Single Family Residence in Glenmeadows, Holly Hill · No CDD
Glenmeadows · Holly Hill, FL 32117 · Volusia
Listing data updated August 28, 2026 · refreshed twice daily
4Bedrooms
2Bathrooms
1,972Sq Ft
1976Year Built
$197Per Sq Ft
No CDD4 bedrooms
Momentum Research: independent market analysis, flood data, insurance estimates, buyer leverage, and objective property scoring, alongside the MLS listing. Not just the listing sheet.
27% above
$/sq ft vs community
$197 here vs $155 median sold (12 mo)
Buyer leverage
Seller-leaning
3 days on market
4.0 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
Zone AE
Flood risk
Confirm requirements with FEMA; ~7 ft elevation
$2k–$4k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
Above 3 of 3
Price vs recent sales
Asking $389k tops 3 of the last 3 closed sales; also one of the largest homes here at 1,972 sq ft
How this home is priced against recent nearby sales, and where Glenmeadows has been over 25 years. Momentum Research analysis of DBAMLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
Price vs. size in Glenmeadows
Each dot is a closed sale since 2003 (47 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, 2015–2026. This home lists at $197/sq ft.
Median sale price by year
12-month median closed price, 2015–2026.
Property timeline
This home’s history
1976BuiltPer public record
Aug 25, 2026First trackedObserved at $389,000
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
$2,608/mo
Principal & interest $2,000/mo77%
Taxes $347/mo13%
Insurance $211/mo8%
HOA $50/mo2%
$2,608/mo at 20% down, 30-yr @ 6.66% · 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 $5,625/yr ($469/mo)
+$900 more each year
(+16%)
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.
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
32/100
Strongest on: Pricing power (65), Renovation upside (58)
0 limited50100 exceptional
32/100 is limited 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 area0
This home $197/sq ft vs the community 12-month median $155/sq ft.
Affordability0
List price $389,000 vs the community median $177,500. Not a measure of personal affordability.
Flood safety45
FEMA Zone AE, ~7 ft elevation. Verify the parcel with FEMA.
Insurance cost17
From FEMA Zone AE and a 1976 build. Obtain a property-specific quote.
Market liquidity36
Community median 107 days on market, ~4.0 months of supply (12-month record).
Renovation upside58
From a 1976 build and $197/sq ft vs the community median $155/sq ft. Not a condition assessment.
Pricing power65
Recent sales closed at about 95.0% of original asking (~4.9% below). More room below asking generally favors buyers.
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.
🟡 Asking $197 per square foot, about 27% above the community’s $155 median. Glenmeadows’s 12-month median sold price per square foot is $155. Median sold price per square foot is down 7.2% year over year. Confidence: Low · 3 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.
Recent Glenmeadows sales closed near 95.0% 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 August 10, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: one of only 1 active listings in Glenmeadows, no CDD assessment.
Updated August 28, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Listing description
About this home
First time home buyer or a GREAT opportunity to house hack this beautiful DUPLEX! 905 & 907 Royal Oak Court in Holly Hill, Florida, is a multi-family property built in 1976. Featuring a total of 4 bedrooms and 2 bathrooms.
Each unit offers 2 bedrooms and 1 bathroom. Recent renovations have enhanced the interiors, including new kitchens and bathrooms, as well as tile flooring throughout. Updated AC units in 2022, Roof updated in 2018, Fresh Paint inside and out!
Inside washer and dryer hookups, each unit boasts its own driveway and carport for parking provide added convenience. The property is situated on a quiet cul-de-sac, ensuring minimal traffic, and each unit boasts its own driveway and carport for parking. The property is conveniently located near parks and shopping centers, making it an ideal choice for home owners and tenants seeking a comfortable and accessible living environment!
905 Royal Oak Ct is tenant occupied. Details provided upon request. Please do not disturb tenant.
Description provided by EXP Realty LLC 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$389,000
Bed / bath4 / 2
Living area1,972 sq ft
Year built1976
Property typeSingle Family Residence
MLS #1230052
Listing statusNew — 3 days on market
Public records & third-party data
FEMA flood zoneZone AE
Ground elevation~7 ft
Windstorm exposureModerate
CountyVolusia
Area listings1 active · 0 under contract
Estimated first-year tax~$4,162/yr
CDD assessmentNone on record
HOA (estimate)$50/mo
Calculated estimates
Price per sq ft$197
Estimated monthly payment$2,608
Insurance (illustrative)$2k–$4k/yr
Comparable-sales median$177,500
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.
$268,192the mess$343,128
Actual list price: $389,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 28% spread on the same house — and that gap is exactly what an automated guess can't see:
Condition & updates — a renovated kitchen or new roof vs. dated finishes can swing value six figures; sq ft can't see it.
The lot & views — a premium golf, water, or preserve lot vs. a road-facing one: same sq ft, very different price.
Outliers skew it — one flip or distressed sale in the comps drags the whole $/sq ft up or down.
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:
This home: 3 days on market vs. a 107-day community median
2 active listings competing
≈4.0 months of supply
3 closed here in the last 12 months
For reference, this home is listed at $389,000 ($197/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: 1,972 sq ft × $136–$174/sq ft from recent nearby closed sales (public records). Estimate for general information only; not an appraisal, valuation, or offer. Updated August 28, 2026.
Keep looking
Similar homes for sale near Glenmeadows
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 $389,000Momentum Realty · on market 3 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.)
~$4,162/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 AE — confirm flood 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
Zone AE
From the FEMA flood map. Lender-required flood insurance may apply; confirm for the parcel.
Ground elevation
~7 ft
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.
Market data · public records
Recent sales activity in Glenmeadows
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 Glenmeadows neighborhood guide for more.
Comparable sales found
0
Recent nearby closings in the data set.
Community median sale price
$177,500
Canonical 12-month median closed price. Reference only.
Community median $/sq ft
$155
Canonical 12-month median $/sq ft. Reference only.
Go deeper on Glenmeadows
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.
May 2026 · Development
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 5 miles southwest of Glenmeadows Holly Hill.
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 site is about 12 miles south of Glenmeadows Holly Hill.
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.
No closely comparable recent sales were found in this data set.
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$1,783 – $2,593/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−$878 – −$149At 25% down, 30-yr; after a 10% vacancy/maintenance/management reserve.
Before you decide
Buyer research checklist
A neutral list of items to confirm for any home. This is general guidance, not advice about this specific property.
Confirm roof age and condition during inspection.
Confirm HVAC age and condition during inspection.
Request current HOA documents before relying on dues or restrictions.
Obtain an insurance quote for this specific property.
Confirm school zoning directly with the district.
Order a survey to confirm lot boundaries.
Review permit history with the county.
Confirm whether flood insurance is required for this parcel.
Confirm square footage and room dimensions independently.
Ask the county how property taxes may change after a sale.
Nearby & commute
Approximate distances
Approximate drive times for general reference only.
City
Holly Hill
Groceries, dining, and parks for this city — see the city guide.
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
Why might my property taxes differ from the current owner's?
Florida's Save Our Homes rule caps annual assessment increases for homesteaded owners, and the assessment can be re-set after a sale. As a result 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.
Where does the flood-zone information come from?
The flood designation shown (Zone AE) comes from the FEMA flood map and is provided for general information. Confirm the parcel's status with FEMA and 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 905 Royal Oak Court 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.
