Bellewood Ormond Beach
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Bellewood is a small enclave in Ormond Beach with minimal inventory—just two active listings as of mid-July. The 24-month supply signals a pronounced buyer-leaning market: homes are sitting, and sellers are competing for attention. In neighborhoods this small, every listing matters; condition, updates, and pricing discipline will separate what moves from what lingers.
For buyers, this is a patient market. You have time to inspect thoroughly and negotiate repairs or concessions. For sellers, the math is unforgiving: overpricing by even five percent can mean months on market. The community offers no recorded amenities, so the value proposition rests entirely on the home itself and Ormond Beach location.
Bellewood Ormond Beach right now
🟢 Buyer-leaning market. 24.0 months of supply and 33% of the inventory already under contract give buyers above-average negotiating leverage.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 (3 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 Bellewood Ormond Beach. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Bellewood Ormond Beach
Bellewood Ormond Beach
Bellewood Ormond Beach
Bellewood Ormond Beach
Bellewood Ormond Beach
Bellewood Ormond Beach
Bellewood Ormond Beach
Bellewood Ormond BeachPhotos from DBAMLS listings in Bellewood Ormond Beach; content deemed reliable but not guaranteed.
Who Bellewood Ormond Beach is best for.
Best for
- Buyers with pre-approval or cash who can afford to be selective and negotiate firmly on price and condition
- Long-term holders willing to absorb slower resale velocity in exchange for a buyer-friendly purchase today
- Investors seeking rental income in Ormond Beach who can carry the property through extended marketing windows if they later sell
Probably not for
- Anyone expecting rapid appreciation or a liquid resale market within the first few years of ownership
- Buyers who want resort-style amenities, a clubhouse, pool, or active community programming
- First-time buyers relying on competitive bidding to validate pricing—you'll need independent comps and inspection savvy here
The market around Bellewood Ormond Beach
Bellewood 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 Bellewood Ormond Beach specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Bellewood Ormond Beach
Live MLS inventory for Bellewood 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 · 60 daysTop listing
Active · 8 days
Pending · 24 daysActive and pending Bellewood 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.
Bellewood 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.
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 Bellewood. 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 Bellewood 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
Bellewood 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 Bellewood address.
What is actually moving near Bellewood, sourced and dated. We do not publish rumor.
Recent Developments in Bellewood
Our read on what is being built around Bellewood, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
A1A and Granada corridor improvements
A1A and Granada corridor improvements
Coastal resilience and storm exposure
Coastal resilience and storm exposure
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 Bellewood, 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 ↓
- 2025
Infrastructure
FDOT A1A improvements near Granada
FDOT advanced resurfacing, sidewalk, and safety improvements on A1A from near Granada Boulevard north through 2025, with a reduced speed limit after construction. Why it matters: Corridor improvements near the enclave support walkability and safety along the beachside. Source
- 2025
Resilience
Buried seawall in the Ormond-by-the-Sea corridor
FDOT's buried seawall along A1A to the north in Ormond-by-the-Sea neared completion in 2025, hardening the dune line after recent hurricanes. Why it matters: Coastal hardening along this barrier island is a long-term protection trend, though parcel-level flood status still must be verified. 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 Bellewood Ormond Beach buying strategy.
If we were buying in Bellewood 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Bellewood Ormond Beach.
What the 24‑month supply really means
A 24-month supply is rare outside of distressed or niche markets. It tells you that at the current pace of sales, it would take two years to clear the existing inventory. In practice, this creates a buyer's environment: sellers must price at or below recent comparables, and homes that need work or carry deferred maintenance will sit until someone adjusts expectations.
With only two homes on the market, the aggregate number can be volatile—one sale or new listing shifts the ratio significantly. But the underlying message holds: there is no competition among buyers here, and no reason to waive contingencies or rush. Walk the property twice, get the full inspection, and negotiate from a position of leverage.
The absence of community amenities means Bellewood's appeal hinges on the individual parcel, proximity to Ormond Beach's commercial corridors and coastline, and the condition of the home. If you're comparing it to communities with pools, clubhouses, or trail systems, understand that you're buying the house and the zip code—nothing more.
The location and the amenities are priced into every listing in Bellewood Ormond Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a two-listing market, access to off-MLS opportunities and early pocket listings is the only edge that matters. Momentum's agents track Volusia County inventory daily, know which sellers are testing the water before they list, and can tell you which homes have been re-priced or pulled in the past six months. We'll also tell you bluntly when a property is overpriced for its condition—because in a 24-month-supply environment, overpaying means you inherit someone else's marketing problem when you go to sell.
Bellewood 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 Bellewood 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 Bellewood 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 Bellewood 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 Bellewood Ormond Beach home worth?
Get a no-obligation home value based on real comparable sales in Bellewood 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 Bellewood 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).
Bellewood Market Scorecard
Bellewood is currently a buyer-leaning market (limited data). About 24.0 months of supply, a median asking price of $1,149,450, and homes go under contract in about 34.0 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.
Bellewood Market Scorecard
Bellewood is currently a buyer-leaning market (limited data). About 24.0 months of supply, a median asking price of $1,149,450, and homes go under contract in about 29.0 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 Bellewood Ormond Beach a buyer's or seller's market right now?
Who is the best real estate agent for Bellewood Ormond Beach?
How do I find a top Ormond Beach real estate agent who knows Bellewood Ormond Beach?
Can Momentum Realty connect me with an agent for Bellewood Ormond Beach?
Should you buy in Bellewood Ormond Beach?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Bellewood 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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