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
Broadwater Ormond Beach
Broadwater Ormond Beach
Broadwater Ormond Beach
Broadwater Ormond Beach
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.
Housing distress & ownership in Broadwater Ormond Beach, Ormond Beach
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Source: Data provided by realMLS. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
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 · 45 daysTop listing
Active · 150 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.
Recent Developments in Broadwater
Development, infrastructure, retail, and school activity affecting Broadwater, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Infrastructure
State Road 40 widening in Volusia advances in design
The Florida Department of Transportation project to widen State Road 40 from State Road 11 to Cone Road in Volusia County remains in the design phase, with right of way acquisition in progress and construction not yet funded, according to a project page last updated July 14, 2026. The roughly 7 mile plan would add lanes, replace three bridges, and include a multi use trail and a wildlife crossing.
What it may mean for the marketDesign and right of way work continue on widening State Road 40 to four lanes, a project that would add roadway capacity, new bridges, and a multi use trail along the western Volusia corridor once construction is funded. The project is about 8 miles west of Broadwater, elsewhere in Volusia County.
Source: CFL Roads - May 2026Development
Daytona Beach approves Avalon Park Daytona, a master-planned community of about 8,800 homes west of I-95
Daytona Beach commissioners approved Avalon Park Daytona in May 2026, clearing the way for a master-planned community of about 8,800 homes on land west of Interstate 95. The approval also allows commercial and mixed-use space as the project builds out over many years.
What it may mean for the marketA large new master-planned community adds substantial future housing supply west of Interstate 95, a shift that can influence competition and pricing for existing communities in the area. The site is about 6 miles south of Broadwater.
Source: Observer Local News - March 2026Infrastructure
FDOT builds a new $75 million I-95 interchange at Pioneer Trail near New Smyrna Beach
The Florida Department of Transportation is building a new $75 million interchange on Interstate 95 at Pioneer Trail near New Smyrna Beach. The roughly 2-mile project widens Pioneer Trail to four lanes and adds a roundabout at Turnbull Bay Road, with construction underway in 2026.
What it may mean for the marketA new interstate interchange improves access and shortens drive times in southeast Volusia, the kind of infrastructure that has historically shaped where demand and new development concentrate. The project is about 17 miles south of Broadwater, elsewhere in Volusia County.
Source: Florida DOT (cflroads)
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 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.
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 97.5 days.
Typical home value in the 32174 ZIP is $372,546, about 9.8% 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.