West Ormond Beach's preserve-wrapped master plan, size and nature over a country-club premium.
~2,200-acre preserveNo golf premiumVolusia-Flagler line
Live Market Pulse
59/100 Momentum
Balanced Market
An active build-out across many villages and two counties, so price and tax math swing by village, county side, and product type; read the specific band, not a community average.
Free · No obligation
Unlock Off-Market Hunter's Ridge
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
$438K
Median Price
4.2mo
Supply
133days
Avg DOM
Balanced
Seller Leverage
$200/sf
Median $/Sqft
+9%
1-Yr Price Change
0now
Distress
Jon's Current Read
"Hunter's Ridge is a large, preserve-wrapped DRI master plan in west Ormond Beach that deliberately skips the country-club premium, selling size and ~2,200 acres of permanent conservation near I-95 and the beach. The complication is governance: the community straddles the Volusia-Flagler line, so millage, school district, and whether a CDD applies all depend on the parcel, with the Flagler side carrying a CDD assessment to about 2049. Buy the funded plan, map the county line lot by lot, and price every home from lot-matched comps by village."
Jon Brooks, founder, Momentum Realty · Updated June 2026
The 60-Second Overview
Hunter's Ridge market snapshot (as of June 14, 2026): the median sale price is about $438K ($200 per sq ft), with homes averaging 133 days on market and 4.2 months of supply, a balanced market. Values are up 9% over the past year and up 150% since 2012, based on 46 recent closings in live Daytona-area MLS data.
Hunter's Ridge sits in west Ormond Beach, off Airport Road and SR-40, about three miles west of I-95, straddling the Volusia-Flagler county line in ZIP 32174. Established villages sit on the Volusia side within the City of Ormond Beach, while newer pods, including the 55-plus Huntington village, sit on the Flagler side. The master plan's price band runs from the $300s to the $900s, which keeps the market unusually diverse.
The signature feature is land: roughly 2,200 acres of permanently protected conservation plus about 500 acres of parks and preservation, with trails through the community and state parks nearby. There is no golf course; the community sells preserved nature without a country-club premium, with recreation built around a community clubhouse, pools, tennis, and trails, and a separate amenity center in Huntington.
Governance is the catch. The county line divides millage (Flagler roughly 0.78% versus Volusia roughly 0.96%), school district, and whether a CDD applies. Flagler-side homes in the Huntington area carry a Hunter's Ridge CDD No. 1 assessment with active bonds through about 2049, so the net of the lower Flagler rate and the CDD line has to be run lot by lot. Vanacore Homes is the active builder, and the DRI authorizes well over 1,900 more homes across 13 pods.
Quick Match
Who Hunter's Ridge is best for.
Best for
Buyers who want size and preserved nature near I-95 and the beach
Active-adult buyers drawn to the 55-plus Huntington village
Relocators wanting newer homes below Intracoastal and oceanfront prices
Buyers who will map the county line and full fee stack to a parcel
Probably not for
Buyers who want a golf-and-club lifestyle on site
Those who need a finished community with no construction nearby
Buyers unwilling to underwrite the Flagler-side CDD
Anyone who wants walkable, built-out commercial today
Market Pulse
How Hunter's Ridge is performing right now
59/100 momentum
Balanced Market
Seller's marketBalancedBuyer's market
4.2Months of supplytight
36Median days on marketdays
7 : 16Under contract vs for salestrong demand
46Sold in last 12 monthsliquidity
+150%Median price since 2012appreciation
+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 14, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Hunter's Ridge listings and the trailing twelve months of closed sales.
8.6A- score
Momentum intelligence
Momentum buy score
Our proprietary read on how a home in Hunter's Ridge buys, holds, and resells. See the five factors.
Homes For Sale Right Now in Hunter's Ridge
Live MLS inventory for Hunter's Ridge. 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.
No CDD bond means thousands less per year than newer master plans.
Typical CDD community~$2,500/yr
Hunter's Ridge (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
Hunter's Ridge 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.
Public elementary, Volusia County (zoned, confirm by address)
Pathways Elementary School
Public middle, Volusia County (zoned, confirm by address)
David C. Hinson Sr. Middle School
Public high school, Volusia County (zoned, confirm by address)
Hunter's Ridge's value turns on its DRI build-out and its two-county governance, both of which saw concrete 2024-2025 developments that clarified the preserve, the schools, and the growth path.
Recent Developments in Hunter's Ridge
Development Intelligence
Our read on what is being built around Hunter's Ridge, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Net OutlookBullishNet neutral to mildly positive: a settled DRI dispute and a formalized school agreement reduce uncertainty, while construction-era disruption and the Flagler-side CDD remain the costs to price.
Ormond Beach settles Hunter's Ridge DRI lawsuit
Aug 2024
BullishNotable impact
SignificanceRadius: Community
Settling the conservation-land dispute secures the preserve the community is built around and removes a cloud over the build-out.
Volusia-Flagler interlocal school agreement formalized
May 2025
BullishNotable impact
SignificanceRadius: Community
Routing Flagler-side students to the closer Volusia schools (Pathways, Hinson, Mainland) clarifies a key buyer question across the county line.
~2,200-acre permanent preserve as a buffer
Ongoing
BullishMajor impact
SignificanceRadius: Community
A permanently protected conservation buffer is the durable amenity here and keeps preserve-adjacent homes quiet through build-out.
Active DRI build-out across 13 pods
Ongoing
NeutralNotable impact
SignificanceRadius: Community
More than 1,900 authorized homes mean newer product but also construction traffic, so identify which pods are selling now versus years out.
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 Hunter's Ridge, 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 ↓
August 2024
Civic
Ormond Beach settles Hunter's Ridge DRI lawsuit
The Ormond Beach City Commission approved a settlement with Flagler County and developer U.S. Capital Alliance, resolving a dispute over conveying nearly 300 acres of conservation lands and a road easement within the 1991 Hunter's Ridge DRI. Why it matters: Settling the conservation dispute secures the preserve the community is built around. Source
May 2025
Schools
Volusia formalizes agreement to enroll some Flagler students
The Volusia County School Board formalized an interlocal agreement letting Flagler-side Hunter's Ridge students attend the closer Volusia schools, Pathways Elementary, Hinson Middle, and Mainland High. Why it matters: Clarifies school assignment across the county line, a key buyer diligence question here. Source
February 2024
Growth
Flagler approves next stage of Hunter's Ridge development
Flagler County approved the next stage in a 76-lot Hunter's Ridge development, part of the ongoing DRI build-out on the Flagler side. Why it matters: Confirms the active build-out and the pods buyers should map before purchasing. 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 Hunter's Ridge buying strategy.
If we were buying in Hunter's Ridge, this is the order of operations we would run, and the one we run for our clients.
1
Map the county line to the parcel. Volusia versus Flagler decides your millage, school district, and whether a CDD applies, so confirm the side before anything else.
2
Price the full fee stack. Master HOA plus any village sub-HOA plus, on the Flagler side, the CDD assessment and its bond schedule to about 2049, all confirmed in writing.
3
Run both tax structures together. Flagler's lower county rate can be offset by the CDD, so calculate the net for the specific lot.
4
Identify the pod and its timeline. Ask which villages are selling now versus years out, and whether you are buying next to active construction.
5
Check the lot and systems, verify preserve-edge drainage and warranty transfers, and weigh Huntington for the 55-plus, maintenance-free option.
The Quick Decision
Best Buy
A home priced to lot-matched comps with the county side, CDD, and full fee stack verified
Biggest Risk
Underwriting the Flagler-side CDD or the school district from assumptions
Best Lot
Preserve-adjacent for a permanent quiet buffer, away from active pods
Smart Timing
Map which pods are selling now versus years out before you commit
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
Type
Single-family across a DRI master plan
Range
Villas to estate homes, reported $300s to $900s
Builders
Vanacore active in Westland and Ashford Lakes
Status
Active build-out, established and new pods
Costs & Fees
Master HOA
Hunters Ridge HOA of East Florida (confirm amount)
CDD
Flagler side only (Huntington area); none Volusia side
Village fees
Huntington 55-plus adds its own maintenance fee
Taxes
Volusia ~0.96%, Flagler ~0.78% (confirm per parcel)
Amenities
Preserve
~2,200-acre permanent conservation buffer
Recreation
Community clubhouse, pools, tennis, trails
Setting
~500 acres of parks and preservation land
No golf
Nature-preserve community, not a country club
Location
Area
West Ormond Beach, off Airport Road and SR-40
I-95
~6-8 min from the Airport Road entrance
Beach
~9-10 miles east (~15 min) to the oceanfront
County line
Straddles Volusia and Flagler (32174)
The Homes & Style
Hunter's Ridge is a large Development of Regional Impact master plan in west Ormond Beach, ZIP 32174, straddling the Volusia-Flagler county line with established villages on the Volusia side and newer pods, including the 55-plus Huntington village, on the Flagler side. The product runs the full range: Huntington villas and townhomes anchor the lower end, larger single-family and estate-lot homes push the top, and third-party data puts the active range roughly $330,000 to $900,000 plus, with a reported median around $537,000 across all types. Vanacore Homes is the primary active builder, currently in Westland Village and Ashford Lakes Estates, and the DRI authorizes well over 1,900 additional homes across 13 pods. This is an active build-out, not a finished community, so price any home from lot-matched closed comps by village and product type.
Living Here
The defining amenity is land, not a clubhouse: roughly 2,200 acres of permanently protected conservation plus about 500 acres of parks and preservation land, with paved walking and biking trails connecting through the community and Bulow Creek and Tomoka state parks a short drive away. There is no golf course here, and the community markets itself on preserved nature without a country-club premium; recreation is a community clubhouse, pools, tennis, and trails, with the Huntington village carrying its own 55-plus amenity center. I-95 is about six to eight minutes from the Airport Road entrance, making Daytona Beach employment and the airport genuinely accessible, and the Ormond Beach oceanfront is roughly nine to ten miles east. The trade is the construction-era reality on the active pods and the fact that most commercial needs still mean driving east until the plan's approved retail builds out.
Before You Offer
The county line is the first diligence item: it divides your millage, school district, and whether a CDD applies. Flagler-side homes in the Huntington area carry a Hunter's Ridge CDD No. 1 assessment with active bonds running to about 2049, ranging by lot type from roughly $1,331 to $3,150 per year, so verify the exact assessment and the bond schedule for the specific parcel. Confirm the master HOA amount with the manager, plus any village sub-HOA fee, in writing, since several are not reliably published. Run both the county tax rate and any CDD together: Flagler's lower rate can be offset by the CDD line. Inland new-code construction is friendly for insurance, but get a parcel-level flood determination on preserve-edge and pond-adjacent lots and watch summer drainage. On the homes, verify warranty transfers, punch-list history, and any settling.
Comparisons
Within the master plan, Huntington at Hunter's Ridge is the 55-plus, maintenance-free village, the cleanest comparison for active-adult buyers, while the broader all-ages plan offers size and preserved land at a range of price points. Against nearby Halifax Plantation, that community is built around a golf course and country club, where Hunter's Ridge deliberately trades the golf-and-club premium for a 2,200-acre preserve and a lower amenity cost. Versus Breakaway Trails, another gated west Ormond Beach option, Hunter's Ridge offers a wider price band and the county-line tax choice. The honest question across all of them is how much amenity campus and which tax structure you actually want.
Who It Fits
Hunter's Ridge fits buyers who want size and preserved nature near I-95 and the beach without paying a country-club premium, across a price band from villas to estates, including active-adult buyers drawn to Huntington and relocators who want newer homes in a nature setting below Intracoastal and oceanfront prices. It fits buyers who will map the county line, the school district, and the full fee stack to a specific parcel. It does not fit buyers who want a golf-and-club lifestyle on site, those who need a finished community with no construction nearby, or anyone unwilling to underwrite the CDD on the Flagler side. It also will not suit a buyer who wants walkable, built-out commercial today rather than over the plan's timeline.
Hunter's Ridge Homes For Sale
What your money buys in Hunter's Ridge.
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 Hunter's Ridge today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
The Entry
$305K to $405K
A Huntington villa or townhome, the maintenance-free, 55-plus way into the preserve at the lower end of the price band.
Lowest entry
The Core
$405K to $789K
A single-family home in an established Volusia-side village or a newer Vanacore pod, the heart of the all-ages market.
Most inventory
The Top
$789K to $850K
A larger single-family or estate-lot home, often preserve-adjacent, where size and the conservation buffer command the premium.
Strongest resale
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
$305K to $405K
The Entry
A Huntington villa or townhome, the maintenance-free, 55-plus way into the preserve at the lower end of the price band.
$405K to $789K
The Core
A single-family home in an established Volusia-side village or a newer Vanacore pod, the heart of the all-ages market.
$789K to $850K
The Top
A larger single-family or estate-lot home, often preserve-adjacent, where size and the conservation buffer command the premium.
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 Hunter's Ridge, 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.
Renovated-listing inventory in Hunter's Ridge is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
Lot Value
The lot premium.
On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home 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 Hunter's Ridge holds value.
Our read on the factors that protect resale here, and the one to manage.
~2,200-acre permanent preserve bufferStrong
Wide price band and product diversityPositive
Settled DRI dispute and clarified schoolsPositive
Two-county governance and Flagler CDDManage it
Active construction across many podsManage 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 Hunter's Ridge
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.
1
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.
2
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.
3
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.
4
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.
5
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.
“
The preserve and the price band are real, but the deal is won on the county line and the full fee stack, mapped lot by lot.
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.
8.0B+ · Buy Score
Resale Strength8.0/10
Renovation Risk3.4/10
Location Efficiency8.2/10
Long-Term Defensibility8.2/10
Carrying Cost Advantage7.4/10
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 Hunter's Ridge 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.
Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.
Value ($/sqft)
$261 value$401 premium
Lake / waterPreserveInterior
Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from DBAAR; for orientation, not an appraisal.
15-Second Take
Preserve-adjacent lots get a permanent quiet buffer
Pond-adjacent and preserve-edge lots warrant a flood check
The county side sets your millage and whether a CDD applies
Lots near active pods carry construction traffic for now
Lot and village, not square footage alone, set the resale number
In Hunter's Ridge the lot read starts with the county line and the preserve. The Volusia-Flagler line decides millage, school district, and whether a CDD applies, so the same floor plan can carry very different all-in costs depending on the side. Preserve-adjacent lots get a permanent quiet buffer regardless of nearby build-out, while pond-adjacent and preserve-edge lots, attractive for the view, warrant a parcel-level flood determination and a look at summer drainage. Read the county side, the CDD status, and the lot's position relative to active pods first, then price the home against lot-matched comps by village.
The 15-Second Verdict
Hunter's Ridge in 15 seconds.
Best forBuyers who want size and preserved nature near I-95 and the beach without a country-club premium.
Biggest advantageA ~2,200-acre permanent preserve and a wide price band, minutes from I-95 and the coast.
Biggest riskTwo-county governance: the Flagler-side CDD and the school district both depend on the parcel.
Sweet spotA home priced to lot-matched comps with the county side, CDD, and fees verified.
Avoid ifYou want a golf-and-club lifestyle, a finished setting, or walkable commercial today.
HOA, CDD & Fees
15-Second Take
Master HOA, plus a village fee in Huntington
CDD on the Flagler side only; verify by lot
No CDD on the Volusia side of the line
Confirm the master HOA amount in writing
Run the county rate and CDD together for the net
The Hunters Ridge HOA of East Florida is the master association; its current amount is not reliably published, so confirm it in writing. Flagler-side homes in the Huntington area also carry a Hunter's Ridge CDD No. 1 assessment, roughly $1,331 to $3,150 per year by lot type, with bonds through about 2049. The Volusia side has no CDD.
Master HOA covers CC&R enforcement, common-area maintenance, and architectural review. Huntington's village association adds maintenance-free lawn and landscape services. Confirm exact inclusions and any village sub-HOA fee in writing.
No country club or golf; recreation is a community clubhouse, pools, tennis, and trails, with a separate amenity center in Huntington.
Run Your Numbers
Tools for a Hunter's Ridge buy.
Free calculators to pressure-test the real cost before you tour.
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 Hunter's Ridge
Price it to lot-matched comps by village, not a community average.
If you are thinking about selling in Hunter's Ridge, the right list price comes from lot-matched closed comps drawn by village, county side, and product type, matched to your home's lot and fee structure, not an automated estimate or a community-wide median that swings with the mix.
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 Hunter's Ridge, condition and view decide your number
Because buyers here are weighing your home against renovated comps and cross-shopping Huntington, 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 Hunter's Ridge home worth?
Get a no-obligation home value based on real comparable sales in Hunter's Ridge 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.
Price History: What Homes Here Have Actually Sold For
Median sale prices in Hunter's Ridge 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.
How much local inventory is already under contract
36% of homes for sale in Hunter's Ridge 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 (2026-06-23).
Hunter's Ridge Market Scorecard
Balanced Market
Hunter's Ridge is currently a balanced market. About 4.2 months of supply, a median asking price of $487,500, and homes go under contract in about 46.0 days.
4.2
Months supply
$487,500
Median list
$437,500
Median sold
$200
Per sqft
46.0
Days on mkt
16/9/46
Active/Pend/Sold
Typical home value in the 32174 ZIP is $371,102, about 10.1% above the Florida norm (Zillow Home Value Index).
A broad mix. The Huntington village draws active adults specifically for the maintenance-free lifestyle and 55-plus social scene. The Volusia-side established villages attract buyers and move-up buyers who want size and preserved land without a country club premium. The Flagler-side new construction pods bring younger buyers and relocators who want new homes in a nature setting at prices below the Intracoastal and oceanfront communities. The master plan's price range -- from the $300s to the $900s -- keeps the market characteristics unusually diverse.
How does the commute actually work?
I-95 is roughly six to eight minutes from the Airport Road entrance, which makes Daytona Beach employment (20 minutes), the airport (20-22 minutes) and points south all genuinely accessible. The Flagler side sees somewhat less westbound SR-40 congestion than the Volusia side given where I-95 sits relative to each. If you commute to Palm Coast or the Flagler Beach corridor, the math tilts further toward the Flagler-side villages.
What is nearby for daily life?
The Airport Road / LPGA Boulevard corridor has grocery anchors, medical offices and everyday retail within a few minutes' drive. Downtown Ormond Beach and the Granada Blvd / US-1 strip are roughly 12-14 minutes east. The approved 600,000 square feet of commercial space within the Hunter's Ridge DRI master plan has not been built in full, so residents currently drive east for most commercial needs. That gap may close over the build-out timeline.
Is it quiet?
The established Volusia-side villages are quiet and finished. Newer Flagler-side pods near active construction phases carry construction traffic and noise during business hours. The 2,200-acre preserve functions as a permanent buffer on multiple sides, so preserve-adjacent homes stay quiet regardless of build-out phases nearby. Walk the specific street at different times of day before you commit.
Where exactly is Hunter's Ridge?
Hunter's Ridge sits in west Ormond Beach, Florida, off Airport Road and SR-40, approximately three miles west of Interstate 95. The community straddles the Volusia-Flagler county line, with established villages on the Volusia side (within the City of Ormond Beach) and newer development pods including Huntington Village on the Flagler County side. The ZIP code is 32174.
Why does the county line matter so much in Hunter's Ridge?
The county line divides your government in almost every meaningful way. Volusia-side homes are subject to Volusia County millage, City of Ormond Beach jurisdiction, Volusia County Schools, and the master HOA only. Flagler-side homes carry Flagler County millage (typically a lower effective rate, roughly 0.78% vs Volusia's 0.96%), Flagler County Schools as the default district (though a 2025 interlocal agreement routes many Flagler-side children to Volusia schools), and -- in the Huntington Village area -- a CDD assessment with active bonds appearing on the tax bill. The right side depends on your priorities; we map it lot by lot.
Is there a CDD in Hunter's Ridge?
Yes, on the Flagler side. Hunter's Ridge Community Development District No. 1 was established in 2014 by Flagler County and covers approximately 281 acres centered on the Huntington Village area. The FY2026 assessment varies by lot type: roughly $1,331 per year for a 35-foot villa lot, $1,783 for a 60-foot single-family lot, $2,209 for a 75-foot lot, and $3,150 for an estate lot. Active revenue bonds (Series 2019 and 2019A) carry interest and principal through approximately 2049. This is a meaningful annual obligation that belongs in every financial comparison. Verify the exact assessment for the specific parcel before you offer.
What does the CDD assessment cover?
Hunter's Ridge CDD No. 1's assessment funds district management, legal and engineering services, insurance, infrastructure maintenance and a capital reserve. A separate sewer lift station special revenue fund covers lift station operations in the Deerfield Trace area. The district does not directly own or operate recreational amenities in the same way as a larger community CDD; the HOA and Huntington Village residents association handle those. Read the adopted budget at huntersridgecdd1.net for the specific line items.
What is the master HOA and what does it cost?
The Hunters Ridge Homeowners Association of East Florida, Inc. is the master association covering the entire community. It is managed by Southern States Management Group (SSMG) and handles CC&R enforcement, common area maintenance and architectural review. The current master assessment amount is not published in a way we could independently verify at the time of this writing -- confirm the exact current quarterly or annual figure with SSMG or the association directly during due diligence.
Does Huntington at Hunter's Ridge have its own fees on top?
Yes. Huntington at Hunter's Ridge is a 55-plus village of 326 homes with its own Huntington Village Residents Association that provides maintenance-free services: lawn care including cutting, edging, fertilizing, weed control, hedge and shrub maintenance, and annual mulching. Third-party sources have cited fees in the $230 to $270 per month range for some product types, though these figures should be confirmed directly with the Huntington association and not relied upon from any listing description.
Who is building in Hunter's Ridge now?
Vanacore Homes is the primary active builder, currently developing Westland Village and Ashford Lakes Estates within the master plan. The broader plan allows for 1,931 additional units across 13 development pods. If active-construction proximity matters to you positively (newer product) or negatively (construction traffic, incomplete streets), identify which pods are in your target area and ask specifically.
What villages or neighborhoods are in Hunter's Ridge?
Verified named villages include Huntington at Hunter's Ridge (55-plus, Flagler side), Westland Village (active Vanacore construction), Ashford Lakes Estates, Deer Creek of Hunter's Ridge, and Deerfield Trace, among others. The master plan encompasses 11-plus distinct neighborhoods. Village names, boundaries and associated sub-HOA structures vary; confirm the specific governance and fee structure for whichever village you are considering.
What schools serve Hunter's Ridge?
It depends on which side of the county line the home is on. Volusia-side homes are zoned Pathways Elementary (GreatSchools top-25% performer), David C. Hinson Sr. Middle, and Mainland High School (which earned its first state A grade in 2024-25). Flagler-side homes are technically zoned Old Kings Elementary, Buddy Taylor Middle and Flagler-Palm Coast High, but a 2025 interlocal agreement allows those students to attend the Volusia schools instead. Enrollment agreements can change; confirm current zoning for the specific address with both district offices.
What is the property tax rate difference between the Volusia and Flagler sides?
Flagler County's effective property tax rate is approximately 0.78%, compared to Volusia County's approximately 0.96%. On a $500,000 home, that difference is roughly $900 per year before any CDD assessments are layered on. However, Flagler-side homes in the CDD zone add their annual CDD assessment to that bill, so the net advantage requires calculating both the county rate and the applicable special assessment for a specific lot. We run that math for buyers before they offer.
How large is the Hunter's Ridge preserve and what can I do there?
The conservation area is approximately 2,200 acres of permanently protected land that is never to be developed. The community also has roughly 500 acres of parks and preservation land. Paved walking and biking trails connect through the community, and residents can access the nature preserve corridor for wildlife viewing. Nearby state parks -- Bulow Creek State Park (roughly 5,600 protected acres) and Tomoka State Park (a 2,000-acre park on the Tomoka River) -- are within a 10-15 minute drive.
What is the typical price range for homes in Hunter's Ridge?
Third-party listing data as of mid-2026 puts the active range roughly $330,000 to $900,000 plus, with a reported median around $537,000 for recent sales across all product types. Huntington Village villas and townhomes anchor the lower end; larger single-family and estate-lot product pushes the top. Median figures swing significantly depending on the mix of what closed in a given period, so look at the specific band and village rather than a community-wide average.
Is Hunter's Ridge a 55-plus community?
No, the overall master plan is all-ages. Huntington at Hunter's Ridge is the designated 55-plus village within the community, with 326 maintenance-free residences and its own amenity center. The rest of the development is open to all buyers.
How close is Hunter's Ridge to the beach?
The Ormond Beach oceanfront is approximately 9-10 miles east via SR-40 / Granada Blvd, or about 15 minutes in normal traffic. The community sits inland in the west Ormond Beach corridor, buffered by the preserve -- which means ocean views are not a feature here, but the Atlantic is genuinely close by northeast Florida standards.
Is there new construction available in Hunter's Ridge?
Yes. As of mid-2026, Vanacore Homes is actively building in Westland Village and Ashford Lakes Estates, and the master DRI approval authorizes 1,931 additional homes across 13 development pods on 1,493 developable acres. This is an active build-out, not a finished community. Ask specifically about which pods are currently selling, which are years out, and what construction timeline assumptions are built into your purchase decision.
Should I use my own buyer's agent at Hunter's Ridge?
Yes. The builder's or listing agent's legal obligation is to the seller, not to you. Your own agent verifies the complete fee stack (master HOA plus any village sub-HOA plus CDD by lot type), maps the county line to your specific parcel, pulls accurate comparable sales by village and product type, confirms school zoning with both districts, and reads the CDD bond schedule so you understand what stays on your tax bill for the next two-plus decades. Momentum Realty represents buyers, not sellers -- call (904) 351-6461 or use the form on this page.
The Verdict
Should you buy in Hunter's Ridge?
An honest fit check. We will tell you when it is not your community.
Buyers who want size and preserved nature near I-95 and the beachExcellent fit
Active-adult buyers drawn to the 55-plus Huntington villageExcellent fit
Relocators wanting newer homes below Intracoastal and oceanfront pricesExcellent fit
Buyers who will map the county line and full fee stack to a parcelExcellent fit
Buyers who value a permanent ~2,200-acre conservation bufferExcellent fit
Buyers who want a golf-and-club lifestyle on siteProbably not
Those who need a finished community with no construction nearbyProbably not
Buyers unwilling to underwrite the Flagler-side CDDProbably not
Anyone who wants walkable, built-out commercial todayProbably not
Buyers who will price from a community average rather than by villageProbably not
Get the inside read on Hunter's Ridge
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Hunter's Ridge 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.
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Thinking about hiring an agent here? How to find the best real estate agent in Hunter's Ridge — what to look for, questions to ask, and your local expert.Median sale price in Hunters Ridge Ormond Beach, Florida by year (2012 to 2026). Source: Momentum Realty.
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