Gardenside at Ormond Station
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Gardenside at Ormond Station is the single-family side of D.R. Horton's Ormond Station masterplan in west Ormond Beach, and the read is about masterplan scale, conservation and water-view lots, and a price that runs a bit under the area average - offset by an HOA-plus-CDD fee stack to verify. Three plans from about 1,328 to 2,601 square feet, priced from roughly $331,000, put entry pricing over 10 percent below the area's typical new-construction average.
The honest work: Ormond Station carries a Community Development District, so the CDD assessment sits on top of the HOA - confirm both. There is no resale history in the local feed yet. Verify the combined monthly, the lot's conservation or water position, and the plan before leaning on the entry price.
Who Gardenside at Ormond Station is best for.
Best for
- You want a detached, brand-new single-family home a bit under the area average
- You value a conservation-view or water-view homesite
- You want quick I-95 access to Ormond and Daytona beaches and shopping
- You will add the HOA and Ormond Station CDD assessment together before committing
- You are comfortable with a masterplan production village
Probably not for
- You want a gated entrance or a large private amenity program
- You specifically want to avoid a CDD assessment
- You want a golf, waterfront, or country-club setting
- You want an established resale track record before you buy
- You are unwilling to verify the combined HOA-plus-CDD monthly in writing
The market around Gardenside at Ormond Station
Gardenside at Ormond Station is too small for its own price trend, so here is the market around it.
Across Volusia County, 5,160 homes are active and 1,376 pending (21% under contract).
ZIP and county figures describe the wider market, not Gardenside at Ormond Station specifically. Momentum Research analysis of MLS records.
The Gardenside at Ormond Station buying strategy.
If we were buying in Gardenside at Ormond Station 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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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 Gardenside at Ormond Station.
The single-family village of Ormond Station
Ormond Station is D.R. Horton's west-Ormond masterplan, and Gardenside is its detached single-family component (its sibling, Groveside, carries the townhome and smaller single-family product). The pitch is a new single-family home a touch below the area's average price, with a meaningful share of homesites backing conservation or water - the lots that tend to hold value best in a production community.
The location is the west-Ormond / Interstate 95 corridor: a short drive to the Ormond and Daytona oceanfront, Granada Boulevard shopping and dining, Tomoka State Park, and a straight I-95 run north toward Palm Coast and St. Augustine or south toward Daytona's LPGA-corridor employers. The masterplan format means shared infrastructure funded through the Ormond Station CDD.
Before You Offer - This is the key step here: get both the HOA dues and the Ormond Station CDD assessment in writing and add them together, because the CDD is what makes the all-in monthly different from a non-CDD community at the same sticker price. Confirm which lots back conservation or water and what that premium is, verify the construction spec, and pull the FEMA flood zone for the exact parcel.
Gardenside vs. comparable west-Ormond new construction - Its closest peers are its own sibling Groveside at Ormond Station, D.R. Horton's gated Archers Mill nearby, and the Maronda and ICI product in the area. Against Groveside, Gardenside is the detached-only, slightly larger-lot choice; against gated Archers Mill, it trades the gate and single-story-only format for masterplan scale and conservation lots; against a golf community like Halifax Plantation, it offers a lower entry price without the club.
Who it fits best - It fits a buyer who wants a detached, brand-new single-family home a bit under the area average, values a conservation or water lot, and will underwrite the HOA-plus-CDD monthly. It is a weaker fit for someone who wants a gated entrance, a large private amenity program, or a community with no CDD.
The location and the amenities are priced into every listing in Gardenside at Ormond Station. The deal is won or lost on condition, the comps, and the renovation math.
Why Momentum
Most pages on a brand-new masterplan village are an automated estimate wrapped in stock copy. This one is built from the live DBAMLS feed, Volusia County closed-sale patterns, and a plain read of what actually moves value here - the lot's conservation or water position and the combined HOA-plus-CDD carrying cost. No automated valuation, no guesswork.
Gardenside at Ormond Station 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 Gardenside at Ormond Station 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 Gardenside at Ormond Station sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Gardenside at Ormond Station, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Gardenside at Ormond Station home worth?
Get a no-obligation home value based on real comparable sales in Gardenside at Ormond Station, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Should you buy in Gardenside at Ormond Station?
An honest fit check - including when this is not your community.
Data sources & freshness
| Under-contract shares | DBAMLS records, as of 2026-07-18 |
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.
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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.
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.