Broderick in Ormond Beach

Broderick Homes for Sale in Ormond Beach, FL

Established 1988 · Intracoastal West · ZIP 32224

An exclusive, custom-estate enclave in Ormond Beach, where mostly custom-built homes sit on varied lots, some with acreage and guest structures, near the Tomoka River and Tomoka Oaks golf.

Custom estate homesVaried lots, some with acreageNear the Tomoka River and golf
Live Market Pulse
50/100
Momentum
Buyer-Leaning Market (limited data)
Tight supply keeps sellers in control, but dated interiors still trade at a discount, so condition is where buyers win.
Free · No obligation
Unlock Off-Market Broderick

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive DBAAR data14 years of closingsLocal renovation analysisUpdated twice daily
LiveMarket PulseDBAAR
n/a
Median Price
0mo
Supply
76days
Avg DOM
Soft
Seller Leverage
n/a
Median $/Sqft
n/a
1-Yr Price Change
0now
Distress
Jon Brooks, founder of Momentum Realty
Jon's Current Read

"Broderick reads as an exclusive, custom-estate enclave in Ormond Beach, where mostly custom-built homes with high-end finishes sit on lots of varied sizes, some with acreage and a second structure suited to an in-law or guest suite. The setting is the draw: a quiet enclave near the Tomoka River, the Tomoka Oaks Golf Club, and the Trails Shopping Center. Because the homes and lots are custom and varied, value is read strictly home-by-home. The buy is condition-lot-and-home; verify the lot, the home's systems, utilities, and any HOA. Community facts here are third-party and illustrative, accessed June 2026."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Broderick is an exclusive single-family enclave in Ormond Beach, Volusia County, ZIP 32174, of mostly custom-built homes on lots of varied sizes, some with acreage and additional structures suited to an in-law or guest suite (386realestate.com, accessed June 2026).

Homes are largely custom estates with a range of high-end amenities, and because each home and lot is different, the housing stock is varied and value is read strictly home-by-home on size, lot, finish, and condition.

The location is a key part of the appeal: a quiet position near the Tomoka River, the Tomoka Oaks Golf Club, and the Trails Shopping Center, with room to spread out close to Ormond Beach's services.

On a custom-estate home the diligence is specific: verify the actual lot size and survey, the home's systems and any pool, city versus well and septic utilities, any second-structure permitting, and any HOA or deed restrictions.

Best for

  • Buyers who want a custom estate home with space and privacy in Ormond Beach
  • Buyers who value acreage or a guest or in-law structure
  • Buyers drawn to a quiet enclave near the Tomoka River and golf
  • Buyers comfortable doing custom-estate and large-lot diligence

Probably not for

  • Buyers who want a small, low-maintenance lot or home
  • Buyers who want a uniform, master-planned community
  • Buyers who want a beachside or oceanfront address
  • Anyone unwilling to verify the lot, systems, utilities, and permitting

How Broderick is performing right now

50/100
momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
0Months of supplytight
76Median days on marketdays
0 : 1Under contract vs for salestrong demand
0Sold in last 12 monthsliquidity
+0%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from DBAAR, as of June 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Broderick listings and the trailing twelve months of closed sales.

8.6A- score
Momentum intelligence
Momentum buy score

Our proprietary read on how a home in Broderick buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Broderick

Live MLS inventory for Broderick. 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 and pending Broderick 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.

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.

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Tomoka Oaks Golf Club~3 to 8 min · nearby golf
Tomoka River and Tomoka State Park~5 to 12 min · nature and water
The Trails Shopping Center~3 to 8 min · everyday services
Granada Boulevard (SR-40)~5 to 12 min · main corridor
Interstate 95~5 to 12 min · highway access
Ormond / Daytona beaches~15 to 22 min · east

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 Broderick Homes for Sale in Ormond Beach, FL with Momentum Realty’s local guides.

Kings Crossing Homes for Sale in Ormond Beach, FLKings Crossing Homes for Sale in Ormond Beach, FLOrmond Beach, FL · adjacentTomoka View Homes for Sale in Ormond Beach, FLTomoka View Homes for Sale in Ormond Beach, FLOrmond Beach, FL · adjacentPineland Homes for Sale in Ormond Beach, FLPineland Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.3 miTomoka Oaks Homes for Sale in Ormond Beach, FLTomoka Oaks Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.5 miBreakaway Trails Homes for Sale in Ormond Beach, FLBreakaway Trails Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.5 miEscondido At Tomoka Homes for Sale in Ormond Beach, FLEscondido At Tomoka Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.5 miTymber Crossings Homes for Sale in Ormond Beach, FLTymber Crossings Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.9 miTRTomoka Reserve Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 1.1 miIl Villaggio Homes for Sale in Ormond Beach, FLIl Villaggio Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 1.2 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr
Broderick (no CDD)$0/yr

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

15-Second Take
  • 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

Broderick 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 Broderick address.

The takeaway

What is actually moving near Broderick, sourced and dated. We do not publish rumor.

Recent Developments in Broderick

Our read on what is being built around Broderick, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishCustom-estate, large-lot supply is limited in Ormond Beach, and demand for space, privacy, and the Tomoka-area setting supports values for the right home; pricing is highly home-specific.

Scarcity of custom-estate enclaves

BullishNotable impact
SignificanceRadius: Broderick

A small enclave of custom estates on varied lots is a limited and sought-after product in Ormond Beach, supporting values for the right home.

Tomoka-area setting

BullishNotable impact
SignificanceRadius: Broderick

Proximity to the Tomoka River, Tomoka Oaks golf, and the Trails is a durable, location-specific draw for estate buyers.

Custom-home and lot diligence

NeutralNotable impact
SignificanceRadius: Broderick

Custom estates can involve pools, septic or well systems, second structures, and lot-specific issues; verify them for the specific property.

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 Broderick, 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 ↓

  1. June 2026
    Community

    Community profile documented by third-party sources

    Third-party sources describe Broderick as an exclusive Ormond Beach enclave of mostly custom-built estate homes on varied lots, some with acreage and additional structures, near the Tomoka River, Tomoka Oaks Golf Club, and the Trails Shopping Center. Why it matters: Home and lot characteristics are reported by third-party sources; verify the actual lot size, the home's systems and utilities, any second-structure permitting, and any HOA status before relying on them. Source

Development alerts for BroderickGet a short monthly email when something new is approved, funded, or opens near Broderick.

A monthly email from Momentum Realty. Unsubscribe anytime. See our privacy and disclosures.

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.

If we were buying in Broderick, this is the order of operations we would run, and the one we run for our clients.

1

Verify the actual lot size and survey. Lots vary; confirm the acreage, lot lines, and easements for the specific property.

2

Confirm utilities and any second structure. Verify city versus well and septic, and the permitting and legal status of any guest or in-law structure.

3

Inspect the home, pool, and systems. On custom estates, roof, HVAC, pool, and specialty systems drive cost; budget them.

4

Confirm whether any HOA or deed restrictions apply. Verify the status and any dues in the public records and title.

5

Comp on size, lot, and finish. Price the home against the closest comparable Broderick or Tomoka-area estate sale, given the varied stock.

Best Buy
A well-built custom estate on a verified lot with sound systems, clear utilities, and any second structure properly permitted, priced to its true size and finish.
Biggest Risk
Comping against the wrong home, an unverified lot or unpermitted structure, a septic or pool surprise, or overpaying for an estate that needs work.
Best Lot
The lot, the home's size and finish, and its condition are the value here; verify all of them.
Smart Timing
Scarce custom-estate supply rewards a prepared buyer who has verified the lot, systems, and permitting before pricing.
The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Broderick is an exclusive single-family enclave in Ormond Beach, Volusia County, ZIP 32174, of mostly custom-built estate homes on lots of varied sizes, some with acreage and additional structures suited to an in-law or guest suite. The setting is a key part of the appeal: a quiet position near the Tomoka River, the Tomoka Oaks Golf Club, and the Trails Shopping Center. Because the homes and lots are custom and varied, value is read strictly home-by-home on size, lot, finish, and condition. On a custom-estate home the central diligence items are the actual lot size and survey, the home's systems and any pool, city versus well and septic utilities, any second-structure permitting, and any HOA status.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Entry: smaller estates or lots

Smaller homes on the more modest lots are the value entry. Confirm the lot, systems, and condition before you write (third-party context, June 2026, not MLS).

Lowest entry
Mid: custom family estates

Larger custom family estates on spacious lots are the core of the enclave. Price each on its size, lot, finish, and condition against the closest comparable sale.

Most inventory
High: acreage estates with guest structures

Estates on acreage with pools and a permitted guest or in-law structure sit at the top of the enclave. Price each on its own lot, finish, and condition, not a community average.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Entry: smaller estates or lots
Smaller homes on the more modest lots are the value entry. Confirm the lot, systems, and condition before you write (third-party context, June 2026, not MLS).
Mid: custom family estates
Larger custom family estates on spacious lots are the core of the enclave. Price each on its size, lot, finish, and condition against the closest comparable sale.
High: acreage estates with guest structures
Estates on acreage with pools and a permitted guest or in-law structure sit at the top of the enclave. Price each on its own lot, finish, and condition, not a community average.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

15-Second Take
  • Renovation math decides the deal
  • Better lots and views resell strongest
  • Roof and HVAC age drive the insurance quote
  • Interior lots are where buyers overpay
Jon Brooks, Momentum Realty
Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

No CDD on the tax billStrong
Central Intracoastal West locationStrong
Scarce golf and lake homesitesStrong
$30M club reinvestment to 2028Positive
All-resale 1990s conditionManage it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Jon Brooks, Momentum Realty
Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Broderick

15-Second Take
  • Calling the listing agent (who works for the seller)
  • Misjudging the renovation budget
  • Overpaying for an interior lot
  • Underbudgeting the carrying costs
  • Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Broderick is custom-estate living on varied lots near the Tomoka River and golf in Ormond Beach. With every home and lot different, the deal is read strictly home-by-home in the lot, the finish, and the condition.

Jon Brooks · Founder, Momentum Realty
7.4B+ · Buy Score
Resale Strength7.4/10
Renovation Risk6.2/10
Location Efficiency7.6/10
Long-Term Defensibility7.6/10
Carrying Cost Advantage6.6/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Why our read on Broderick is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live DBAAR feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live DBAAR feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates
Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

Which Lots & Views Hold Value Best

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)
$261 value$401 premium
Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from DBAAR; for orientation, not an appraisal.

15-Second Take
  • The lot, the home's size and finish, and its condition are the value; verify all of them.
  • Confirm utilities and the permitting of any second structure.
  • Comp strictly against the closest same-size, same-lot estate.

In a custom-estate enclave, value is driven by the specific lot, the home's size and finish, and its condition, not a community average. At Broderick that means verifying the actual acreage and survey, confirming utilities and any septic or well system, checking the permitting of any guest structure, inspecting the home and any pool, confirming any HOA status, then pricing the property strictly against the closest comparable Tomoka-area estate sale.

Broderick in 15 seconds.

Best forBuyers who want a custom estate home with space, privacy, and possibly acreage in Ormond Beach.
Strong onSetting and lots: a quiet enclave near the Tomoka River and Tomoka Oaks golf, with varied custom homes.
WatchThe varied stock (comp carefully), the actual lot size, utilities, any pool, and any second-structure permitting.
Not forBuyers who want a small, low-maintenance lot, a uniform community, or an oceanfront address.
The edgeA scarce custom-estate enclave in a sought-after Tomoka-area Ormond Beach setting.

HOA, CDD & Fees

15-Second Take
  • Confirm whether any HOA or deed restrictions apply.
  • If an HOA applies, get the dues and inclusions in writing.
  • No CDD is expected; confirm per parcel.
  • Verify the lot size, utilities, any second structure, and systems for the specific home.

Broderick is a custom-estate enclave; confirm whether any HOA or deed restrictions apply and what any dues cover before you offer. No CDD is expected; confirm per parcel.

If an HOA applies, confirm exactly what any dues cover and whether membership is mandatory; if minimal or none, you own the home and the large lot with little or no association budget. Pool, lawn, and any septic or well systems are the owner's responsibility.

No large community amenity package is assumed; the lots, privacy, and Tomoka-area setting are the draw. Confirm any shared facilities in the public records.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Momentum listings (YTD)
97.98%
Sold-to-list ratio across the Jacksonville metro for our agents, sellers keeping more of their price.
Market average (YTD)
96.73%
The broader metro average sold-to-list ratio over the same period.
Momentum days on market
64 days
Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.
Market days on market
72 days
The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Broderick, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Tomoka Oaks, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Broderick home worth?

Get a no-obligation home value based on real comparable sales in Broderick matched to your condition, lot, and view, 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 Broderick on the map →

Real comps, not a Zestimate.

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.

$1,789/mo
Volusia County typical true cost to own
$151/mo
Volusia County typical home insurance
Check CDD
Confirm before you offer

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.

Broderick Market Scorecard

Buyer-Leaning Market (limited data)

Broderick is currently a buyer-leaning market (limited data). Limited supply, a median asking price of $2,200,000, and homes go under contract in about 81 days.

n/a
Months supply
$2,200,000
Median list
n/a
Median sold
n/a
Per sqft
81
Days on mkt
1/0/0
Active/Pend/Sold

Typical home value in the 32174 ZIP is $371,102, about 10.1% 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

Where is Broderick?
It is an exclusive single-family enclave in Ormond Beach, ZIP 32174, near the Tomoka River, Tomoka Oaks Golf Club, and the Trails Shopping Center.
What kind of homes are in Broderick?
Mostly custom-built estate homes on lots of varied sizes, some with acreage and a guest or in-law structure. Compare strictly by size, lot, finish, and condition.
How big are the lots?
Lots vary in size, some with acreage. Verify the actual lot size and survey for the specific property.
Is there an HOA?
Confirm whether any HOA or deed restrictions apply to Broderick in the public records and title before you rely on it.
Do homes have city utilities or well and septic?
It varies; confirm city water and sewer versus well and septic, and the condition of any septic system, for the specific property.
Can homes have a guest or in-law structure?
Some homes have a second structure suited to an in-law or guest suite. Verify the permitting and legal status of any such structure.
Is there a CDD?
No CDD is expected on an enclave like Broderick, but confirm per parcel.
What should I inspect on a custom estate?
Roof, HVAC, pool equipment, any septic or well systems, any second structure, and the home's overall condition; budget for them and price the home accordingly.
Is Broderick in a flood zone?
Confirm the FEMA flood zone and insurance for the specific lot, especially given the Tomoka River proximity.
What schools serve Broderick?
It is served by Volusia County Schools, with assignments set by address. Confirm the current zoned schools with the district before you rely on it.
What is nearby?
Tomoka Oaks golf, the Tomoka River and state park, the Trails Shopping Center, Granada Boulevard, I-95, and the beaches a longer drive east.
Should I use the listing agent to buy at Broderick?
No. The listing agent works for the seller. On a custom estate where the lot, utilities, systems, and permitting move value, having your own representation, which costs you nothing as the buyer, is the highest-leverage decision you make.
Who is the best real estate agent for Broderick?
The best agent for Broderick is one who actively works Ormond Beach and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Broderick.
How do I find a top Ormond Beach real estate agent who knows Broderick?
Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Broderick and the wider Ormond Beach area.
Can Momentum Realty connect me with an agent for Broderick?
Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Broderick purchase or sale - no call center and no pressure.
You want a custom estate home with space and privacy in Ormond BeachExcellent fit
You value acreage or a guest or in-law structureExcellent fit
You are drawn to a quiet enclave near the Tomoka River and golfExcellent fit
You will verify the lot, systems, utilities, permitting, and any HOA statusExcellent fit
You want a small, low-maintenance lot or homeProbably not
You want a uniform, master-planned communityProbably not
You want a beachside or oceanfront addressProbably not
You are unwilling to do custom-estate and large-lot diligenceProbably not

Get the inside read on Broderick

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Broderick home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

We respond personally, usually the same day.

You are all set.

A Momentum Realty Broderick specialist will reach out personally, usually the same day.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Information deemed reliable but not guaranteed.

Zoom out before you decide: see the Duval County market guide or every community in the Neighborhood Finder.

Get my Duval County cash offer →

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 RealMLS 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.

or call (904) 351-6461
CallFree valuation →

More Ormond Beach & Volusia County / Daytona Beach Area guides

Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Volusia County / Daytona Beach Area or the full Neighborhood Finder.

Talk to a Local Broderick Expert
Call Get Listings