Broadwater Ormond Beach
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Broadwater is a small, gated enclave in Ormond Beach with just two active listings and a market that has shifted eight months of inventory onto the board. That depth signals room to negotiate and time to evaluate — this is not a community where buyers need to make snap decisions. Pricing will hinge on condition, views, and which streets feel more secluded versus exposed to the entry.
The gate and maintained grounds command a premium, but with only two homes available in a buyer-leaning market, expect sellers to price competitively rather than test ceilings. For someone who wants coastal Volusia County with a security perimeter and doesn't need resort amenities, Broadwater delivers a specific, no-frills value proposition. The off-site management means you're buying into structure, not programming.
Broadwater Ormond Beach right now
🟢 Buyer-leaning market. 8.0 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 Broadwater Ormond Beach. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Broadwater Ormond Beach
Broadwater Ormond Beach
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Broadwater Ormond Beach
Broadwater Ormond BeachPhotos from DBAMLS listings in Broadwater Ormond Beach; content deemed reliable but not guaranteed.
Who Broadwater Ormond Beach is best for.
Best for
- Buyers seeking a gated, low-maintenance home in Ormond Beach who don't need on-site recreation or social amenities.
- Investors or second-home buyers comfortable with a smaller resale pool and longer marketing timelines in exchange for a controlled-access location.
- Purchasers who value negotiation time and are prepared to buy based on condition and long-term fit rather than competitive urgency.
Probably not for
- Buyers who want a vibrant amenity set — pool, fitness center, clubhouse — as part of the HOA package.
- Anyone needing to close quickly in a seller's market or expecting multiple competing offers.
- Sellers on a tight timeline who require high inventory turnover and a deep buyer pool for fast liquidity.
The market around Broadwater Ormond Beach
Broadwater 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 Broadwater Ormond Beach specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Broadwater Ormond Beach
Live MLS inventory for Broadwater 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 · 18 daysTop listing
Active · 123 days
Pending · 294 daysActive and pending Broadwater 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.
Broadwater 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.
Life at Broadwater Ormond Beach
- Gated · reported on 4 of 5 listings
- Security Gate · reported on 4 of 5 listings
- Maintenance Grounds · reported on 1 of 5 listings
- Management - Off Site · reported on 1 of 5 listings
- Security Lights · reported on 1 of 5 listings
Community amenities as reported across DBAAR listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Volusia County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Pine Trail · Elementary
- Ormond Beach · Middle
- Seabreeze · High
Zoned schools reflect the assignments reported on recent Broadwater 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 Broadwater Ormond Beach address.
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Active and pending Broadwater listings as of 2026-06-25, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc.. Tap any home to ask about it.
Broadwater 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 Broadwater. 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 Broadwater 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
Broadwater 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 Broadwater address.
>>>>>>> origin/mainThe Broadwater Ormond Beach buying strategy.
If we were buying in Broadwater 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 Broadwater Ormond Beach.
What the gate buys you — and what it doesn't
Broadwater's amenity set is lean by design: a security gate, perimeter lighting, and grounds maintenance managed from off-site. There is no community pool, no fitness center, no social calendar. What you're paying for is controlled access and exterior upkeep in a quiet Ormond Beach location, not a lifestyle campus. That appeals to a specific buyer — someone who values privacy and low operational overhead over programming.
The two active listings and eight months of supply mean this is not a feeding frenzy. Buyers can take measured looks, order full inspections, and negotiate repairs or price adjustments without the pressure that defines tighter markets. Sellers, in turn, need to price to condition and be realistic about days on market. The gate adds perceived value, but in a buyer-leaning environment it won't paper over deferred maintenance or aspirational pricing.
Location context matters here. Ormond Beach sits just north of Daytona Beach, offering Atlantic Coast proximity without the resort density. Broadwater's appeal is that controlled-access threshold: you're in a Volusia beach town but behind a gatehouse, insulated from through-traffic. The trade-off is a smaller resale pool and fewer comps, which can lengthen both listing periods and buyer search timelines.
The location and the amenities are priced into every listing in Broadwater Ormond Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small gated community with modest inventory, your agent's ability to read between two listings — and to source off-market intel or upcoming expirations — becomes critical. Momentum brokers know how to value condition premiums in low-turnover enclaves, how to negotiate when supply exceeds demand, and when to walk if a seller won't meet the market. We'll tell you if Broadwater's gate-and-maintenance model justifies the ask, or if you're better served in a neighboring community with more robust amenities or liquidity. We work Volusia County daily and won't waste your time on a poor fit.
Broadwater 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 Broadwater 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 Broadwater 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 Broadwater 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 Broadwater Ormond Beach home worth?
Get a no-obligation home value based on real comparable sales in Broadwater 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 Broadwater 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.
24% of homes for sale in ZIP 32174 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).
Broadwater Market Scorecard
Broadwater is currently a buyer-leaning market (limited data). About 12.0 months of supply, a median asking price of $962,450, and homes go under contract in about 70.5 days.
Typical home value in the 32174 ZIP is $373,463, about 10.3% above 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.
Broadwater Market Scorecard
Broadwater is currently a buyer-leaning market (limited data). About 8.0 months of supply, a median asking price of $962,450, and homes go under contract in about 65.5 days.
Typical home value in the 32174 ZIP is $373,463, about 10.3% above 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 Broadwater Ormond Beach a buyer's or seller's market right now?
Who is the best real estate agent for Broadwater Ormond Beach?
How do I find a top Ormond Beach real estate agent who knows Broadwater Ormond Beach?
Can Momentum Realty connect me with an agent for Broadwater Ormond Beach?
Should you buy in Broadwater Ormond Beach?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Broadwater 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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