Holly Square

Established 1988 · Intracoastal West · ZIP 32224

A low-rise, low-cost mainland condo in Holly Hill with a pool, tennis, and a clubhouse, under three miles to the beach and minutes to the Speedway.

Mainland valuePool and tennisUnder 3 miles to the beach

Live Market Pulse

38/100
Momentum

Buyer's 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 Holly Square

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

$100K

Median Price

12mo

Supply

170days

Avg DOM

Soft

Seller Leverage

$115/sf

Median $/Sqft

-6%

1-Yr Price Change

0now

Distress

Jon's Current Read

"Holly Square is a budget-friendly, two-story garden condo on the Holly Hill mainland, a roughly 100 unit community on Center Avenue with a pool, tennis court, and clubhouse and one of the lower entry prices in the Daytona market. The read is value-and-screening: this is an affordable, settled, owner-screened building (background checks, an in-person interview, and a six month minimum lease), not a flashy waterfront play. The trade is the older buildings and the modest school ratings, so the homework is the association budget, the reserves, and the exact monthly fee rather than a view premium."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Holly Square is a condominium community at 840 Center Avenue in Holly Hill, Volusia County, on the mainland west bank of the Halifax River between Daytona Beach and Ormond Beach. It is a two-story, garden-style community of about 100 units built in phases across roughly 1974 to 1984, with one-bedroom and two-bedroom layouts in the 624 to 954 square foot range (Homes.com and HomesByMarco subdivision data, 2026). The original developer is not documented in the sources we could verify, so we do not state one.

This is a mainland building, not a waterfront one. It sits on an interior street west of Riverside Drive, with the Halifax River a short distance east and the Atlantic Ocean beaches under three miles away over the bridge (Apartments.com location data, 2026). The appeal is affordability and location rather than a water view.

Holly Square is an actively managed, owner-screened community. The association requires a six month minimum lease and runs a real approval process for tenants, including a background check for adult occupants, a signed rules acknowledgment, and an in-person interview before move-in (hollysquarehoa.com, 2026). It is not age-restricted; the only age-related rule is the adult background check. Reported monthly dues run roughly in the $258 to $350 range (HomesByMarco, 2026); confirm the exact figure and what it covers for the specific unit.

Amenities are practical for the price: a community swimming pool, a tennis court, a clubhouse with a TV and pool table, on-site laundry, and assigned off-street parking, with cats and dogs allowed subject to weight limits (Oceans Luxury Realty community page and HomesByMarco, 2026). Holly Square states it is not required to carry flood insurance, which points to a lower-risk flood zone, but a buyer should still verify the FEMA zone for the parcel.

Quick Match

Who Holly Square is best for.

Best for

Budget-conscious buyers who want an affordable mainland condo near the beach and the Speedway
Owner-occupants and patient long-term-lease investors comfortable with an approval process and a six month minimum
Buyers who value a pool, tennis, and a clubhouse at a low entry price over a water view

Probably not for

Buyers who want a waterfront or oceanfront unit
Investors who need short-term rentals or a fast, low-friction tenant turnover
Buyers who need a top-rated school feeder address

Market Pulse

How Holly Square is performing right now

38/100
momentum

Buyer's Market (limited data)

Seller's marketBalancedBuyer's market

12Months of supplytight

164Median days on marketdays

0 : 4Under contract vs for salestrong demand

4Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+23%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 10, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Holly Square listings and the trailing twelve months of closed sales.

Where prices are goingn/a2026 YTD

Median sale price by year. Tap a label to compare Marina Grande on the Halifax or Holly Hill. 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 footn/a2026 YTD

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

Supply and demand now4 : 0active : pending

For sale4

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 Holly Square buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Holly Square

Live MLS inventory for Holly Square. 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.

840 Center Avenue #24 home for sale in Holly Square

Active · 26 daysTop listing

$140,000

2 bd · 2 ba · 952 sqft · built 1983

840 Center Avenue #24, Holly Hill, 32117

Renovated

Listed by Coldwell Banker Coast Realty

840 Center Avenue #390 home for sale in Holly Square

Active · 327 days

$139,000

2 bd · 2 ba · 952 sqft · built 1984

840 Center Avenue #390, Holly Hill, 32117

Pool

Listed by Florida Global International Realty

840 Center Avenue #91 home for sale in Holly Square

Active · 288 days

$129,900

2 bd · 2 ba · 952 sqft · built 1974

840 Center Avenue #91, Holly Hill, 32117

Reno opportunityBest value

Listed by Collado Real Estate

840 Center Avenue #88 home for sale in Holly Square

Active · 40 days

$119,000

2 bd · 2 ba · 952 sqft · built 1983

840 Center Avenue #88, Holly Hill, 32117

Reno opportunityBest value

Listed by Realty One Group Evolve

Interactive Map

Holly Square 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 Holly Square. They are approximate and vary with traffic and your exact start point.

Atlantic Ocean beaches~5 to 7 min · under 3 miles east over the bridge

Downtown Daytona Beach~5 min · about 3 miles south

Daytona International Speedway~7 to 10 min · short drive

Daytona Beach International Airport (DAB)~13 min · about 6.5 miles

Interstate 95~10 to 12 min · via LPGA Blvd

Ormond Beach~8 to 10 min · north on US-1 / Riverside Dr

Orlando~60 to 75 min · about 60 miles southwest

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 Holly Square with Momentum Realty’s local guides.

Marina Grande on the HalifaxHolly Hill · 0.5 mi BDBayshore Bath and Tennis ClubDaytona Beach · 0.9 mi

Riverplace One HundredDaytona Beach · 3.0 mi OHOrmond HeritageOrmond Beach · 3.5 mi

LPGA InternationalDaytona Beach · 3.6 mi

Indigo LakesDaytona Beach · 4.1 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

Holly Square (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

Holly Square 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 Holly Square address.

The takeaway

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

Recent Developments in Holly Square

Development Intelligence

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

Net OutlookBullishThe local story is steady public reinvestment along the Holly Hill US-1 corridor and Riverside Drive waterfront, an incremental amenity-and-infrastructure trend rather than a single catalytic project.

Holly Hill US-1 corridor redevelopment area

NeutralHolly Hill maintains a community redevelopment area and economic-development programs along the US-1 corridor, supporting gradual improvement near the building. impact

SignificanceRadius: US-1 corridor

Holly Hill US-1 corridor redevelopment area

Riverside Drive waterfront parks

BullishThe palm-lined Riverside Drive waterfront and Riverside Park (fishing pier, free public access) sit a short distance east, an everyday amenity for the area. impact

SignificanceRadius: Riverside Dr / Halifax River

Riverside Drive waterfront parks

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 Holly Square, 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 ↓

2026
Public space
Riverside Drive waterfront and Riverside Park
Holly Hill maintains its Halifax River waterfront along Riverside Drive, including Riverside Park at 135 Riverside Drive with a fishing pier and free public access, a short distance east of Holly Square. Why it matters: A free riverfront park and the Riverside Drive corridor are a quiet, durable amenity for an affordable mainland building like this. Source
2026
Corridor
US-1 corridor redevelopment programs (City of Holly Hill)
The City of Holly Hill continues to operate a community redevelopment area and economic-development programs targeting the US-1 commercial corridor near the community. Why it matters: Incremental corridor reinvestment supports the area over time without adding competing condo supply. 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 Holly Square buying strategy.

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

Read the association budget and reserves. On a 1970s-to-1980s garden condo, the budget, reserve funding, and any planned assessments matter more than anything; ask for them before you offer.

Confirm the exact dues and inclusions. Reported dues run roughly $258 to $350; get the current figure and a written list of what the fee covers for the specific unit, since the sources do not fully itemize it.

Plan for the approval process. The association requires a background check, a signed rules acknowledgment, and an in-person interview, with a six month minimum lease; budget the time and the application fee, and confirm current rules.

Verify the flood zone anyway. Holly Square states it is not required to carry flood insurance, which suggests a lower-risk zone, but pull the FEMA zone for the parcel at msc.fema.gov to confirm before you rely on it.

Comp within the building and Holly Hill. Price off recent same-size sales in Holly Square and the Holly Hill mainland condo market, not against waterfront or beachside product.

The Quick Decision

Best Buy

A clean, updated two-bedroom in good condition with a healthy association budget, priced off recent Holly Square and Holly Hill comps.

Biggest Risk

Older buildings mean reserve adequacy and any planned assessments are the key carrying-cost variables, and the school ratings are modest.

Best Lot

There is no water view to price; condition, floor, and the specific building within the community drive the spread.

Smart Timing

Affordable Holly Hill condos have traded at a steady, low volume; a prepared, pre-approved buyer who can pass screening has an advantage (HomesByMarco sales data, 2026).

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

The Homes

Gating

Dual-gated, with attended North and South entrances.

Styles & age

Traditional, ranch, and contemporary single-family, built 1987-2000.

Lots & sizes

Golf, lake, preserve, and interior lots (~0.25-0.5+ acres); homes ~2,400-4,000 sq ft.

Builder

Arvida (with JMB Partners).

Costs & Governance

CDD

None. No Community Development District bond on the tax bill.

POA dues

Quarterly POA dues (separate from the club) vary by lot size and include Hotwire internet and cable TV. Confirm the current amount.

Management

Vesta Property Services.

Amenities & Lifestyle

Golf

18-hole course and a 26,000 sq ft member-owned clubhouse (membership optional).

Pool & fitness

Heated club pool, a fitness center, and ten lighted clay tennis courts.

Kids

In-community Woodland Park with a playground, basketball court, and sports field.

Getting around

Sidewalks on some roads; a golf-cart-friendly community.

Location & Nearby

Setting

Intracoastal West Jacksonville, ZIP 32224, off Hunt Club Road.

Nearby

Under 15 minutes to the beaches, St. Johns Town Center, and Mayo Clinic; UNF about 8 minutes.

Schools

Duval County: Chets Creek, Kernan Middle, Atlantic Coast (ratings below).

Homes & Architecture

Holly Square homes were built largely between 1987 and 2000 in traditional, ranch, and contemporary styles, on a mix of golf frontage, lakefront, preserve, and interior lots. Because the community is built out, you are buying into a spectrum that runs from original 1990s condition to fully renovated, and the price gap between the two is enormous. A dated home and a beautifully renovated one a few doors apart can differ by hundreds of thousands of dollars, which is exactly where buyers overpay or find value.

This makes Holly Square a renovation market as much as a resale market. Many of the best buys are homes in great locations that need updating, where an honest budget for roof, HVAC, pool, and modernization turns a dated house into a strong long-term hold. The risk is underestimating that budget, which is why reading the renovation math is the core skill here.

Property Systems

Roof and HVAC age, and the resulting insurance quote
Pool equipment age and condition
An honest renovation budget for roof, HVAC, pool, and updates

Financial

POA dues and inclusions (Hotwire internet and cable, access control) in writing
The club decision and the true cost of the membership you would use
Total carrying cost: HOA, optional club, insurance, near-term repairs

Resale Strength

Lot quality and view, and whether the premium is fair
Golf, lake, or preserve frontage versus an interior lot
The interior-lot warning: where buyers overpay

Verification

Flood zone for the specific parcel, given the community lakes
School zoning by address, confirmed with the district
True closed comps by condition and lot, not a Zestimate

Questions we ask on a specific home

The questions a local who knows Holly Square asks are different from the ones a portal answers. On any specific home, we want to know:

How old are the roof, HVAC, and pool equipment, and what does that do to the insurance quote?
What is the honest renovation budget to bring this home current?
What does the view back to: golf, lake, preserve, or another home?
What exactly do the POA dues include (Hotwire internet and cable, access control), and what would the club cost at the tier we would use?
Is this one of the stronger resale lots, or a base lot priced like a premium one?
How does this home compare to the closest active and sold listings in Glen Kernan?

Jon Brooks · Co-Founder, Momentum Realty

Holly Square is a condition game. The gates, the course, and the location are priced into every listing, so the money is made or lost on the renovation math, the lot and view, and the club decision. A dated interior home and a renovated golf-frontage home are completely different buys at very different true costs, even when the list prices look close. The listing agent works for the seller. Our job is to read the renovation honestly, verify the POA inclusions and the full carrying costs, pull the true comparable sales, and structure an offer that protects you.

Our advice to Holly Square buyers is to cross-shop it against Glen Kernan and Deerwood on location, lot, and total cost of ownership, and to move decisively on the right golf or lakefront home, since the best views still sell fast. With no CDD and an optional, affordable club, Holly Square is one of the strongest values among Jacksonville's gated golf communities for the buyer who reads it right.

Holly Square vs. Comparable Communities

How Holly Square cross-shops against the communities buyers most often weigh against it, on the factors that actually decide the buy.

Community	Entry	No CDD?	Club	To Beach	Best For	The Watch-Out
Jacksonville G&CC	$$	Yes	Member-owned, optional	~15 min	Gated golf without Ponte Vedra pricing	1990s resale condition
Glen Kernan	$$$$	Yes	Member-owned	~15 min	All-custom estate buyers	Higher entry, thin market
Deerwood	$$$	Yes	Private country club	~25 min	Established prestige, larger lots	Older stock, farther from beach
Queens Harbour	$$$	Yes	Yacht & country club	~15 min	Boating & Intracoastal access	Marina/club fees, higher entry
Pablo Creek Reserve	$$$$	Yes	Luxury enclave (no on-site club)	~10 min	Newer custom luxury	Top-of-market pricing
Nocatee	$$	No	Master-planned amenities	~20-25 min	New construction & amenities	Full CDD, longer drive
Sawgrass Country Club	$$$	Yes	Resort golf & tennis	~10 min	Ponte Vedra resort lifestyle	Higher priced

Cross-shop read from Momentum. Entry tiers ($$ from the high $600s, $$$ around $1M+, $$$$ estate-level), club style, and drive times are approximate orientation, not quotes. Confirm CDD status, fees, and current pricing per community and parcel.

Who Holly Square Fits Best

We would rather tell you the truth than sell you the wrong house. Here is who Holly Square fits, and who should look elsewhere. It is a property question, not a personal one.

Great fit if you want

A gated, established golf community in a central, convenient location.
An optional, relatively affordable member-owned club.
No CDD and a strong resale story on the right lot.
Renovation upside on a well-located 1990s home.
Minutes to the Town Center, beaches, UNF, and Mayo Clinic.

Probably not ideal if you want

A brand-new build with the latest finishes and a builder warranty.
The lowest possible entry price; this is a seven-figure market on average.
A turnkey home with zero renovation, with no premium to pay for it.
No HOA structure and none of the rules that come with a gated community.
Estate-size acreage; lots here are master-planned, not sprawling.

The honest trade-offs

Pros

Gated, established golf community in a central Intracoastal West location.
18-hole course and a member-owned club with optional, relatively affordable dues.
NO CDD, a real carrying-cost edge over newer master plans.
Minutes from the St. Johns Town Center, beaches, UNF, and Mayo Clinic.
Dual attended gates and 26 lakes give it a mature, private character.
Renovation upside on well-located 1990s homes.

Cons

A seven-figure market on average; not an entry-level community.
All-resale 1990s housing stock that often needs updating.
HOA dues plus optional club costs to budget separately.
The best golf and lakefront lots command premiums and sell fast.
Busy surrounding Hodges, Beach, and JT Butler corridors.
No new construction; every purchase is a resale.

Holly Square Homes For Sale

What your money buys in Holly Square.

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 Holly Square 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 and smaller units

$90K to $90K

The lowest-cost way into Holly Square: one-bedroom and smaller layouts toward the 624 square foot end. Recent listings and sales here have run roughly from around $90,000 to the low $120,000s (HomesByMarco sales data, 2026). Verify the dues and the association budget before you write.

Lowest entry

Mid: two-bedroom, original condition

$90K to $115K

Two-bedroom units around 952 square feet in original or lightly updated condition, the core of the community. These have recently traded and listed roughly in the $110,000s to $140,000s (HomesByMarco and third-party listing data, 2026). Condition and the specific building separate these.

Most inventory

High: updated two-bedroom

$115K to $115K

A renovated two-bedroom with newer kitchen and baths, recently listing into the $150,000s to mid $160,000s (third-party listing data, 2026). Even at the top of the range this is among the lower entry prices in the Daytona condo market; price off the closest updated comparable.

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 ~$100K buys here.

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

$90K to $90K

Entry: one-bedroom and smaller units

$90K to $115K

Mid: two-bedroom, original condition

$115K to $115K

High: updated two-bedroom

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 Holly Square, 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 8% 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$147

Original$136

Median days on market

Renovated26

Original288

From current Holly Square listings (renovated 1, original 3); 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 Holly Square 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 Holly Square

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.

“

Holly Square sells affordability and location, not a view. The deal is found in the association budget, the reserves, and the exact monthly fee, and in buying a sound unit you can comfortably carry, not in chasing the lowest 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.

6.4C+ · Buy Score

Resale Strength6.2/10

Renovation Risk6.0/10

Location Efficiency7.2/10

Long-Term Defensibility6.0/10

Carrying Cost Advantage6.8/10

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 Holly Square 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

There is no water view to price here; condition and the specific building within the community drive the spread.
An updated unit holds a clear premium over an original one of the same size; comp like-for-like.
The association's financial health is the real value driver; a sound budget protects resale.

At Holly Square, there is no lot premium or water view to price, so value comes down to condition, the specific building within the community, and the health of the association. An updated two-bedroom holds a clear premium over an original one of the same size, and a community with funded reserves and no looming assessment protects resale better than the cheapest available unit in a building with budget questions. Comp like-for-like on size and condition, and weigh the association's financial picture as part of the price.

The 15-Second Verdict

Holly Square in 15 seconds.

Best forBudget-conscious buyers who want an affordable mainland condo near the beach and the Speedway, with a pool and tennis.

Strong onValue and carrying cost: one of the lower entry prices in the area, modest dues, and a settled, owner-screened community.

WatchThe older buildings (reserve adequacy and any planned assessments) and modest school ratings.

Not forBuyers who want a waterfront unit, short-term rentals, or a top-rated school address.

The edgeA pre-approved buyer who can pass the screening process has an advantage in a low-volume, affordable market.

HOA, CDD & Fees

15-Second Take

Dues are modest, but on older buildings the reserve funding is the number that matters; read the budget.
The community screens occupants and requires a six month minimum lease, so it is settled but not a quick-turn rental.
Holly Square states it is not required to carry flood insurance, which points to a lower-risk zone; still verify the parcel.

Reported monthly dues at Holly Square run roughly in the $258 to $350 range (HomesByMarco, 2026). Confirm the exact current figure for the specific unit with the association, and get a written list of what the fee covers, since the public sources do not fully itemize it.

Public sources indicate the fee covers community amenities and common-area costs, with a rental listing referencing water and trash; the full inclusion list is not documented, so confirm it in writing with the association (HomesByMarco and Apartments.com, 2026).

Amenities are practical for the price: a community swimming pool, a tennis court, a clubhouse with a TV and pool table, on-site laundry, and assigned off-street parking. Cats and dogs are allowed subject to weight limits (Oceans Luxury Realty and HomesByMarco, 2026). The association screens tenants and buyers, with a background check and an in-person interview.

Run Your Numbers

Tools for a Holly Square 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 Holly Square.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 Holly Square

Thinking of selling at Holly Square?

Your buyer is a value buyer cross-shopping the affordable Holly Hill and Daytona mainland condo market, so sell what is specific: the condition and updates, the exact dues, the healthy association budget, and the easy run to the beach and the Speedway.

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 Holly Square, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Marina Grande on the Halifax, 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 Holly Square home worth?

Get a no-obligation home value based on real comparable sales in Holly Square 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.

Real comps, not a Zestimate.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Holly Square year by year since 2012, 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.

Holly Square Market Scorecard

Buyer's Market (limited data)

Holly Square is currently a buyer's market (limited data). About 12.0 months of supply, a median asking price of $134,450, and homes go under contract in about 164.0 days.

12.0

Months supply

$134,450

Median list

$100,000

Median sold

$115

Per sqft

164.0

Days on mkt

4/0/4

Active/Pend/Sold

Typical home value in the 32117 ZIP is $213,226, about 17.7% below the Florida norm (Zillow Home Value Index).

Zoom out for the wider market: ZIP market scorecard · county scorecard.

Frequently Asked Questions

Where is Holly Square?

It is at 840 Center Avenue in Holly Hill, Volusia County, on the mainland west bank of the Halifax River between Daytona Beach and Ormond Beach. It is an interior-street, mainland community, not a waterfront one.

Is it on the water or near the beach?

It is not waterfront. The Halifax River is a short distance east, and the Atlantic Ocean beaches are under three miles away over the bridge (Apartments.com, 2026). The draw is affordability and location rather than a water view.

When was Holly Square built and how big is it?

It is a two-story community of about 100 units built in phases across roughly 1974 to 1984, with one-bedroom and two-bedroom layouts from 624 to 954 square feet (Homes.com and HomesByMarco, 2026). Confirm specifics with the association.

What are the HOA dues and what do they cover?

Reported monthly dues run roughly $258 to $350 (HomesByMarco, 2026). The public sources do not fully itemize the inclusions, so confirm the exact figure and a written list of what the fee covers for the specific unit with the association.

Is there an approval process to buy or rent?

Yes. The association requires a background check for adult occupants, a signed rules acknowledgment, and an in-person interview before move-in, with a six month minimum lease and an application fee (hollysquarehoa.com, 2026). Budget the time and confirm current requirements.

Is Holly Square age-restricted?

No. It is not a 55-plus community; the only age-related rule is that adult occupants complete a background check (hollysquarehoa.com, 2026).

What is the minimum rental period?

Six months (hollysquarehoa.com, 2026). It is a longer-term residential community, not a short-term or nightly rental building. Confirm the current leasing rules and any rental cap in writing.

What amenities are there?

A community swimming pool, a tennis court, a clubhouse with a TV and pool table, on-site laundry, and assigned off-street parking (Oceans Luxury Realty and HomesByMarco, 2026). Cats and dogs are allowed subject to weight limits.

What does it cost to buy here?

Holly Square is one of the lower entry prices in the Daytona condo market. Recent listings and sales have generally run from around $90,000 for smaller units to the mid $160,000s for updated two-bedrooms (HomesByMarco and third-party listing data, 2026). Confirm current pricing with an agent.

What schools serve Holly Square?

The address falls in Volusia County Schools, with the pattern running toward Holly Hill School (a PK to 8 school on the same street), Campbell Middle, and Seabreeze High School (GreatSchools, 2026). The elementary and middle ratings are modest; verify current assignments by address with the district.

What is the flood situation?

Holly Square states it is not required to carry flood insurance, which points to a lower-risk flood zone for the community, and Holly Hill participates in FEMA's Community Rating System for premium discounts (hollysquarehoa.com and City of Holly Hill, 2026). Still, pull the FEMA zone for the specific parcel at msc.fema.gov to confirm.

How does it compare to other Holly Hill condos?

Holly Square is at the affordable, no-frills end of the Holly Hill condo market, trading well below waterfront buildings like Marina Grande on the Halifax. The trade is older buildings and no water view for one of the lowest entry prices and modest carrying costs. Compare the all-in monthly and the association health, not just the sticker.

Do I need my own agent to buy here?

Yes. Your own agent confirms the exact dues and inclusions, reads the association budget and reserves, prepares you for the approval process, verifies the flood zone, and comps the right Holly Hill sales before you offer.

The Verdict

Should you buy in Holly Square?

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

You want an affordable mainland condo near the beach and the Speedway with a pool and tennisExcellent fit

You are an owner-occupant or patient long-term-lease investor who can pass the screening processExcellent fit

You will read the association budget and reserves and verify the exact feeExcellent fit

You want a waterfront or oceanfront unitProbably not

You need short-term rentals or fast tenant turnoverProbably not

You need a top-rated school feeder addressProbably not

Get the inside read on Holly Square

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Holly Square 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 Holly Square specialist will reach out personally, usually the same day.

Holly Square

The 60-Second Overview

Who Holly Square is best for.

Best for

Probably not for

How Holly Square is performing right now

Homes For Sale Right Now in Holly Square

Holly Square on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Holly Square

Holly Hill US-1 corridor redevelopment area

Riverside Drive waterfront parks

Riverside Drive waterfront and Riverside Park

US-1 corridor redevelopment programs (City of Holly Hill)

The Holly Square buying strategy.

The full read, only if you want it.

The Homes

Costs & Governance

Amenities & Lifestyle

Location & Nearby

Property Systems

Financial

Resale Strength

Verification

Questions we ask on a specific home

Great fit if you want

Probably not ideal if you want

The honest trade-offs

Pros

Cons

What your money buys in Holly Square.

What ~$100K buys here.

Renovation & Resale Intelligence

The renovation premium.

The unit premium.

How well Holly Square holds value.

5 Mistakes Buyers Make in Holly Square

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 Holly Square is different.

Which Lots & Views Hold Value Best

Holly Square in 15 seconds.

HOA, CDD & Fees

Tools for a Holly Square buy.

Thinking of selling at Holly Square?

In Holly Square, condition and view decide your number

What is your Holly Square home worth?

Price History: What Homes Here Have Actually Sold For

Holly Square Market Scorecard

Frequently Asked Questions

Should you buy in Holly Square?

Get the inside read on Holly Square

You are all set.