Gardens At Addison Oaks
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Gardens At Addison Oaks is a managed townhome community in Ormond Beach where you're buying maintenance-free living—the HOA handles structure and grounds—and access to a pool. With one active listing and a 12-month supply, this is a market where a buyer can take their time and a seller needs to be realistic about price and condition.
The buyer-leaning posture means inventory sits. What moves here: updated interiors, clean presentation, and competitive pricing against that single comp on the market. Sellers who overprice or defer maintenance will wait; buyers who can live with the HOA overhead and want a lock-and-leave lifestyle have leverage to negotiate.
Gardens At Addison Oaks right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% 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 14, 2026. Confidence: Low (1 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 14, 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 Gardens At Addison Oaks. Swipe to explore the community.
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Gardens At Addison Oaks
Gardens At Addison Oaks
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Gardens At Addison Oaks
Gardens At Addison OaksPhotos from DBAMLS listings in Gardens At Addison Oaks; content deemed reliable but not guaranteed.
Who Gardens At Addison Oaks is best for.
Best for
- Buyers seeking a lock-and-leave townhome with exterior maintenance covered by the HOA.
- Second-home or seasonal buyers who want minimal on-site responsibility.
- Downsizers trading yard work and roof concerns for a managed community and pool access.
Probably not for
- Buyers who want autonomy over exterior choices or prefer to self-manage maintenance.
- Investors counting on rapid appreciation in a shallow, slow-moving resale pool.
- Anyone stretching their budget who hasn't factored HOA dues into the total monthly cost.
The market around Gardens At Addison Oaks
Gardens At Addison Oaks is a small community — 12 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32174, 590 homes are on the market and 24% are under contract — a steady corner of Ormond Beach.
Across Volusia County, 4,230 homes are active and 1,084 pending (20% under contract).
The housing mix here is 93% single family residence, 7% townhouse.
ZIP and county figures describe the wider market, not Gardens At Addison Oaks specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Gardens At Addison Oaks
Live MLS inventory for Gardens At Addison Oaks. 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 Gardens At Addison Oaks listings as of 2026-07-14, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Life at Gardens At Addison Oaks
- Pool · reported on 2 of 2 listings
- Management - Off Site · reported on 1 of 2 listings
- Maintenance Grounds · reported on 1 of 2 listings
- Maintenance Structure · reported on 1 of 2 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 Gardens At Addison Oaks 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 Gardens At Addison Oaks address.
=======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 Gardens at Addison Oaks. 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 Gardens at Addison Oaks 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
Gardens at Addison Oaks 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 Gardens at Addison Oaks address.
>>>>>>> origin/mainThe Gardens At Addison Oaks buying strategy.
If we were buying in Gardens At Addison Oaks 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 Gardens At Addison Oaks.
What you're actually buying
Gardens At Addison Oaks is a compact community where the HOA fee covers structure maintenance and grounds upkeep—your exterior envelope, roof, and landscaping are handled. You own the interior; the association owns the headaches outside. There's a community pool, and management is off-site. This is turnkey living for someone who wants minimal maintenance responsibility.
With one home on the market and a 12-month supply, the current environment leans buyer. Inventory moves slowly, which means condition and pricing discipline matter more than in a hot market. Buyers have time to inspect thoroughly and negotiate; sellers need to be sharp on comp analysis and presentation. The value proposition here is the managed lifestyle—if that doesn't justify the HOA cost for you, this isn't your fit.
The location and the amenities are priced into every listing in Gardens At Addison Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small community with limited inventory, every comparable sale and every HOA budget line matters. We pull the association financials, verify what 'maintenance structure' actually covers, and price against real closed comps—not aspirational list prices. If you're selling, we'll tell you what condition work pays back and what doesn't. If you're buying, we negotiate from leverage, not hope, and we make sure you understand the total cost of ownership before you write the offer.
Gardens At Addison Oaks 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 Gardens At Addison Oaks 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 Gardens At Addison Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Gardens At Addison Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Gardens At Addison Oaks home worth?
Get a no-obligation home value based on real comparable sales in Gardens At Addison Oaks, 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 Gardens At Addison Oaks 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).
Gardens at Addison Oaks Market Scorecard
Gardens at Addison Oaks is currently a buyer-leaning market (limited data). About 12.0 months of supply, a median asking price of $284,900, and homes go under contract in about 49 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.
Gardens at Addison Oaks Market Scorecard
Gardens at Addison Oaks is currently a buyer-leaning market (limited data). About 12.0 months of supply, a median asking price of $284,900, and homes go under contract in about 44 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 Gardens At Addison Oaks a buyer's or seller's market right now?
Do cash buyers compete in Gardens At Addison Oaks?
Who is the best real estate agent for Gardens At Addison Oaks?
How do I find a top Ormond Beach real estate agent who knows Gardens At Addison Oaks?
Can Momentum Realty connect me with an agent for Gardens At Addison Oaks?
Should you buy in Gardens At Addison Oaks?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Gardens At Addison Oaks with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: July 14, 2026) |
| Under-contract shares | DBAMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2019 (28 transactions analyzed) |
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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