Brendale Heights Ormond Beach
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Brendale Heights Ormond Beach is a small pocket in Volusia County where the market has tilted heavily toward buyers. With three active listings and a thirty-six-month supply of inventory, sellers here face the reality of extended hold times and limited pricing power. The community offers no amenitized lifestyle—what sets the price is the home itself: condition, updates, and how well it compares to the handful of alternatives on the market.
For buyers, this is a patience-rewarded environment. You have time to inspect carefully, negotiate terms, and wait for the right property without competing against other offers. For sellers, the math is stark: you are marketing into a deep inventory pool where differentiation and pricing discipline are non-negotiable.
Brendale Heights Ormond Beach right now
🟢 Buyer-leaning market. 36.0 months of supply and 25% 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 (4 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 Brendale Heights Ormond Beach. Swipe to explore the community.
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Brendale Heights Ormond Beach
Brendale Heights Ormond Beach
Brendale Heights Ormond Beach
Brendale Heights Ormond Beach
Brendale Heights Ormond Beach
Brendale Heights Ormond Beach
Brendale Heights Ormond Beach
Brendale Heights Ormond BeachPhotos from DBAMLS listings in Brendale Heights Ormond Beach; content deemed reliable but not guaranteed.
Who Brendale Heights Ormond Beach is best for.
Best for
- Buyers who want time to evaluate properties without competitive pressure and can wait for the right fit.
- Investors or owner-occupants comfortable in a non-amenitized setting where value is driven by the home, not the clubhouse.
- Purchasers who prioritize negotiating leverage and are prepared to do thorough due diligence on condition and comps.
Probably not for
- Sellers on a tight timeline or counting on scarcity to drive multiple offers.
- Buyers expecting resort-style community features or a turnkey lifestyle package.
- Anyone who needs a liquid, fast-moving market or assumes appreciation will solve a pricing misstep.
The market around Brendale Heights Ormond Beach
Brendale Heights 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 Brendale Heights Ormond Beach specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Brendale Heights Ormond Beach
Live MLS inventory for Brendale Heights 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 · 277 daysTop listing
Active · 573 days
Active · 142 days
Pending · 73 daysActive and pending Brendale Heights 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.
Brendale Heights 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 Brendale Heights. 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 Brendale Heights 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
Brendale Heights 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 Brendale Heights address.
What is actually relevant to buyers in Brendale Heights, sourced and dated. We do not publish rumor.
Recent Developments in Brendale Heights
Our read on what is being built around Brendale Heights, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Volusia County property taxes and coastal flood zones
Volusia County property taxes and coastal flood zones
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 Brendale Heights, 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
Taxes
Volusia County millage and coastal flood zones
Volusia County property tax rates run in the mid-teens to low twenties in mills depending on the taxing district, with an effective rate around one percent of value (Volusia County Property Appraiser, 2024 tax year); barrier-island and near-beach parcels carry coastal flood considerations. Why it matters: Because most homes carry little or no HOA, taxes and insurance are the main carrying-cost lines; pull the flood zone given the beachside proximity. 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 Brendale Heights Ormond Beach buying strategy.
If we were buying in Brendale Heights 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 Brendale Heights Ormond Beach.
What the inventory depth really means
A thirty-six-month supply is rare and unambiguous: this is not a market where urgency or scarcity drive decisions. Buyers can afford to be methodical. You can revisit a property, bring contractors for second looks, and test your offer strategy without the pressure of competing bids. Sellers, conversely, must accept that exposure will be long and that aggressive pricing or visible deferred maintenance will extend days-on-market further still.
The absence of community amenities means value is created at the property level—lot size, layout, finishes, and maintenance history. In a deep-inventory market like this, the best-presented home wins; the merely adequate home waits. If you are buying, focus on the bones and the block. If you are selling, every dollar spent on presentation and every concession to realistic pricing shortens your timeline.
The location and the amenities are priced into every listing in Brendale Heights Ormond Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a buyer-leaning market with extended inventory, you need a broker who understands comps, reads condition like an underwriter, and will walk you away from a property that does not pencil—even after you have spent weeks on it. Momentum Realty writes offers that reflect market reality, not wishful thinking, and we will tell you when Brendale Heights is not your best option. We do not manage urgency; we manage diligence.
Brendale Heights 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 Brendale Heights 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 Brendale Heights 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 Brendale Heights 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 Brendale Heights Ormond Beach home worth?
Get a no-obligation home value based on real comparable sales in Brendale Heights 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 Brendale Heights 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).
Brendale Heights Market Scorecard
Brendale Heights is currently a buyer-leaning market (limited data). About 36.0 months of supply, a median asking price of $360,000, and homes go under contract in about 277 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.
Brendale Heights Market Scorecard
Brendale Heights is currently a buyer-leaning market (limited data). About 36.0 months of supply, a median asking price of $360,000, and homes go under contract in about 272 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 Brendale Heights Ormond Beach a buyer's or seller's market right now?
Who is the best real estate agent for Brendale Heights Ormond Beach?
How do I find a top Ormond Beach real estate agent who knows Brendale Heights Ormond Beach?
Can Momentum Realty connect me with an agent for Brendale Heights Ormond Beach?
Should you buy in Brendale Heights Ormond Beach?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Brendale Heights 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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