm exposureModerate
CountyVolusia
Area listings1 active · 2 under contract
Estimated first-year tax~$3,744/yr
CDD assessmentNone on record
HOA (estimate)$50/mo
Calculated estimates
Price per sq ft$178
Estimated monthly payment$2,420
Insurance (illustrative)$2k–$4k/yr
Messtimate range$349,592 – $424,224
Comparable-sales median$357,500
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
This is a deliberately dumb estimate — living area times a range of recent neighborhood $/sq ft, and nothing else. It is not an appraisal, not market value, and not a valuation of this home. Even a tight range from comparable sales can’t price a specific home — here’s why.
$349,592the mess$424,224
Actual list price: $349,900 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 21% spread on the same house — and that gap is exactly what an automated guess can't see:
Condition & updates — a 1978 home may have had its roof, kitchen, or HVAC replaced since, or not; sq ft can't see either.
The lot & views — a premium golf, water, or preserve lot vs. a road-facing one: same sq ft, very different price.
Outliers skew it — the band above comes from 6 nearby sales; one flip or distressed sale moves the whole $/sq ft.
Carrying costs & concessions — CDD, HOA, insurance, and seller-paid buydowns change what a buyer actually pays.
And here's what the live market is doing — which the number above ignores entirely:
2 active listings competing, 2 under contract
≈0.7 months of supply
17 closed here in the last 12 months
For reference, this home is listed at $349,900 ($178/sq ft) — a number set with analysis a Messtimate can't do.
Want a property-specific review from a licensed agent? A Momentum Realty agent will do a real, free comparative market analysis — walking the home, the lot, the condition, and the live market. That's the difference between a Messtimate and a valuation.
Methodology: 1,964 sq ft × $178–$216/sq ft from recent nearby closed sales (public records). Estimate for general information only; not an appraisal, valuation, or offer. Updated September 26, 2026.
Keep looking
Similar homes for sale near Northbrook
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Listed for $349,900Momentum Realty · on market 0 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
Estimated ownership costs
Estimated costs & disclosures
Estimated ownership costs for general information. Confirm each with the county, your lender, and an insurer. See data & estimate notes.
Property tax (first-year est.)
~$3,744/yr
A rough first-year estimate only, applying a typical Volusia rate to the list price before any exemptions. Florida bills vary substantially after reassessment, homestead and other exemptions, and local taxing districts — this is not your expected bill. Confirm with the county property appraiser.
CDD assessment
None
No CDD assessment on record for this community.
Insurance (illustrative range)
$2k–$4k/yr
An illustrative modeled range, not based on carrier underwriting and not a quote. Florida premiums vary significantly by roof age, wind-mitigation features, claims history, and carrier — a real quote can land well outside this range. Flood zone not verified for this address — check msc.fema.gov and confirm coverage. Get a quote from a licensed insurer before relying on any figure.
HOA
$50/mo
Covers the master association & common areas. Confirm exact dues and what they include.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Not verified
Not yet verified for this address. Look up the parcel at msc.fema.gov before relying on any flood assumption.
Ground elevation
Not on record
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
This is a coastal Florida county. Premiums and coverage vary by home; obtain a quote from a licensed insurer.
Connectivity
Internet & broadband
Fiber
Check availability
AT&T Fiber covers much of NE Florida; confirm availability at the address.
Cable
Likely
Xfinity/Spectrum cable broadband is widely available.
5G Home
Backup
T-Mobile / Verizon fixed-wireless as a backup option.
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Listed by Realty Pros Assured · MLS # 1231182
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Market data · public records
Recent sales activity in Northbrook
Recent comparable closed sales near this home, from public records. Summary figures are for general reference only and are not a valuation of this property. See the Northbrook neighborhood guide for more.
Comparable sales found
6
Recent nearby closings in the data set.
Community median sale price
$357,500
Canonical 12-month median closed price. Reference only.
Community median $/sq ft
$204
Canonical 12-month median $/sq ft. Reference only.
Go deeper on Northbrook
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Jul 2026 · Infrastructure
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.
Why it matters: Design 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 10 miles west of Northbrook, elsewhere in Volusia County.
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.
Why it matters: A 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 9 miles south of Northbrook.
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.
Why it matters: A 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 18 miles south of Northbrook, elsewhere in Volusia County.
Schools currently assigned to this address in Volusia County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
School zoningThis address is in the Volusia County School District. Specific elementary, middle, and high-school assignments vary by street and can change. Confirm current zoning with the district before relying on it.
Recent closed sales nearby, with photos, so you can compare. Sold prices are public record, deemed reliable but not guaranteed.
Sold Jul 2026
$385,000
931 Northbrook Drive, Ormond Beach
3 / 2 bd/ba · 1,986 sq ft · $194/sq ft
Courtesy of Keller Williams Realty Florida Partners · View details →
Sold Jul 2026
$343,000
923 Northbrook Drive, Ormond Beach
3 / 2 bd/ba · 1,932 sq ft · $178/sq ft
Courtesy of Simply Real Estate · View details →
Sold Jun 2026
$384,900
1116 Sherbourne Way, Ormond Beach
3 / 2 bd/ba · 1,917 sq ft · $201/sq ft
Courtesy of Simply Real Estate · View details →
Sold Sep 2026
$270,000
908 Northbrook Drive, Ormond Beach
3 / 2 bd/ba · 1,825 sq ft · $148/sq ft
Courtesy of RE/MAX Signature · View details →
Sold May 2026
$374,000
1113 Northside Drive, Ormond Beach
3 / 2 bd/ba · 1,700 sq ft · $220/sq ft
Courtesy of LoKation · View details →
Sold Mar 2026
$355,000
1103 Parkside Drive, Ormond Beach
4 / 2 bd/ba · 1,645 sq ft · $216/sq ft
Courtesy of Realty Pros Assured · View details →
Community 12-month median: $204/sq ft. Shown for general reference only — this is not an appraisal or a statement of this home's value. Sold prices are public record and deemed reliable but not guaranteed.
If you rent it out
Investment snapshot
Objective rental and cash-flow estimates for a buyer weighing this as an investment. Rough figures for general information only — not a guarantee of rent, an appraisal, or investment advice. Verify independently.
Estimated rent$1,604 – $2,333/moa rough gross-rent-yield range on list price (comp-based estimate coming).
Estimated cap rate4.2%Net operating income ÷ list price; excludes financing.
Est. monthly cash flow−$859 – −$203At 25% down, 30-yr; after a 10% vacancy/maintenance/management reserve.
Before you decide
Buyer research checklist
Items worth confirming for 10 Brookside Drive, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 1978 (48 years): ask for the roof and HVAC replacement dates — insurers commonly ask for roof age on homes this old, and it changes the premium.
The listing reports no HOA: confirm with the county record that no deed restrictions or mandatory association apply to this parcel.
Look up the parcel on FEMA's Flood Map Service Center and confirm with your insurer whether flood insurance is required.
Get a homeowners insurance quote for this specific address in Volusia County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
Listed living area is 1,964 sq ft: verify it against the property appraiser's record and measure before relying on it.
Order a survey to confirm lot boundaries and easements.
Review permit history with the county.
Property taxes: the estimate on this page (about $3,744/yr) assumes reassessment at the list price; the seller's homestead cap does not transfer, so their current bill is not a guide.
Confirm school zoning directly with the district.
Nearby & commute
Approximate distances
Approximate drive times for general reference only.
DBAAR, refreshed twice daily (last: September 26, 2026)
Community market stats
DBAAR closed sales, as of September 20, 2026
Flood zone & elevation
Not verified for this address — look it up at msc.fema.gov
Taxes & monthly cost
Estimated from county rates; not a quote
Insurance figure
Modeled estimate; obtain a real quote before offering
Schools
2025-26 district assignments; verify with the district
Momentum Research lines are our own analysis of DBAAR records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Answered before you ask
Frequently asked questions
How big is 10 Brookside Drive and when was it built?
Per the listing record, 10 Brookside Drive was built in 1978 and has 1,964 sq ft of living area, 3 bedrooms and 2.0 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 10 Brookside Drive in?
10 Brookside Drive is in Northbrook in Ormond Beach, Volusia County. The community section on this page shows recent closed sales, days on market, and active inventory for Northbrook from the same MLS data.
Does 10 Brookside Drive have an HOA?
The listing reports no HOA. Confirm with the county record that no deed restrictions or mandatory association apply to the parcel.
Why might property taxes on 10 Brookside Drive differ from the current owner's?
The estimate on this page (about $3,744 per year) assumes reassessment at the list price. Florida's Save Our Homes rule caps annual assessment increases for homesteaded owners, and the assessment resets after a sale, so a new owner's bill may differ from the seller's. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 10 Brookside Drive in a flood zone?
A flood designation has not been verified for this address. Look up the parcel on FEMA's Flood Map Service Center (msc.fema.gov) and confirm with your insurer.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
Ready when you are
See 10 Brookside Drive in person
Private tours available 7 days a week, in person or by live video walkthrough. Request a tour or send a question and a licensed Momentum Realty agent will follow up.
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply a typical county millage rate to the list price and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email and we will review and correct or remove it promptly.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
Sold price and details are from public records and the MLS, deemed reliable but not guaranteed. Shown for comparison only — not an appraisal or a statement of this home's value.
