Key Colony Daytona Beach Shores
Homes for Sale in Daytona Beach Shores, FL
True comps, carrying-cost math, and listings before the portals.
Key Colony is a gated oceanfront enclave on the barrier island, and what sets pricing here is location—direct beach access, controlled entry, and poolside living within a maintained grounds environment. With just two active listings against a balanced six-month supply, this is not a community where inventory churns weekly; homes list when owners are genuinely ready to sell, and buyers should expect to move decisively when the right unit appears.
The balanced posture means neither buyer nor seller holds leverage by default. Negotiation hinges on unit-specific factors: condition, view, floor level, and maintenance assessments. Sellers price to the market or sit; buyers who lowball on principle lose. If you need a dozen comps to choose from, look elsewhere—Key Colony rewards the prepared buyer who knows what beachfront condo value looks like and acts when it surfaces.
Key Colony Daytona Beach Shores right now
🟡 Balanced market. 6.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of DBAMLS records, as of July 12, 2026. Confidence: Low (2 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 12, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The setting & the homes.
Aerial and on-site photos of Key Colony Daytona Beach Shores. Swipe to explore the community.
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Key Colony Daytona Beach Shores
Key Colony Daytona Beach Shores
Key Colony Daytona Beach Shores
Key Colony Daytona Beach Shores
Key Colony Daytona Beach Shores
Key Colony Daytona Beach Shores
Key Colony Daytona Beach Shores
Key Colony Daytona Beach ShoresPhotos from DBAMLS listings in Key Colony Daytona Beach Shores; content deemed reliable but not guaranteed.
Who Key Colony Daytona Beach Shores is best for.
Best for
- The buyer seeking a gated oceanfront condo who understands barrier-island ownership and can act when the right unit lists.
- The second-home or investment buyer who values managed grounds and security infrastructure over frequent access to new inventory.
- The buyer with cash liquidity for special assessments and windstorm insurance who prizes beach access within a controlled-entry environment.
Probably not for
- The buyer who needs abundant inventory to comparison-shop; two active listings will not give you negotiating leverage from choice alone.
- The first-time buyer stretching to the mortgage limit with no reserve for coastal insurance spikes or unplanned building assessments.
- The buyer seeking appreciation velocity; oceanfront condos in gated communities appreciate with the market, not ahead of it, and carry higher holding costs.
The market around Key Colony Daytona Beach Shores
Key Colony Daytona Beach Shores is too small for its own price trend, so here is the market around it.
Across Volusia County, 4,230 homes are active and 1,084 pending (20% under contract).
ZIP and county figures describe the wider market, not Key Colony Daytona Beach Shores specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Key Colony Daytona Beach Shores
Live MLS inventory for Key Colony Daytona Beach Shores. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Key Colony Daytona Beach Shores listings as of 2026-07-12, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Key Colony Daytona Beach Shores on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from DBAMLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Key Colony Daytona Beach Shores
- Tennis Court(s) · reported on 6 of 6 listings
- Pool · reported on 6 of 6 listings
- Security Gate · reported on 6 of 6 listings
- Maintenance Grounds · reported on 5 of 6 listings
- Pickleball · reported on 5 of 6 listings
- Gated · reported on 3 of 6 listings
- Entry Phone/Intercom · reported on 2 of 6 listings
- Cable TV · reported on 1 of 6 listings
- Trash · reported on 1 of 6 listings
- Security Lights · reported on 1 of 6 listings
Community amenities as reported across DBAAR listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Key Colony 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.
How far is everything?
The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.
Drive times from Key Colony. They are approximate and vary with traffic and your exact start point.
Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.
Nearby Communities
Explore more neighborhoods near Key Colony Homes for Sale in Daytona Beach Shores, FL with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
Roughly $25,000 saved over 10 years in carrying cost, before resale.
Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.
Schools
- Volusia County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Confirm current ratings before relying on them
- Private and parochial options nearby
Key Colony 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 Key Colony address.
What is actually moving near Key Colony, sourced and dated. We do not publish rumor.
Recent Developments in Key Colony
Our read on what is being built around Key Colony, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Condo reserve law (does not apply here)
Condo reserve law (does not apply here)
Barrier-island flood and insurance
Barrier-island flood and insurance
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 Key Colony, 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 ↓
- 2025
Condo law
Milestone and reserve law pressures older Shores towers
Through 2024 and 2025, Florida's milestone-inspection and reserve requirements drove large special assessments at older Daytona Beach Shores oceanfront condo towers, while single-family communities like Key Colony remain outside the law. Why it matters: The contrast positions a low-maintenance single-family community favorably for buyers wary of condo assessment risk. Source
- 2025
Insurance
FEMA Community Rating System in Daytona Beach Shores
Daytona Beach Shores participates in the FEMA Community Rating System, which can reduce flood insurance premiums for property owners on the barrier island. Why it matters: CRS participation can modestly lower flood premiums, but flood coverage remains a required and material cost here. 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 Key Colony Daytona Beach Shores buying strategy.
If we were buying in Key Colony Daytona Beach Shores today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Key Colony Daytona Beach Shores.
Oceanfront living behind the gate
Key Colony sits on the Atlantic side of Daytona Beach Shores, where gated entry, intercom security, and perimeter lighting create a defined residential enclave. The amenity set—tennis and pickleball courts, pool, maintained grounds, cable and trash service included—positions this as a lock-and-leave or primary-residence option for buyers who value managed common areas and controlled access.
With two active listings and a six-month supply, inventory moves episodically rather than continuously. You will not find a buffet of choices here; listings emerge when life circumstances or market conditions align for a seller. That scarcity is structural—Key Colony is built out, and turnover depends on existing owner decisions, not new development.
The barrier-island location delivers ocean proximity but also the realities of coastal living: insurance costs, special assessments for seawall and building envelope work, and exposure to storm risk. Buyers finance these considerations into their cost basis; sellers price them into their list. The market here rewards specificity: know the building reserve study, review the association financials, understand your flood zone, and budget for windstorm premiums before you tour.
The location and the amenities are priced into every listing in Key Colony Daytona Beach Shores. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a gated oceanfront community with limited turnover, you need a broker who tracks what sold last quarter, knows which buildings carry deferred maintenance, and can read an HOA budget line by line. We pull reserve studies, compare per-square-foot assessments across the complex, and tell you when the asking price does not square with recent closes. When inventory is two units deep, the edge is not volume—it is preparation and the willingness to walk when the numbers do not work.
Key Colony Daytona Beach Shores in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Key Colony Daytona Beach Shores buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Key Colony Daytona Beach Shores sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Key Colony Daytona Beach Shores, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Key Colony Daytona Beach Shores home worth?
Get a no-obligation home value based on real comparable sales in Key Colony Daytona Beach Shores, 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 Key Colony Daytona Beach Shores on the map →
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Volusia County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Volusia County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
12% of homes for sale in ZIP 32118 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-07-18).
Key Colony Market Scorecard
Key Colony is currently a buyer-leaning market (limited data). About 6.0 months of supply, a median asking price of $531,500, and homes go under contract in about 134.5 days.
Typical home value in the 32118 ZIP is $292,484, about 3.1% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: © 2026 Daytona Beach Area Association of REALTORS®, Inc. Refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Key Colony Market Scorecard
Key Colony is currently a buyer-leaning market (limited data). About 6.0 months of supply, a median asking price of $531,500, and homes go under contract in about 129.5 days.
Typical home value in the 32118 ZIP is $292,484, about 3.1% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: © 2026 Daytona Beach Area Association of REALTORS®, Inc. Refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is Key Colony Daytona Beach Shores a buyer's or seller's market right now?
Who is the best real estate agent for Key Colony Daytona Beach Shores?
How do I find a top Daytona Beach Shores real estate agent who knows Key Colony Daytona Beach Shores?
Can Momentum Realty connect me with an agent for Key Colony Daytona Beach Shores?
Should you buy in Key Colony Daytona Beach Shores?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Key Colony Daytona Beach Shores with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: July 12, 2026) |
| Under-contract shares | DBAMLS records, as of 2026-07-12 |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of DBAMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the DBAMLS member average and 8 days faster, and we’ll price yours against live your area comps.
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