Broadwater market snapshot (as of June 25, 2026): the median sale price is about $995K ($274 per sq ft), with homes averaging 194 days on market and 8.0 months of supply, a buyer-leaning market (limited data). Values are up 6% over the past year, based on 3 recent closings in live Daytona-area MLS data.
Broadwater is a gated single-family estate community of roughly 60 custom homes in west Ormond Beach, Volusia County (ZIP 32174), off Airport Road near Tymber Creek Road, just west of I-95 on the mainland (Homes.com, Zillow, and Observer Local News, 2026). The community spans Broadwater Drive, Broadriver Road, Broad Creek Circle, and Tidewater Drive, with the homeowners association incorporated around 1990 and most homes built from the early 1990s into the 2000s.
It is a mixed-waterfront, acreage community: some lots front the Tomoka River with private docks and boat access, others back to an interior lake or pond, and others are wooded non-waterfront estate lots, typically one to two and a half acres (Zillow and Observer Local News, 2026). A community dock on the Tomoka River is available to all residents.
The homes are custom-built estates, generally three to five bedrooms in the roughly 2,500 to 5,000 square foot range, with some far larger; the community is gated, and the HOA, reported at about $1,850 per year, primarily funds the gate and security (Zillow and Homes.com, 2026). Some older marketing pages call it no-HOA, but two independent 2025 listings confirm the annual fee, so treat the no-HOA claim as outdated.
Pricing is a luxury tier: recent sales have run from about $709,500 for a smaller estate to nearly $2,000,000 for the largest, with a riverfront estate reported above $2,800,000 in 2026, and active inventory is thin at typically one to three homes (Observer Local News, Homes.com, and Redfin, 2024 to 2026). Riverfront lots carry elevated flood exposure, so the flood and insurance picture is a central diligence item there.
