Gemini Condominiums in Ormond Beach, FL

Established 1988 · Intracoastal West · ZIP 32224

A two-units-per-floor 1984 oceanfront building on the Ormond no-drive beach, with large plans and a semi-private elevator to each foyer.

Direct oceanfront, no-drive beachTwo units per floor, large plansSemi-private elevator to foyer

Live Market Pulse

47/100
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 Gemini

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

$425K

Median Price

6mo

Supply

119days

Avg DOM

Soft

Seller Leverage

$250/sf

Median $/Sqft

+3%

1-Yr Price Change

0now

Distress

Jon's Current Read

"Gemini reads as a privacy-focused, large-plan oceanfront condo on the quiet Ormond-by-the-Sea no-drive beach. It is a 1984, 8-story, 68-unit building at 1239 Ocean Shore Blvd, with just two units per floor and a semi-private elevator opening to each unit's foyer, and generous one- to three-bedroom plans of roughly 1,699 to 2,237 square feet. The buy is space-privacy-and-floor; the deal is read in the reserve study, the milestone-inspection status, and a real coastal-insurance quote, not the sticker. Rental terms are residential (monthly leases reported); verify the minimum in the governing documents. Pricing context is third-party and illustrative, accessed June 2026; confirm per unit."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Gemini Condominiums market snapshot (as of June 25, 2026): the median sale price is about $425K ($250 per sq ft), with homes averaging 119 days on market and 6.0 months of supply, a buyer-leaning market (limited data). Values are up 3% over the past year and up 60% since 2015, based on 4 recent closings in live Daytona-area MLS data.

Gemini Condominiums is a direct-oceanfront residential condominium at 1239 Ocean Shore Blvd in the Ormond-by-the-Sea area of Ormond Beach, Volusia County, ZIP 32176, on the no-drive section of the beach. It is an 8-story building of 68 units, completed in 1984 (geminicondo.com; homes.com, accessed June 2026).

The building's signature is privacy: just two units per floor, with a semi-private elevator that opens to the foyer of each home. Units are generously sized one- to three-bedroom plans of roughly 1,699 to 2,237 square feet, with panoramic coastline views.

Amenities include an oceanfront pool, a sauna, a library, and a fitness room, with direct access to the no-drive beach. It is a residential building with monthly leases reported (minimum rent around $2,990); verify the current minimum-lease rule and any board approval in the recorded governing documents.

As a 1984 oceanfront building, the central diligence items are the reserve study and milestone-inspection status and a real coastal-insurance quote. The FEMA map is authoritative per parcel; confirm the determination for the specific building.

Quick Match

Who Gemini is best for.

Best for

Buyers who want a private, two-units-per-floor oceanfront condo with large plans
Snowbirds and seasonal owners who want a residential building on the quiet no-drive beach
Buyers who value a semi-private elevator and a foyer entry
Buyers who want an oceanfront pool, sauna, and fitness room

Probably not for

Daily or weekly short-term-rental investors
Buyers who want the lowest possible oceanfront entry price
Anyone wanting new construction or modern systems by default
Buyers unwilling to read the reserve study, milestone status, and coastal insurance

Market Pulse

How Gemini is performing right now

47/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

6Months of supplytight

119Median days on marketdays

0 : 2Under contract vs for salestrong demand

4Sold in last 12 monthsliquidity

+60%Median price since 2015appreciation

+11%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 Gemini listings and the trailing twelve months of closed sales.

Where prices are going$389K2026 YTD

Median sale price by year. Tap a label to compare Ormond Beach Oceanfront Condos or Ormond Beach. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square foot$2102026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now2 : 0active : pending

For sale2

Pending0

Sold 12mo4

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

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

Homes For Sale Right Now in Gemini

Live MLS inventory for Gemini Condominiums. 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.

1239 Ocean Shore Boulevard #11F home for sale in Gemini Condominiums

Active · 232 daysTop listing

$475,000

2 bd · 2 ba · 1,699 sqft · built 1984

1239 Ocean Shore Boulevard #11F, Ormond Beach, 32176

Renovated

Listed by Century 21 Sundance Realty

1239 Ocean Shore Boulevard #2E home for sale in Gemini Condominiums

Active · 6 days

$465,000

2 bd · 2 ba · 1,699 sqft · built 1984

1239 Ocean Shore Boulevard #2E, Ormond Beach, 32176

Reno opportunityBest value

Listed by Realty Pros Assured

Interactive Map

Gemini on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

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.

Nearby & Commute

How far is everything?

The takeaway

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

Drive times from Gemini. They are approximate and vary with traffic and your exact start point.

The Atlantic (no-drive beach)~1 min · direct oceanfront access

Granada Blvd (SR-40) Ormond Beach core~10 to 15 min · shopping, dining, the bridge

Ormond-area shopping (Bellair Plaza)~8 to 12 min · everyday retail

Ormond Beach / downtown~12 to 18 min · south on A1A and across the river

Interstate 95 (SR-40)~15 to 22 min · west via Granada Blvd

Daytona Beach International Airport (DAB)~25 to 30 min · south through Daytona Beach

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 Gemini Condominiums in Ormond Beach, FL with Momentum Realty’s local guides.

Sandpiper Forest Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.1 mi

Bellewood Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.3 mi

Barrier Isle Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.4 mi

Shoreham Oceanfront Condo in Ormond Beach, FLOrmond Beach, FL · 0.4 mi

Tanglewood Forrest Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.5 mi

Woodmere Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.5 mi

University Circle Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.5 mi

Ocean Shores Condominium in Ormond Beach, FLOrmond Beach, FL · 0.6 mi

Windemere Shores Condo in Ormond Beach, FLOrmond Beach, FL · 0.6 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

Gemini (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

Gemini 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 Gemini address.

The takeaway

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

Recent Developments in Gemini Condominiums

Development Intelligence

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

Net OutlookBullishThe Ormond-by-the-Sea oceanfront trades on scarcity, view, and coastal insurance, with Florida's post-Surfside milestone-inspection and reserve rules applying to 1980s buildings like Gemini.

Florida milestone inspection and SIRS rules reach 1980s oceanfront buildings

NeutralNotable impact

SignificanceRadius: Ormond barrier island

Florida's milestone-inspection and structural-reserve requirements apply to coastal buildings within three miles of the shoreline; a 1984 oceanfront building should have its Phase 1 status and reserve funding read before any offer.

Coastal insurance on a barrier-island building

NeutralNotable impact

SignificanceRadius: Ormond-by-the-Sea

An oceanfront address carries flood-zone and wind-insurance exposure; the master policy sits in the fee, but the per-parcel FEMA zone and the building's deductible allocation should be verified before contingencies are waived.

Two-per-floor privacy and large plans

BullishMinor impact

SignificanceRadius: Gemini

Two units per floor with a semi-private elevator and large one- to three-bedroom plans give Gemini a privacy-and-space edge over higher-density oceanfront towers.

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 Gemini Condominiums, 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 ↓

June 2026
Community
Building profile documented by third-party sources
Third-party sources describe Gemini as a 1984 8-story, 68-unit oceanfront building at 1239 Ocean Shore Blvd with two units per floor, a semi-private elevator, one- to three-bedroom plans of roughly 1,699 to 2,237 square feet, and an oceanfront pool, sauna, library, and fitness room. Why it matters: Unit counts, sizes, and amenities are reported by third-party sources; verify the current governing documents, reserves, and the minimum-lease rule before relying on them. Source

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 Strategy

The Gemini buying strategy.

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

Confirm the minimum-lease rule in the governing documents. The building is residential with monthly leases reported; verify the recorded minimum and any board approval before any rental assumption.

Get the condo budget, reserve study, and milestone-inspection status. On a 1984 oceanfront building these documents predict your fee trajectory and assessment risk.

Verify the FEMA flood zone for the building. Pull the determination at the FEMA Map Service Center and get a bindable coastal wind and flood insurance read.

Confirm the floor and view orientation. With two units per floor, price the specific stack, floor, and view.

Comp on floor, plan, and condition. Price the unit against the closest comparable Gemini sale, not a different Ocean Shore Blvd building.

The Quick Decision

Best Buy

A large three-bedroom on a higher floor with an open ocean view, a semi-private foyer entry, and a clean reserve and milestone picture.

Biggest Risk

A special assessment on a 1984 building, underbudgeted coastal insurance, or an unverified minimum-lease rule.

Best Lot

Floor and the two-per-floor privacy are the 'lot' here: a higher floor with an open ocean view holds value.

Smart Timing

A low-density, large-plan oceanfront building has few listings; a prepared buyer who has read the documents should act when one appears.

Deep-Dive Intelligence

The full read, only if you want it.

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

Gemini Condominiums is a 1984 direct-oceanfront residential condominium at 1239 Ocean Shore Blvd in the Ormond-by-the-Sea area of Ormond Beach, Volusia County, ZIP 32176, on the no-drive section of the beach. It is an 8-story building of 68 units with just two units per floor and a semi-private elevator opening to each unit's foyer, and generous one- to three-bedroom plans of roughly 1,699 to 2,237 square feet. Amenities include an oceanfront pool, a sauna, a library, and a fitness room. It is a residential building with monthly leases reported (verify the minimum in the governing documents). As a 1984 oceanfront building it is subject to Florida's milestone-inspection and structural-reserve requirements, so reserves and inspection status are the central diligence items.

Gemini Homes For Sale

What your money buys in Gemini.

The takeaway

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

Here are the broad resale bands in Gemini today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: one-bedroom or lower-floor units

$365K to $400K

One-bedroom plans and lower-floor units are the value entry to this large-plan oceanfront building. Confirm condition, floor, and the fee per unit before you write (third-party context, June 2026, not MLS).

Lowest entry

Mid: two-bedroom units

$400K to $600K

Two-bedroom units are the core of the building; the two-per-floor privacy and large plans support pricing above higher-density towers. Price on the closest comparable same-floor sale.

Most inventory

High: three-bedroom high-floor units

$600K to $600K

Three-bedroom plans (toward roughly 2,237 square feet) on higher floors sit at the top of the building. Price each on its floor, view, and condition against recent comparable sales.

Strongest resale

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

See Off-Market & Private Listings

What Your Money Buys

What ~$425K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

$365K to $400K

Entry: one-bedroom or lower-floor units

$400K to $600K

Mid: two-bedroom units

Two-bedroom units are the core of the building; the two-per-floor privacy and large plans support pricing above higher-density towers. Price on the closest comparable same-floor sale.

$600K to $600K

High: three-bedroom high-floor units

Three-bedroom plans (toward roughly 2,237 square feet) on higher floors sit at the top of the building. Price each on its floor, view, and condition against recent comparable sales.

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

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Gemini, condition, lot, and the renovation math, read from current listings and recent sales.

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

Proprietary Data

The renovation premium.

Updated homes ask about 2% more per square foot than original-condition homes, and they tend to sell faster. In an all-resale market, condition is the single biggest swing in value, which is why reading the renovation math is the whole game.

Asking price per square foot

Renovated$280

Original$274

Median days on market

Renovated232

Original6

From current Gemini listings (renovated 1, original 1); condition inferred from listing descriptions, asking not closed figures. The exact number depends on a specific home's updates, lot, and view, which is the read we do before you offer.

Operator Note

The trap here is a beautifully staged original-condition home. Staging is cheap; a roof, HVAC, and a full modernization are not. We price the real renovation before you fall for the listing photos, because in an all-resale market that number is the difference between a deal and the most expensive house on the street.

Unit Value

The unit premium.

In a condo the value the market gives back at resale is set by the unit, not a lot: the floor, the view line (direct versus partial), and the exposure. The interior can be renovated, but the floor and view cannot, so higher floors and better views hold their value better. How much more they command varies by building, line, and condition, which is why we read it unit by unit against real comparable sales rather than a single headline figure.

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.

Resale Strength Scorecard

How well Gemini holds value.

Our read on the factors that protect resale here, and the one to manage.

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.

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 Gemini

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.

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Overpaying for an interior lot

A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.

Underbudgeting the carrying costs

Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.

Skipping the systems check

An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

Gemini is a private, large-plan oceanfront condo on the quiet Ormond no-drive beach, two units per floor. The deal is read in the reserve study, the milestone status, and a real coastal-insurance quote, not the sticker.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

7.0B+ · Buy Score

Resale Strength7.0/10

Renovation Risk5.8/10

Location Efficiency7.6/10

Long-Term Defensibility7.2/10

Carrying Cost Advantage5.6/10

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.

Momentum Housing Intelligence

Why our read on Gemini 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.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Unit Value Map

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

Fill = price per square foot; ring = by realized $/sqft per unit. 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

Floor and the two-per-floor privacy are the 'lot' here: a higher floor with an open ocean view holds value.
Large one- to three-bedroom plans are the space story.
Condition of the specific unit in a 1984 building outweighs any headline range.

In an oceanfront condo, value after condition is driven by the floor, view, and privacy, not a piece of land. At Gemini the two-units-per-floor layout, semi-private elevator, and large plans set it above higher-density towers, and a higher-floor unit with an open ocean view holds value. The honest approach is to confirm the reserves and milestone status, verify the flood zone, then price the condition of the specific unit against the closest comparable same-floor Gemini sale.

The 15-Second Verdict

Gemini in 15 seconds.

Best forBuyers who want a private, two-units-per-floor oceanfront condo with large plans on the Ormond no-drive beach.

Strong onPrivacy and space: two units per floor, a semi-private elevator to the foyer, large one- to three-bedroom plans, an oceanfront pool, sauna, and fitness room.

WatchA 1984 building's reserves and milestone status, the condo fee, and coastal flood and wind insurance.

Not forShort-term-rental investors, lowest-entry-price seekers, or buyers wanting new construction.

The edgeTwo-per-floor privacy and large oceanfront plans on a quiet no-drive beach, a step above higher-density towers.

HOA, CDD & Fees

15-Second Take

The condo fee is set by the Gemini association; get the current budget and the unit's fee.
Fees typically cover master insurance, common areas, the pool, sauna, fitness, parking, and reserves; confirm inclusions.
No CDD is expected on this established condo; confirm per parcel.
On a 1984 building, read the reserve study and milestone-inspection status before you offer.

Gemini sets its own condominium association budget; the larger plans and two-per-floor design typically carry a substantial fee. Request the current annual budget and the fee for the specific unit before you offer. No CDD is expected on an established condominium; confirm per parcel.

Condo fees in a building like this typically cover master building insurance, common-area maintenance and utilities, the oceanfront pool, the sauna and fitness room, parking, an on-site presence, and reserves; they do not cover your unit-interior HO-6 policy, your metered electricity, or a personal flood policy. Confirm the exact inclusions in writing.

The oceanfront pool, sauna, library, and fitness room are condo amenities covered by the fee, not a separate membership.

Run Your Numbers

Tools for a Gemini buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxVolusia County millage and the homestead picture.Rent vs buyThe breakeven on owning in Gemini.Save Our HomesProject your homestead tax cap over time.

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.

Selling in Gemini

Thinking of selling at Gemini?

Your buyer is cross-shopping Ormond-by-the-Sea oceanfront condos, so sell what is specific and verifiable: the floor and view, the large plan, the two-per-floor privacy, any updates, the fee inclusions, and the building's reserve and milestone status.

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 Gemini, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Ormond Beach Oceanfront Condos, 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 Gemini home worth?

Get a no-obligation home value based on real comparable sales in Gemini 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 Gemini Condominiums on the map →

Real comps, not a Zestimate.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Gemini Condominiums year by year since 2014, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.

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

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.

Gemini Market Scorecard

Buyer-Leaning Market (limited data)

Gemini is currently a buyer-leaning market (limited data). About 8.0 months of supply, a median asking price of $462,500, and homes go under contract in about 124.0 days.

8.0

Months supply

$462,500

Median list

$400,000

Median sold

$235

Per sqft

124.0

Days on mkt

2/0/3

Active/Pend/Sold

Typical home value in the 32176 ZIP is $348,661, about 2.8% below the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Frequently Asked Questions

Where is Gemini?

Gemini Condominiums is a direct-oceanfront condominium at 1239 Ocean Shore Blvd in the Ormond-by-the-Sea area of Ormond Beach, ZIP 32176, on the no-drive section of the beach.

What makes Gemini different?

Its privacy: just two units per floor, with a semi-private elevator that opens to each unit's foyer, and large one- to three-bedroom plans of roughly 1,699 to 2,237 square feet.

When was Gemini built and how big is it?

It was completed in 1984 as an 8-story building of 68 units. Confirm the specific unit details before relying on them.

Can I rent my unit short-term?

Gemini is a residential building with monthly leases reported. Verify the recorded minimum-lease rule and any board approval in the governing documents before any rental assumption.

What amenities does Gemini have?

An oceanfront pool, a sauna, a library, and a fitness room, with direct access to the no-drive beach. Confirm the current amenity set with the association.

What do units cost at Gemini?

Pricing is best confirmed per unit because floor, plan, and condition vary; these are large oceanfront units (third-party data, June 2026, not MLS). Confirm current pricing for a specific unit.

Is there a CDD?

No CDD is expected on an established condominium like Gemini, but confirm per parcel as a matter of course.

What do the HOA fees cover?

Fees typically cover master building insurance, common areas, the oceanfront pool, the sauna and fitness room, parking, an on-site presence, and reserves. Get the current Gemini budget and confirm inclusions before you offer.

What about the milestone inspection and reserves?

As a 1984 oceanfront building within three miles of the shoreline, Gemini is subject to Florida's milestone-inspection requirement and the rule that reserves for structural components cannot be waived from budgets adopted after December 31, 2024. Request the Phase 1 report, the reserve study, and recent minutes before any offer.

What schools serve Gemini?

It is served by Volusia County Schools, with assignments set by address. Confirm the current zoned schools for the specific unit with the district before you rely on it.

Is the beach no-drive here?

Yes, this stretch of the Ormond-by-the-Sea beach is a no-drive section, which many buyers prefer for a quieter beach. Confirm the nearest access for the specific unit.

Should I use the listing agent to buy at Gemini?

No. The listing agent works for the seller. On an oceanfront building where reserves, milestone status, and insurance vary, 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 Gemini Condominiums?

The best agent for Gemini Condominiums 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 Gemini Condominiums.

How do I find a top Ormond Beach real estate agent who knows Gemini Condominiums?

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 Gemini Condominiums and the wider Ormond Beach area.

Can Momentum Realty connect me with an agent for Gemini Condominiums?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Gemini Condominiums purchase or sale - no call center and no pressure.

The Verdict

Should you buy in Gemini?

An honest fit check. We will tell you when it is not your community.

You want a private, two-units-per-floor oceanfront condo with large plansExcellent fit

You are a snowbird or seasonal owner who wants a residential building on the no-drive beachExcellent fit

You value a semi-private elevator, a foyer entry, and an oceanfront pool, sauna, and fitness roomExcellent fit

You will read the reserve study, milestone status, and a real coastal insurance quote honestlyExcellent fit

You want daily or weekly short-term-rental incomeProbably not

You want the lowest possible oceanfront entry priceProbably not

You want new construction with modern systems by defaultProbably not

You are unwilling to budget coastal insurance and a possible assessment on a 1984 buildingProbably not

Get the inside read on Gemini

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Gemini 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.

You are all set.

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

Thinking about hiring an agent here? How to find the best real estate agent in Gemini Condominiums - what to look for, questions to ask, and your local expert.

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.

Gemini Condo Ormond Beach median home price history from 2014 to 2021, chart by Momentum Realty — Median sale price in Gemini Condo Ormond Beach, Florida by year (2014 to 2021). Source: Momentum Realty.

Gemini Condominiums in Ormond Beach, FL

The 60-Second Overview

Who Gemini is best for.

Best for

Probably not for

How Gemini is performing right now

Homes For Sale Right Now in Gemini

Gemini on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Gemini Condominiums

Florida milestone inspection and SIRS rules reach 1980s oceanfront buildings

Coastal insurance on a barrier-island building

Two-per-floor privacy and large plans

Building profile documented by third-party sources

The Gemini buying strategy.

The full read, only if you want it.

What your money buys in Gemini.

What ~$425K buys here.

Renovation & Resale Intelligence

The renovation premium.

The unit premium.

How well Gemini holds value.

5 Mistakes Buyers Make in Gemini

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Underbudgeting the carrying costs

Skipping the systems check

Momentum Buy Score.

Why our read on Gemini is different.

Which Lots & Views Hold Value Best

Gemini in 15 seconds.

HOA, CDD & Fees

Tools for a Gemini buy.

Thinking of selling at Gemini?

In Gemini, condition and view decide your number

What is your Gemini home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Gemini Market Scorecard

Frequently Asked Questions

Should you buy in Gemini?

Get the inside read on Gemini

You are all set.

Need to sell fast in Duval County?

You just read the data. Now see what your home is worth.

More Ormond Beach & Volusia County / Daytona Beach Area guides