Beau Rivage Shores Ormond Beach
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Beau Rivage Shores sits in Ormond Beach's oceanfront corridor, where price is typically set by lot position, direct ocean frontage versus Intracoastal access, and renovation level. With only one active listing as of mid-July 2026, we're looking at a supply snapshot too thin to derive median pricing or establish a meaningful trend.
Four months of supply suggests balanced negotiating room—neither a bidding war nor a buyer's paradise—but the single listing makes month-to-month interpretation tricky. If you're serious about this enclave, expect to move decisively when the right property appears and to rely heavily on comp research from closings rather than what's currently on the market.
Beau Rivage Shores Ormond Beach right now
🟡 Balanced market. 4.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of DBAMLS records, as of July 12, 2026. Confidence: Low (1 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 12, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The setting & the homes.
Aerial and on-site photos of Beau Rivage Shores Ormond Beach. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Beau Rivage Shores Ormond Beach
Beau Rivage Shores Ormond Beach
Beau Rivage Shores Ormond Beach
Beau Rivage Shores Ormond Beach
Beau Rivage Shores Ormond Beach
Beau Rivage Shores Ormond Beach
Beau Rivage Shores Ormond Beach
Beau Rivage Shores Ormond BeachPhotos from DBAMLS listings in Beau Rivage Shores Ormond Beach; content deemed reliable but not guaranteed.
Who Beau Rivage Shores Ormond Beach is best for.
Best for
- Waterfront buyers willing to monitor the market for months and act within days when the right property surfaces
- Buyers prioritizing Ormond Beach location over immediate selection, prepared to build a short-list from recent off-market intel
- Investors or second-home buyers with patient capital who can wait for the ideal lot position or condition match
Probably not for
- Buyers who need to compare multiple active listings side-by-side before making an offer
- First-time buyers on a tight closing timeline who can't afford to wait for inventory to cycle
- Purchasers uncomfortable with price discovery based primarily on closed comps rather than live competition
The market around Beau Rivage Shores Ormond Beach
Beau Rivage Shores Ormond Beach is too small for its own price trend, so here is the market around it.
Across Volusia County, 4,230 homes are active and 1,084 pending (20% under contract).
ZIP and county figures describe the wider market, not Beau Rivage Shores Ormond Beach specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Beau Rivage Shores Ormond Beach
Live MLS inventory for Beau Rivage Shores Ormond Beach. 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.
Active and pending Beau Rivage Shores Ormond Beach listings as of 2026-07-12, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Beau Rivage Shores Ormond Beach on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from DBAMLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Volusia County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Beachside · Elementary
- Ormond Beach · Middle
- Seabreeze · High
Zoned schools reflect the assignments reported on recent Beau Rivage Shores Ormond Beach listings and can change; always confirm with Volusia County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Beau Rivage Shores Ormond Beach address.
=======Beau Rivage Shores 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.
How far is everything?
The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.
Drive times from Beau Rivage Shores. They are approximate and vary with traffic and your exact start point.
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 Beau Rivage Shores Homes for Sale in Ormond Beach, FL with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
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
- 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
Beau Rivage Shores 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 Beau Rivage Shores address.
>>>>>>> origin/mainThe Beau Rivage Shores Ormond Beach buying strategy.
If we were buying in Beau Rivage Shores Ormond Beach today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Beau Rivage Shores Ormond Beach.
Low inventory, waterfront stakes
Single-listing markets are common in tightly held enclaves, and Beau Rivage Shores fits that profile. You're buying into a niche: Ormond Beach waterfront with limited turnover. Pricing here hinges on waterfront type—direct ocean, Intracoastal, or canal—alongside square footage, age, and how much work the home needs. Because one listing can't establish a neighborhood median, buyers need to study recent closings and understand that comps may span several quarters.
Four months of supply in a one-listing environment is more signal than noise—it tells us the home currently listed isn't flying off the shelf, but it's not languishing either. If a second or third property hits the market before this one moves, supply could tighten or loosen quickly. Momentum tracks these shifts block by block; in micro-markets like this, timing and intel trump brute inventory counts.
The location and the amenities are priced into every listing in Beau Rivage Shores Ormond Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In communities where a single listing is the entire active market, you need a broker who watches the private pipeline—pre-market whispers, estate situations, owners testing the water. Momentum's Ormond Beach team knows which waterfront parcels have been quiet for years and which are one phone call from listing. We'll pull the comp history you can't see on Zillow, walk you through condition trade-offs between properties that may be months apart in timing, and help you move when the right opportunity surfaces. Micro-markets reward preparation, not impulse.
Beau Rivage Shores Ormond Beach in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Beau Rivage Shores Ormond Beach buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Beau Rivage Shores Ormond Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Beau Rivage Shores Ormond Beach, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Beau Rivage Shores Ormond Beach home worth?
Get a no-obligation home value based on real comparable sales in Beau Rivage Shores Ormond Beach, 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 Beau Rivage Shores Ormond Beach on the map →
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.
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.
13% of homes for sale in ZIP 32176 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-07-18).
Beau Rivage Shores Market Scorecard
Beau Rivage Shores is currently a buyer-leaning market (limited data). About 4.0 months of supply, a median asking price of $1,275,000, and homes go under contract in about 186 days.
Typical home value in the 32176 ZIP is $348,364, about 3.5% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: © 2026 Daytona Beach Area Association of REALTORS®, Inc. Refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Beau Rivage Shores Market Scorecard
Beau Rivage Shores is currently a buyer-leaning market (limited data). About 4.0 months of supply, a median asking price of $1,275,000, and homes go under contract in about 181 days.
Typical home value in the 32176 ZIP is $348,364, about 3.5% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: © 2026 Daytona Beach Area Association of REALTORS®, Inc. Refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is Beau Rivage Shores Ormond Beach a buyer's or seller's market right now?
Who is the best real estate agent for Beau Rivage Shores Ormond Beach?
How do I find a top Ormond Beach real estate agent who knows Beau Rivage Shores Ormond Beach?
Can Momentum Realty connect me with an agent for Beau Rivage Shores Ormond Beach?
Should you buy in Beau Rivage Shores Ormond Beach?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Beau Rivage Shores Ormond Beach with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: July 12, 2026) |
| Under-contract shares | DBAMLS records, as of 2026-07-12 |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of DBAMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the DBAMLS member average and 8 days faster, and we’ll price yours against live your area comps.
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