Aliki Atrium Homes for Sale in Ormond Beach, FL

Established 1988 · Intracoastal West · ZIP 32224

A boutique oceanfront condominium in Ormond Beach, 27 residences around a tropical atrium, residential with a one-month rental minimum.

Direct oceanfrontBoutique 27 unitsOne-month rental minimum

Live Market Pulse

41/100
Momentum

Buyer-Leaning Market (limited data)

Tight supply keeps sellers in control, but dated interiors still trade at a discount, so condition is where buyers win.

Free · No obligation

Unlock Off-Market Aliki Atrium

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive DBAAR data14 years of closingsLocal renovation analysisUpdated twice daily

LiveMarket PulseDBAAR

$660K

Median Price

36mo

Supply

463days

Avg DOM

Soft

Seller Leverage

$237/sf

Median $/Sqft

n/a

1-Yr Price Change

0now

Distress

Jon's Current Read

"Aliki Atrium is a small, direct-oceanfront condominium on South Atlantic Avenue in Ormond Beach, built around a planted central atrium, and the read is boutique, residential beachfront ownership. With just 27 residences, underground parking, secured entry, and a one-month minimum rental, it is an owner-occupant and seasonal building rather than a vacation-rental operation. The trade is the usual oceanfront diligence on an older building: the association's milestone status, reserves, and insurance, weighed against the intimate scale and direct beach access."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Aliki Atrium market snapshot (as of June 25, 2026): the median sale price is about $660K ($237 per sq ft), with homes averaging 463 days on market and 36.0 months of supply, a buyer-leaning market (limited data). Based on 1 recent closings in live Daytona-area MLS data.

Aliki Atrium is a direct-oceanfront condominium on South Atlantic Avenue in Ormond Beach, Volusia County, on the barrier island. It is a boutique building organized around a striking central atrium planted with tropical foliage, an unusual signature for the stretch.

The seven-story building holds just 27 residences, which makes it one of the more intimate oceanfront condos in the area. Amenities are simple and residential: secured entry, an underground parking garage, and an oceanfront pool, with direct access to the beach.

A one-month minimum rental keeps the building residential and seasonal, attracting full-time owners and snowbirds rather than nightly vacationers, and the building permits two pets within a weight limit.

Because Aliki Atrium is an older oceanfront building over three stories, the central buyer question is structural and financial: the milestone inspection status, the structural integrity reserve study, the reserve funding, insurance, and assessment history are what a buyer is really underwriting, alongside the appeal of the boutique scale.

Quick Match

Who Aliki Atrium is best for.

Best for

Buyers who want intimate, direct-oceanfront ownership in a small building
Seasonal owners comfortable with a one-month minimum rental
Buyers who will read an older oceanfront association's structural and reserve documents

Probably not for

Buyers who want new construction or a large amenity-rich tower
Investors seeking nightly or weekly vacation-rental income
Buyers unwilling to underwrite an older oceanfront building's reserve and assessment risk

Market Pulse

How Aliki Atrium is performing right now

41/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

36Months of supplytight

481Median days on marketdays

0 : 3Under contract vs for salestrong demand

1Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+5%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from DBAAR, as of June 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Aliki Atrium listings and the trailing twelve months of closed sales.

Where prices are goingn/a2026 YTD

Median sale price by year. Tap a label to compare Avalon by the Sea or Ormond Beach. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square footn/a2026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now3 : 0active : pending

For sale3

Pending0

Sold 12mo1

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in Aliki Atrium buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Aliki Atrium

Live MLS inventory for Aliki Atrium. 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.

901 S Atlantic Avenue #Ph3 home for sale in Aliki Atrium

Active · 185 daysTop listing

$699,000

4 bd · 4.5 ba · 2,790 sqft · built 1980

901 S Atlantic Avenue #Ph3, Ormond Beach, 32176

Listed by Oceans Luxury Realty Full Service LLC

901 S Atlantic Avenue #Ph2 home for sale in Aliki Atrium

Active · 481 days

$599,000

3 bd · 4.5 ba · 2,790 sqft · built 1980

901 S Atlantic Avenue #Ph2, Ormond Beach, 32176

Reno opportunityBest value

Listed by RE/MAX Signature

901 S Atlantic Avenue #102 home for sale in Aliki Atrium

Active · 724 days

$460,000

2 bd · 2.5 ba · 1,854 sqft · built 1980

901 S Atlantic Avenue #102, Ormond Beach, 32176

Reno opportunityBest value

Listed by Koenig Realty, Inc.

Interactive Map

Aliki Atrium on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from DBAAR; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

Nearby & Commute

How far is everything?

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Drive times from Aliki Atrium. They are approximate and vary with traffic and your exact start point.

The Atlantic beach~1 min · direct oceanfront access

Granada Boulevard (SR-40)~5 to 10 min · Ormond's main corridor and the bridge

Ormond Beach mainland~10 min · west over the Granada bridge

Interstate 95~10 to 15 min · via Granada Blvd

Downtown Daytona Beach~15 to 20 min · south along the peninsula

Ormond shopping (Publix / plaza)~5 min · groceries and services

Daytona Beach International Airport~20 to 25 min · via Granada Blvd and I-95

Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Aliki Atrium Homes for Sale in Ormond Beach, FL with Momentum Realty’s local guides.

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Tidesfall Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.5 mi

Rogers Park Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.6 mi

Rio Vista Gardens Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.7 mi

Bosarvey Estates Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.7 mi

Seton Court Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.7 mi

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Wellington Station Condo Residences Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.8 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr

Aliki Atrium (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take

Volusia County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby

Aliki Atrium is served by Volusia County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Buying with schools in mind? We can confirm the exact zoned schools for any Aliki Atrium address.

The takeaway

What actually affects Aliki Atrium owners, sourced and dated. We do not publish rumor.

Recent Developments in Aliki Atrium

Development Intelligence

Our read on what is being built around Aliki Atrium, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishThe dominant factor is Florida's condominium safety law, which governs the milestone inspection and reserve funding for an older oceanfront building. How the small association has handled those requirements is the biggest driver of carrying cost and value here, since with only 27 units the per-owner share of any capital project is immediate.

Florida milestone inspection and reserve-study requirements

NeutralAs an oceanfront building over three stories, Aliki Atrium must complete milestone inspections and structural integrity reserve studies and fund the reserves; with 27 units, the per-owner math on any project is immediate. impact

SignificanceRadius: Building-wide

Florida milestone inspection and reserve-study requirements

Boutique, residential oceanfront scale

BullishA 27-unit direct-oceanfront building with a one-month rental minimum is an intimate, owner-occupant setting that many buyers prefer over large towers. impact

SignificanceRadius: Ormond beachside

Boutique, residential oceanfront scale

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Aliki Atrium, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

2024 to 2025
Regulation
Florida condominium safety deadlines (milestone inspections + SIRS)
Under Florida's condominium safety law, condominiums three stories and higher must complete milestone structural inspections and structural integrity reserve studies on statutory deadlines, and associations may no longer waive the reserve funding the studies identify. Why it matters: For a boutique oceanfront building like Aliki Atrium, request the milestone inspection result, the reserve study, and the funding plan; with only 27 owners, the funding posture is the most important part of the purchase. Source

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 Strategy

The Aliki Atrium buying strategy.

If we were buying in Aliki Atrium, this is the order of operations we would run, and the one we run for our clients.

Read the milestone inspection and reserve study first. Request the current milestone inspection result, the structural integrity reserve study, and the funding plan before anything else.

Pull the budget and assessment history. With 27 units, ask what assessments have been levied or are planned and how reserves are funded, since the per-owner share is concentrated.

Get the master insurance picture. Review the association's master policy, deductibles, and recent premium trajectory on an oceanfront building, then price your HO-6 contents coverage.

Confirm the rental and pet rules in writing. The building carries a one-month minimum rental and a pet weight limit; verify the current terms if either matters to you.

Tour the specific unit and its exposure. Confirm the floor, the ocean exposure, the HVAC and water heater ages, and any salt-air wear on sliders and windows.

The Quick Decision

Best Buy

An updated unit with a strong ocean exposure in a building whose milestone inspection and reserve funding you have verified, at an all-in monthly you have run.

Biggest Risk

A small older oceanfront building's reserve and assessment exposure plus master-insurance cost; with 27 owners, assessments hit harder per unit.

Best Lot

Higher-floor, direct-ocean units carry the premium; lower or angled-view units are the value if the documents check out.

Smart Timing

Aliki Atrium offers intimate, residential oceanfront ownership; pricing tracks the building's documented health as much as the unit.

Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Aliki Atrium is a boutique direct-oceanfront condominium on South Atlantic Avenue in Ormond Beach, Volusia County (ZIP 32176), on the barrier island. The seven-story building holds just 27 residences arranged around a planted central atrium, with secured entry, an underground parking garage, and an oceanfront pool, and direct beach access. A one-month minimum rental keeps it residential and seasonal, and two pets are permitted within a weight limit. As an older oceanfront building over three stories, it falls under Florida's condominium milestone-inspection and reserve-study requirements, which, given the small 27-unit ownership, makes the association's documented structural and reserve health the central question for buyers.

Aliki Atrium Homes For Sale

What your money buys in Aliki Atrium.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Aliki Atrium today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: lower-floor or angled-view units

$660K to $660K

Lower-floor or angled-exposure units, the relative value. Buy on the building's documents first; confirm the milestone and reserve status before the finishes.

Lowest entry

Mid: mid-floor ocean-view units

$660K to $660K

Mid-floor units with solid ocean views, the core of this small building. Floor, exposure, and condition separate these; verify the association's reserve and insurance status before pricing the view.

Most inventory

High: high-floor direct-ocean units

$660K to $660K

Higher-floor, direct-ocean units set the building's ceiling. Height and a full ocean view drive the premium; price each on its exposure, condition, and the association's documented health.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings

What Your Money Buys

What ~$660K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

$660K to $660K

Entry: lower-floor or angled-view units

Lower-floor or angled-exposure units, the relative value. Buy on the building's documents first; confirm the milestone and reserve status before the finishes.

$660K to $660K

Mid: mid-floor ocean-view units

Mid-floor units with solid ocean views, the core of this small building. Floor, exposure, and condition separate these; verify the association's reserve and insurance status before pricing the view.

$660K to $660K

High: high-floor direct-ocean units

Higher-floor, direct-ocean units set the building's ceiling. Height and a full ocean view drive the premium; price each on its exposure, condition, and the association's documented health.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Aliki Atrium, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take

Renovation math decides the deal
Better lots and views resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay

Proprietary Data

The renovation premium.

Renovated-listing inventory in Aliki Atrium is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Unit Value

The unit premium.

In a condo the value the market gives back at resale is set by the unit, not a lot: the floor, the view line (direct versus partial), and the exposure. The interior can be renovated, but the floor and view cannot, so higher floors and better views hold their value better. How much more they command varies by building, line, and condition, which is why we read it unit by unit against real comparable sales rather than a single headline figure.

Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Aliki Atrium holds value.

Our read on the factors that protect resale here, and the one to manage.

No CDD on the tax billStrong

Central Intracoastal West locationStrong

Scarce golf and lake homesitesStrong

$30M club reinvestment to 2028Positive

All-resale 1990s conditionManage it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Aliki Atrium

15-Second Take

Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Underbudgeting the carrying costs
Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Overpaying for an interior lot

A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.

Underbudgeting the carrying costs

Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.

Skipping the systems check

An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

Aliki Atrium sells intimate, direct-oceanfront living: 27 residences around a tropical atrium, kept residential by a one-month rental minimum. The scale and the ocean are the draw; the purchase is the small association's milestone and reserve homework, read completely.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

6.7B · Buy Score

Resale Strength6.8/10

Renovation Risk5.4/10

Location Efficiency8.4/10

Long-Term Defensibility6.6/10

Carrying Cost Advantage5.2/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Aliki Atrium is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live DBAAR feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live DBAAR feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates

Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Unit Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)

$261 value$401 premium

Fill = price per square foot; ring = by realized $/sqft per unit. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from DBAAR; for orientation, not an appraisal.

15-Second Take

Higher-floor, direct-ocean units carry the premium here.
Lower and angled-view units are the relative value.
With 27 owners, the reserve and milestone status moves all units together; read it first.

At Aliki Atrium, value sorts by floor, ocean exposure, and condition, but the small association's documented health sits above all of it, and matters more than in a large building because costs are spread across just 27 owners. Higher-floor, direct-ocean units command the premium, while lower and angled-view units are the entry-value play for buyers who confirm the building's structural and reserve status. Because it is an older oceanfront building under Florida's condominium safety law, the milestone result and reserve funding move every unit's true cost together, so underwrite the building first, then price the unit on its exposure and finishes.

The 15-Second Verdict

Aliki Atrium in 15 seconds.

Best forBuyers who want intimate, direct-oceanfront ownership in a boutique building and will read an older association's documents.

Strong onDirect oceanfront, a boutique 27-unit scale around a tropical atrium, and a residential one-month rental minimum.

WatchReserve funding and special-assessment risk concentrated across just 27 owners, plus oceanfront master-insurance cost.

Not forBuyers who want new construction, a large amenity tower, or nightly and weekly vacation-rental income.

The edgeA one-month rental minimum and a 27-unit scale give it a quiet, residential character larger oceanfront towers lack.

HOA, CDD & Fees

15-Second Take

The fee generally folds in master insurance, water, and cable; confirm the inclusions.
With 27 owners, the reserve funding and any assessment hit harder per unit; read it closely.
A one-month rental minimum keeps the building residential, not transient.

Aliki Atrium is an oceanfront condominium, so monthly condominium fees apply and typically cover master insurance, water and sewer, cable, exterior and grounds maintenance, the pool, and reserves. With only 27 units, the reserve funding behind the fee is especially important, since the per-owner share of any project is concentrated. Confirm the current assessment, what it covers, and any planned special assessments.

Master building insurance, water and sewer, cable, exterior and common-area maintenance, the oceanfront pool, the secured entry and underground parking, and reserves (confirm the current breakdown with the association).

There is no separate golf or social club; amenities are the building's own oceanfront pool, the planted atrium, secured entry, and underground parking. Confirm current amenities and rules with the association.

Run Your Numbers

Tools for a Aliki Atrium buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxVolusia County millage and the homestead picture.Rent vs buyThe breakeven on owning in Aliki Atrium.Save Our HomesProject your homestead tax cap over time.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Aliki Atrium

Thinking of selling at Aliki Atrium?

Your buyer wants intimate, direct-oceanfront living and clarity on a small building's finances. Sell the documented story: the milestone inspection, funded reserves, the assessment history, and the unit's floor and ocean exposure.

Momentum listings (YTD)

97.98%

Sold-to-list ratio across the Jacksonville metro for our agents, sellers keeping more of their price.

Market average (YTD)

96.73%

The broader metro average sold-to-list ratio over the same period.

Momentum days on market

64 days

Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.

Market days on market

72 days

The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Aliki Atrium, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Avalon by the Sea, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Aliki Atrium home worth?

Get a no-obligation home value based on real comparable sales in Aliki Atrium matched to your condition, lot, and view, 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 homes for sale in Aliki Atrium on the map →

Real comps, not a Zestimate.

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.

$1,789/mo

Volusia County typical true cost to own

$151/mo

Volusia County typical home insurance

Check CDD

Confirm 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.

Aliki Atrium Market Scorecard

Buyer-Leaning Market (limited data)

Aliki Atrium is currently a buyer-leaning market (limited data). About 36.0 months of supply, a median asking price of $599,000, and homes go under contract in about 486 days.

36.0

Months supply

$599,000

Median list

$660,000

Median sold

$237

Per sqft

486

Days on mkt

3/0/1

Active/Pend/Sold

Typical home value in the 32176 ZIP is $348,661, about 2.8% below the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Frequently Asked Questions

Where is Aliki Atrium?

It is a boutique direct-oceanfront condominium on South Atlantic Avenue in Ormond Beach, Volusia County, on the barrier island, with direct beach access.

How big is Aliki Atrium?

It is a seven-story building with just 27 residences, arranged around a planted central atrium, which makes it one of the more intimate oceanfront condos in the area.

Can I rent out a unit at Aliki Atrium?

Yes, with a one-month minimum rental, which keeps the building residential and seasonal rather than a nightly-rental operation. Confirm the current rental terms with the association.

What amenities does Aliki Atrium have?

An oceanfront pool, the planted central atrium, secured entry, and an underground parking garage, with direct beach access. Confirm current amenities and rules with the association.

Are pets allowed?

The building permits two pets within a weight limit. Confirm the current pet policy with the association.

What does the older construction mean for buyers?

As an oceanfront building over three stories, it falls under Florida's milestone-inspection and reserve-study requirements. Request the milestone result, the reserve study, the funding plan, the budget, and the assessment and insurance history before you offer.

What are the condominium fees?

Monthly fees apply and generally include master insurance, water and sewer, cable, exterior and grounds maintenance, the pool, and reserves. With only 27 units, verify the current figure, what it covers, and any planned assessments closely.

Why does the small unit count matter?

With just 27 owners, the per-owner share of any capital project or special assessment is concentrated, so the association's reserve funding and assessment history matter even more than in a large building.

What is the insurance picture?

The association carries a master policy on an oceanfront building, the exposure that has seen Florida's steepest premium increases. Review three years of premium history, layers, and deductibles before contract; your HO-6 covers contents.

What schools serve Aliki Atrium?

It is served by Volusia County Schools, with assignments set by address; many units here are owner-occupied or seasonal. Verify current zoned schools with the district if that matters to you.

How is it different from a large oceanfront tower?

Aliki Atrium trades the amenities and unit count of a large tower for an intimate 27-unit scale and a quiet, residential one-month-minimum character. The trade-off is concentrated per-owner costs versus a more personal building.

Is Aliki Atrium a good buy?

For buyers who want intimate, residential oceanfront ownership, it can be. The decision turns heavily on the small association's documented health, so verify the milestone inspection, reserves, and assessment history before you commit.

Who is the best real estate agent for Aliki Atrium?

The best agent for Aliki Atrium is one who actively works Ormond Beach and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Aliki Atrium.

How do I find a top Ormond Beach real estate agent who knows Aliki Atrium?

Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Aliki Atrium and the wider Ormond Beach area.

Can Momentum Realty connect me with an agent for Aliki Atrium?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Aliki Atrium purchase or sale - no call center and no pressure.

The Verdict

Should you buy in Aliki Atrium?

An honest fit check. We will tell you when it is not your community.

You want intimate, direct-oceanfront ownership in a small buildingExcellent fit

You are comfortable with a one-month minimum rentalExcellent fit

You will read the milestone inspection, reserve study, and assessment historyExcellent fit

You want new construction or a large amenity-rich towerProbably not

You want nightly or weekly vacation-rental incomeProbably not

You are not willing to underwrite an older oceanfront building's reserve and assessment riskProbably not

Get the inside read on Aliki Atrium

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Aliki Atrium home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

You are all set.

A Momentum Realty Aliki Atrium specialist will reach out personally, usually the same day.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Information deemed reliable but not guaranteed.

Aliki Atrium Homes for Sale in Ormond Beach, FL

The 60-Second Overview

Who Aliki Atrium is best for.

Best for

Probably not for

How Aliki Atrium is performing right now

Homes For Sale Right Now in Aliki Atrium

Aliki Atrium on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Aliki Atrium

Florida milestone inspection and reserve-study requirements

Boutique, residential oceanfront scale

Florida condominium safety deadlines (milestone inspections + SIRS)

The Aliki Atrium buying strategy.

The full read, only if you want it.

What your money buys in Aliki Atrium.

What ~$660K buys here.

Renovation & Resale Intelligence

The renovation premium.

The unit premium.

How well Aliki Atrium holds value.

5 Mistakes Buyers Make in Aliki Atrium

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Underbudgeting the carrying costs

Skipping the systems check

Momentum Buy Score.

Why our read on Aliki Atrium is different.

Which Lots & Views Hold Value Best

Aliki Atrium in 15 seconds.

HOA, CDD & Fees

Tools for a Aliki Atrium buy.

Thinking of selling at Aliki Atrium?

In Aliki Atrium, condition and view decide your number

What is your Aliki Atrium home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Aliki Atrium Market Scorecard

Frequently Asked Questions

Should you buy in Aliki Atrium?

Get the inside read on Aliki Atrium

You are all set.

Need to sell fast in Duval County?

You just read the data. Now see what your home is worth.

More Ormond Beach & Volusia County / Daytona Beach Area guides