Aliki Forum Homes for Sale in Daytona Beach, FL

Established 1988 · Intracoastal West · ZIP 32224

A boutique oceanfront condominium on north Atlantic Avenue in Daytona Beach, 42 large three-bedroom residences with wraparound balconies and a six-month rental minimum.

OceanfrontLarge 3BR residencesSix-month rental minimum

Live Market Pulse

52/100
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 Forum

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

$610K

Median Price

12mo

Supply

16days

Avg DOM

Soft

Seller Leverage

$252/sf

Median $/Sqft

+7%

1-Yr Price Change

0now

Distress

Jon's Current Read

"Aliki Forum is a boutique oceanfront condominium on north Atlantic Avenue in Daytona Beach, just south of the Granada bridge, and the read is spacious, residential beachfront ownership. With only 42 units (two per floor), it offers large three-bedroom residences with sweeping wraparound balconies and a six-month minimum rental that keeps it owner-occupant rather than transient. The trade is the usual oceanfront diligence on an older high-rise: the association's milestone inspection, reserves, and insurance, weighed against the scale and privacy of the floor plans."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Aliki Forum market snapshot (as of June 25, 2026): the median sale price is about $610K ($252 per sq ft), with homes averaging 16 days on market and 12.0 months of supply, a buyer-leaning market (limited data). Values are up 7% over the past year, based on 2 recent closings in live Daytona-area MLS data.

Aliki Forum is a direct-oceanfront condominium at 2200 North Atlantic Avenue in Daytona Beach, Volusia County, on the barrier island just south of the Granada Boulevard bridge, with direct beach access.

It is a boutique high-rise of just 42 residences, two units per floor, which gives each home unusual privacy. Floor plans are large three-bedroom layouts of roughly 2,420 to 3,000 square feet, with wraparound balconies of more than 700 square feet stretching around 120 feet of the building.

The building is residential by design: it carries a six-month minimum rental (some sources cite a three-month minimum), which keeps it owner-occupant and seasonal rather than a vacation-rental operation, and it is pet-friendly within a weight limit.

Because Aliki Forum is an older oceanfront high-rise, the central buyer question is structural and financial: as a building over three stories, it falls under Florida's condominium milestone-inspection and reserve-study requirements, so the milestone status, reserve funding, insurance, and assessment history are what a buyer is really underwriting.

Quick Match

Who Aliki Forum is best for.

Best for

Buyers who want a large, private oceanfront residence in a boutique building
Owners who value a six-month rental minimum and an owner-occupant feel
Buyers who will read an older oceanfront association's structural and reserve documents

Probably not for

Buyers who want new construction or a maintenance-light building
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 Forum is performing right now

52/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

12Months of supplytight

15Median days on marketdays

1 : 2Under contract vs for salestrong demand

2Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+9%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 Forum listings and the trailing twelve months of closed sales.

Where prices are going$570K2026 YTD

Median sale price by year. Tap a label to compare Daytona Beach Shores Oceanfront Condos or Daytona 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 foot$2362026 YTD

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

Supply and demand now2 : 1active : pending

For sale2

Pending1

Sold 12mo2

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 Forum buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Aliki Forum

Live MLS inventory for Aliki Forum. 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.

2200 N Atlantic Avenue #1201 home for sale in Aliki Forum

Active · 29 daysTop listing

$675,000

2 bd · 2.5 ba · 2,420 sqft · built 1980

2200 N Atlantic Avenue #1201, Daytona Beach, 32118

Listed by EXP Realty LLC

2200 N Atlantic Avenue #402 home for sale in Aliki Forum

Active · 2 days

$649,900

3 bd · 2.5 ba · 2,420 sqft · built 1981

2200 N Atlantic Avenue #402, Daytona Beach, 32118

Reno opportunityBest value

Listed by Agent Plus Realty

2200 N Atlantic Avenue #1502 home for sale in Aliki Forum

Pending · 152 days

$620,000

2 bd · 2.5 ba · 907 sqft · built 1980

2200 N Atlantic Avenue #1502, Daytona Beach, 32118

Strong resaleRenovatedLakefront

Listed by Oceans Luxury Realty Full Service LLC

Interactive Map

Aliki Forum 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 Forum. They are approximate and vary with traffic and your exact start point.

The Atlantic beach~1 min · direct oceanfront access

Granada Boulevard bridge / Ormond~3 to 5 min · north to Ormond and the mainland

Seabreeze / Main Street entertainment~5 to 10 min · beachside dining and nightlife

Downtown Daytona (Beach Street)~10 min · across the Halifax River

Daytona International Speedway~15 min · west via ISB

Interstate 95~15 to 20 min · via US-92 or Granada

Daytona Beach International Airport~15 to 20 min · near the Speedway

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 Forum Homes for Sale in Daytona Beach, FL with Momentum Realty’s local guides.

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Curran Shores North Homes for Sale in Daytona Beach, FLDaytona Beach, FL · 0.5 mi

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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 Forum (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 Forum 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 Forum address.

The takeaway

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

Recent Developments in Aliki Forum

Development Intelligence

Our read on what is being built around Aliki Forum, 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 high-rise. With only 42 units, the per-owner share of any capital project is concentrated, so the association's reserve posture is the key item to review.

Florida milestone inspection and reserve-study requirements

NeutralAs an oceanfront building over three stories, Aliki Forum must complete milestone inspections and structural integrity reserve studies and fund the reserves; with 42 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 42-unit building with two homes per floor, large three-bedroom plans, and a six-month rental minimum is a private, owner-occupant setting that many buyers prefer over large towers. impact

SignificanceRadius: Daytona 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 Forum, 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 Forum, request the milestone inspection result, the reserve study, and the funding plan; with only 42 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 Forum buying strategy.

If we were buying in Aliki Forum, 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 42 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 high-rise, then price your HO-6 contents coverage.

Confirm the rental and pet rules in writing. Verify the minimum lease term (reported six months, possibly three) and the pet weight limit if either matters to you.

Tour the specific unit and its exposure. Confirm the floor, the wraparound balcony orientation, the HVAC and water heater ages, and any salt-air wear.

The Quick Decision

Best Buy

An updated three-bedroom on a higher floor with 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 boutique older oceanfront building's reserve and assessment exposure plus master-insurance cost; with 42 owners, assessments hit harder per unit.

Best Lot

Higher-floor units with the best wraparound-balcony ocean exposure carry the premium; lower floors are the relative value.

Smart Timing

Aliki Forum offers large, private oceanfront residences; 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 Forum is a boutique direct-oceanfront condominium at 2200 North Atlantic Avenue in Daytona Beach, Volusia County (ZIP 32118), on the barrier island just south of the Granada bridge. It holds just 42 residences, two per floor, with large three-bedroom plans of roughly 2,420 to 3,000 square feet and wraparound balconies over 700 square feet. A six-month minimum rental (some sources cite three months) keeps it residential and owner-occupant, and pets are allowed 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 42-unit ownership, makes the association's documented structural and reserve health the central question for buyers.

Aliki Forum Homes For Sale

What your money buys in Aliki Forum.

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 Forum 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 residences

$600K to $600K

Lower-floor three-bedroom residences, the relative value in a building where every unit is large. Buy on the building's documents first; confirm the milestone and reserve status.

Lowest entry

Mid: mid-floor residences

$600K to $620K

Mid-floor three-bedroom homes (roughly 2,420 to 3,000 square feet) with strong ocean exposure and the wraparound balcony, the core of the building. Floor, exposure, and condition separate these.

Most inventory

High: high-floor residences

$620K to $620K

Higher-floor residences with the best ocean exposure set the building's ceiling. Height and the wraparound-balcony 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 ~$610K buys here.

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

$600K to $600K

Entry: lower-floor residences

Lower-floor three-bedroom residences, the relative value in a building where every unit is large. Buy on the building's documents first; confirm the milestone and reserve status.

$600K to $620K

Mid: mid-floor residences

Mid-floor three-bedroom homes (roughly 2,420 to 3,000 square feet) with strong ocean exposure and the wraparound balcony, the core of the building. Floor, exposure, and condition separate these.

$620K to $620K

High: high-floor residences

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 Forum, 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.

Updated homes ask about 150% more per square foot than original-condition homes, and they tend to sell faster. In an all-resale market, condition is the single biggest swing in value, which is why reading the renovation math is the whole game.

Asking price per square foot

Renovated$684

Original$274

Median days on market

Renovated152

Original16

From current Aliki Forum listings (renovated 1, original 2); condition inferred from listing descriptions, asking not closed figures. The exact number depends on a specific home's updates, lot, and view, which is the read we do before you offer.

Operator Note

The trap here is a beautifully staged original-condition home. Staging is cheap; a roof, HVAC, and a full modernization are not. We price the real renovation before you fall for the listing photos, because in an all-resale market that number is the difference between a deal and the most expensive house on the street.

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 Forum 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 Forum

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 Forum sells large, private oceanfront residences in a 42-unit building, kept owner-occupant by a six-month rental minimum. The scale and the view are the draw; the purchase is the older 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.

7.0B · Buy Score

Resale Strength7.2/10

Renovation Risk5.8/10

Location Efficiency8.4/10

Long-Term Defensibility7.0/10

Carrying Cost Advantage5.4/10

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 Forum 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 units with the best wraparound-balcony ocean exposure carry the premium here.
Lower floors are the relative value.
With 42 owners, the reserve and milestone status moves all units together; read it first.

At Aliki Forum, value sorts by floor and ocean exposure, but the older association's documented health sits above all of it, and matters more than in a large building because costs are spread across just 42 owners. Higher-floor residences with the best wraparound-balcony exposure command the premium, while lower floors are the relative value. 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 residence on its exposure and finishes.

The 15-Second Verdict

Aliki Forum in 15 seconds.

Best forBuyers who want a large, private oceanfront residence in a boutique building and will read an older association's documents.

Strong onDirect oceanfront, large three-bedroom plans with wraparound balconies, a boutique 42-unit scale, and a residential six-month rental minimum.

WatchReserve funding and special-assessment risk concentrated across just 42 owners, plus oceanfront master-insurance cost.

Not forBuyers who want new construction, a worry-free building, or nightly and weekly vacation-rental income.

The edgeTwo units per floor and a six-month rental minimum give it a private, residential character that large towers lack.

HOA, CDD & Fees

15-Second Take

The fee generally folds in master insurance, water, and cable; confirm the inclusions.
With 42 owners, the reserve funding and any assessment hit harder per unit; read it closely.
A six-month rental minimum keeps the building residential, not transient.

Aliki Forum 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 common areas, and reserves. With only 42 large 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 pool and common areas, secured entry and parking, and reserves (confirm the current breakdown with the association).

There is no separate golf or social club; amenities are the building's own (typically a pool, secured entry, and parking). Confirm the current amenity set and rules with the association.

Run Your Numbers

Tools for a Aliki Forum 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 Forum.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 Forum

Thinking of selling at Aliki Forum?

Your buyer wants a large, private oceanfront residence and clarity on a boutique building's finances. Sell the documented story: the milestone inspection, funded reserves, the assessment history, and the floor and wraparound-balcony 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 Forum, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Daytona Beach Shores Oceanfront Condos, 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 Forum home worth?

Get a no-obligation home value based on real comparable sales in Aliki Forum 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 Forum 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 Forum Market Scorecard

Buyer-Leaning Market (limited data)

Aliki Forum is currently a buyer-leaning market (limited data). About 18.0 months of supply, a median asking price of $649,900, and homes go under contract in about 7 days.

18.0

Months supply

$649,900

Median list

$610,000

Median sold

$252

Per sqft

Days on mkt

3/0/2

Active/Pend/Sold

Typical home value in the 32118 ZIP is $291,026, about 3.0% 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 Forum?

It is a boutique direct-oceanfront condominium at 2200 North Atlantic Avenue in Daytona Beach, Volusia County, on the barrier island just south of the Granada bridge, with direct beach access.

How big is Aliki Forum and its units?

It is a boutique high-rise of just 42 residences, two per floor, with large three-bedroom plans of roughly 2,420 to 3,000 square feet and wraparound balconies over 700 square feet.

Can I rent out a unit at Aliki Forum?

Yes, with a six-month minimum rental (some sources cite a three-month minimum), which keeps the building residential and owner-occupant rather than a vacation-rental operation. Confirm the current rule 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 common areas, and reserves. With only 42 large units, verify the current figure, what it covers, and any planned assessments closely.

Why does the small unit count matter?

With just 42 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.

Are pets allowed?

Yes, within a weight limit (reported two pets up to 20 pounds). Confirm the current pet policy with the association.

What is the insurance picture?

The association carries a master policy on an older oceanfront high-rise, 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 Forum?

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 Forum trades the amenities and unit count of a large tower for an intimate 42-unit scale with two large private residences per floor and a six-month-minimum residential character. The trade-off is concentrated per-owner costs versus a more private building.

What should I verify before buying?

Review the milestone inspection result, the reserve study and funding plan, the budget and assessment history, the master insurance and deductibles, and the unit's floor and ocean exposure.

Is Aliki Forum a good buy?

For buyers who want a large, private oceanfront residence in a boutique building, 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 Forum?

The best agent for Aliki Forum is one who actively works Daytona 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 Forum.

How do I find a top Daytona Beach real estate agent who knows Aliki Forum?

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 Forum and the wider Daytona Beach area.

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

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

The Verdict

Should you buy in Aliki Forum?

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

You want a large, private oceanfront residence in a boutique buildingExcellent fit

You value a six-month rental minimum and an owner-occupant feelExcellent fit

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

You want new construction or a maintenance-light buildingProbably 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 Forum

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Aliki Forum 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 Forum 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 Forum Homes for Sale in Daytona Beach, FL

The 60-Second Overview

Who Aliki Forum is best for.

Best for

Probably not for

How Aliki Forum is performing right now

Homes For Sale Right Now in Aliki Forum

Aliki Forum on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Aliki Forum

Florida milestone inspection and reserve-study requirements

Boutique, residential oceanfront scale

Florida condominium safety deadlines (milestone inspections + SIRS)

The Aliki Forum buying strategy.

The full read, only if you want it.

What your money buys in Aliki Forum.

What ~$610K buys here.

Renovation & Resale Intelligence

The renovation premium.

The unit premium.

How well Aliki Forum holds value.

5 Mistakes Buyers Make in Aliki Forum

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 Forum is different.

Which Lots & Views Hold Value Best

Aliki Forum in 15 seconds.

HOA, CDD & Fees

Tools for a Aliki Forum buy.

Thinking of selling at Aliki Forum?

In Aliki Forum, condition and view decide your number

What is your Aliki Forum home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Aliki Forum Market Scorecard

Frequently Asked Questions

Should you buy in Aliki Forum?

Get the inside read on Aliki Forum

You are all set.

Need to sell fast in Duval County?

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

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