Lakevue

Established 1988 · Intracoastal West · ZIP 32224

A treed, established Ormond Beach area of varied housing near Tomoka State Park, with an attainable median and easy access to Nova Road, US-1, and recreation.

Treed, establishedVaried housing, attainableNear Tomoka State Park

Live Market Pulse

60/100
Momentum

Balanced 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 Lakevue

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

$265K

Median Price

4mo

Supply

28days

Avg DOM

Balanced

Seller Leverage

$186/sf

Median $/Sqft

-6%

1-Yr Price Change

0now

Distress

Jon's Current Read

"Lakevue reads as a treed, established Ormond Beach pocket with a wide mix of housing, from a 55-plus mobile-home community to condos, townhomes, and single-family stucco homes, near the southwest corner of Tomoka State Park. The median sits around the low $200,000s with a range up toward $600,000 depending on type, so the buy depends heavily on the housing type and condition. Price each home on its type, lot, and condition, and confirm the FEMA flood zone. Pricing context is third-party and illustrative, accessed June 2026; confirm per property."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Lakevue is an established, heavily treed area on the mainland side of Ormond Beach, Volusia County, ZIP 32174, near the southwest corner of Tomoka State Park, with easy access to Wilmette Avenue, Nova Road, and US-1 (homes.com; redfin.com, accessed June 2026).

The housing mix is unusually broad: a 55-plus mobile-home community, multi-family condos and townhomes, and streets of single-family stucco homes with mature landscaping, backyard pools, and lanais. Pricing ranges from around $200,000 up to roughly $600,000 depending on the housing type, so the type is the first thing that determines value.

It is a residential, owner-occupied area (reported around 80 percent owner-occupied) with a neighborly feel and a low crime profile, near recreation including the Ormond Beach Family YMCA, Nova Community Center and Park, and a dog park. Schools include Pine Trail Elementary and Seabreeze High.

As a mainland Ormond address, flood exposure is generally lower than the barrier island, though proximity to Tomoka State Park wetlands and local drainage means the FEMA zone should be confirmed per parcel, along with the roof and systems on older homes and the age and condition of any manufactured home.

Quick Match

Who Lakevue is best for.

Best for

Buyers who want an attainable, treed Ormond Beach location near recreation and Tomoka State Park
Buyers open to a range of housing types, from 55-plus manufactured to single-family stucco
Owner-occupiers who value a quiet, established, owner-heavy neighborhood
Buyers who want lower flood exposure than the barrier island (verify per parcel)

Probably not for

Buyers who want a beachside or waterfront address
Buyers who want a uniform, single-type subdivision or a gated amenity community
Anyone unwilling to verify the housing type, any community ownership structure, and the flood zone
Buyers who want new construction by default

Market Pulse

How Lakevue is performing right now

60/100
momentum

Balanced Market (limited data)

Seller's marketBalancedBuyer's market

4Months of supplytight

28Median days on marketdays

1 : 1Under contract vs for salestrong demand

3Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

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

Price per square footn/a2026 YTD

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

Supply and demand now1 : 1active : pending

For sale1

Pending1

Sold 12mo3

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 Lakevue buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Lakevue

Live MLS inventory for Lakevue. 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.

537 Lake Bridge Drive home for sale in Lakevue

Active · 28 daysTop listing

$299,000

3 bd · 2.5 ba · 1,599 sqft · built 1998

537 Lake Bridge Drive, Ormond Beach, 32174

Strong resaleRenovatedBest value

Listed by RE/MAX Signature

525 Lakebridge Drive home for sale in Lakevue

Pending · 83 days

$244,900

2 bd · 2.5 ba · 1,495 sqft · built 1998

525 Lakebridge Drive, Ormond Beach, 32174

Strong resaleReno opportunityBest value

Listed by Simply Real Estate

Interactive Map

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

Nova Community Center and Park~3 to 6 min · racquetball, skate park, playground

Ormond Beach Family YMCA~3 to 6 min · heated pool, gym

Tomoka State Park~5 to 10 min · trails and river access

US-1 / Nova Road shopping~3 to 6 min · everyday services

Interstate 95 (SR-40)~10 to 15 min · west via Granada Blvd

The Atlantic beach~12 to 18 min · east over the river bridge

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 Lakevue with Momentum Realty’s local guides.

Tomoka OaksOrmond Beach · 2.1 mi OHOrmond HeritageOrmond Beach · 2.1 mi

Breakaway TrailsOrmond Beach · 2.5 mi

Tymber CreekOrmond Beach · 2.8 mi

LPGA InternationalDaytona Beach · 2.9 mi TRTomoka ReserveOrmond Beach · 3.1 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

Lakevue (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

Lakevue 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 Lakevue address.

The takeaway

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

Recent Developments in Lakevue

Development Intelligence

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

Net OutlookBullishMainland Ormond Beach is built out, so the story for a varied, established area like Lakevue is housing type, condition, and value rather than new construction.

Attainable mainland Ormond pricing

BullishNotable impact

SignificanceRadius: Lakevue

A median around the low $200,000s with a range up toward $600,000 makes Lakevue one of the more attainable Ormond pockets, with the entry point set by the housing type.

Housing-type matters for financing and value

NeutralNotable impact

SignificanceRadius: Lakevue

The mix of 55-plus manufactured homes, condos, townhomes, and single-family homes means the type drives both value and financing; confirm the type and any community ownership or age restriction before you offer.

Flood verification near Tomoka State Park

NeutralMinor impact

SignificanceRadius: Mainland Ormond

Proximity to Tomoka State Park wetlands and local drainage means the FEMA zone should be confirmed per parcel, even though mainland exposure is generally lower than the barrier island.

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 Lakevue, 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
Market
Lakevue median reported around the low $200Ks
Third-party data reported a Lakevue median sale price around $220,000 over a trailing 12 months, up modestly year over year, with a range up toward $600,000 depending on housing type, as of 2026. Why it matters: This is a third-party figure across a mixed housing stock, not MLS data; the housing type and condition drive the number, so comp each home on its own type. 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 Lakevue buying strategy.

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

Confirm the housing type and any restrictions. Determine whether the home is single-family, a condo or townhome, or in the 55-plus manufactured community, and any age or land-lease structure, since these drive value and financing.

Inspect the home for its type. For site-built homes, check roof and systems; for manufactured homes, check age, tie-downs, and condition; budget accordingly.

Pull the FEMA flood zone for the parcel. Near Tomoka State Park, confirm the determination for the specific home.

Confirm any HOA, condo, or community fees. Verify what applies to the specific home and what it covers.

Comp by type. Price the home against the closest comparable same-type Lakevue sale, not the blended area median.

The Quick Decision

Best Buy

A well-kept site-built home on a good treed lot, or a sound unit in the right community structure, priced to its type and condition.

Biggest Risk

Comparing across housing types, a land-lease or age restriction you did not expect, or flood exposure near the wetlands.

Best Lot

Housing type first, then lot and condition, drive value across this mixed-stock area.

Smart Timing

An attainable, varied area gives a prepared buyer who has matched type and verified the documents room to negotiate.

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

Lakevue 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 Lakevue 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 Lakevue 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

Lakevue 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 Lakevue 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, Lakevue is one of the strongest values among Jacksonville's gated golf communities for the buyer who reads it right.

Lakevue vs. Comparable Communities

How Lakevue 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 Lakevue Fits Best

We would rather tell you the truth than sell you the wrong house. Here is who Lakevue 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.

Lakevue Homes For Sale

What your money buys in Lakevue.

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 Lakevue today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: 55-plus manufactured or condo units

$235K to $265K

The 55-plus manufactured homes and some condos are the value entry, often well below the area median. Confirm the community structure, any land lease, and age restriction before you write (third-party context, 2026, not MLS).

Lowest entry

Mid: townhomes and smaller single-family homes

$265K to $331K

Townhomes and smaller single-family homes are the middle of the range. Type, condition, and lot separate these; price on the closest comparable same-type sale.

Most inventory

High: single-family stucco homes

$331K to $331K

Single-family stucco homes with pools and mature lots reach toward the top of the range (up to roughly $600,000). Price each on its lot, size, and condition against recent same-type sales.

Strongest resale

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

See Off-Market & Private Listings

What Your Money Buys

What ~$265K buys here.

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

$235K to $265K

Entry: 55-plus manufactured or condo units

$265K to $331K

Mid: townhomes and smaller single-family homes

Townhomes and smaller single-family homes are the middle of the range. Type, condition, and lot separate these; price on the closest comparable same-type sale.

$331K to $331K

High: single-family stucco homes

Single-family stucco homes with pools and mature lots reach toward the top of the range (up to roughly $600,000). Price each on its lot, size, and condition against recent same-type sales.

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

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Lakevue, 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 14% 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$187

Original$164

Median days on market

Renovated28

Original83

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

Operator Note

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

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 Lakevue 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 Lakevue

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.

“

Lakevue is a treed, attainable Ormond pocket where the housing type sets the entry point. The deal is read in the type, the condition, any community structure, and the flood zone, not a blended median.

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.

6.3B- · Buy Score

Resale Strength6.2/10

Renovation Risk6.0/10

Location Efficiency7.2/10

Long-Term Defensibility6.0/10

Carrying Cost Advantage6.4/10

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 Lakevue 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 · Lot 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

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

Housing type first, then lot and condition, drive value across this mixed-stock area.
Mature trees and recreation access are the setting draws.
Comp within type, not by the blended area median.

In a mixed-stock, established area, the housing type does the first work and the lot and condition the rest. At Lakevue, the type, from 55-plus manufactured to condo, townhome, and single-family stucco, sets the entry point and the financing path, and the mature trees and recreation access shape the setting. The honest approach is to confirm the type and any community structure, verify the flood zone, then price the specific home against the closest comparable same-type Lakevue sale rather than the blended median.

The 15-Second Verdict

Lakevue in 15 seconds.

Best forBuyers who want an attainable, treed Ormond Beach location near recreation, open to a range of housing types.

Strong onValue and setting: mature trees, recreation, and Tomoka State Park nearby, at attainable price points.

WatchMatching the housing type, any 55-plus or land-lease structure, and flood exposure near the wetlands.

Not forBuyers who want a beachside address, a uniform single-type subdivision, or new construction.

The edgeA treed, attainable Ormond pocket near recreation and the state park, with a wide range of housing to match the budget.

HOA, CDD & Fees

15-Second Take

Fees depend on the housing type; confirm whether the home is SF, condo/townhome, or in the 55-plus community.
Condo/townhome associations and any manufactured-home lot rent vary; verify per home.
No CDD is expected; confirm per parcel.
Public recreation nearby; confirm any community-specific amenities.

Lakevue spans single-family homes (often no HOA), condos and townhomes (which carry associations), and a 55-plus manufactured-home community (which may have a land lease or community fees). Confirm exactly what applies to the specific home and what it covers. No CDD is expected; confirm per parcel.

Fees depend entirely on the housing type: condo and townhome associations cover exterior and common areas; the manufactured-home community may charge lot rent or community fees; single-family homes generally fund their own maintenance. Verify per home.

Public recreation nearby (the YMCA, Nova Community Center and Park, a dog park) serves the area; confirm any community-specific amenities for condos, townhomes, or the 55-plus community.

Run Your Numbers

Tools for a Lakevue 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 Lakevue.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 Lakevue

Thinking of selling in Lakevue?

Your buyer is comparing attainable Ormond options, so sell what is specific and verifiable: the housing type, the lot and trees, any updates, any community structure or fees, and a clean flood and insurance picture.

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 Lakevue, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Ormond Lakes, 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 Lakevue home worth?

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

Lakevue Market Scorecard

Balanced Market (limited data)

Lakevue is currently a balanced market (limited data). About 4.0 months of supply, a median asking price of $299,000, and homes go under contract in about 28 days.

4.0

Months supply

$299,000

Median list

$265,000

Median sold

$186

Per sqft

Days on mkt

1/1/3

Active/Pend/Sold

Typical home value in the 32174 ZIP is $371,102, about 10.1% above the Florida norm (Zillow Home Value Index).

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

Frequently Asked Questions

Where is Lakevue?

Lakevue is an established, treed area on the mainland side of Ormond Beach, ZIP 32174, near the southwest corner of Tomoka State Park, with access to Wilmette Avenue, Nova Road, and US-1.

What kind of homes are in Lakevue?

A broad mix: a 55-plus mobile-home community, condos and townhomes, and single-family stucco homes with pools and mature lots. The housing type drives value, so compare within type.

What do homes cost in Lakevue?

The median was reported around $220,000 over a trailing 12 months, with a range up toward $600,000 depending on housing type (2026, illustrative, not MLS). Confirm current pricing for a specific home and type.

Is there an HOA?

It depends on the housing type: single-family homes often have none, condos and townhomes carry associations, and the 55-plus community may have a land lease or community fees. Confirm what applies to the specific home.

Is there a 55-plus community in Lakevue?

Yes, part of Lakevue is a 55-plus mobile-home community. Confirm the age restriction and any land-lease or community-fee structure for a specific home there.

Is Lakevue on the beach?

No. It is a mainland Ormond Beach area; the beach is about 12 to 18 minutes east over the river bridge.

Is Lakevue in a flood zone?

Mainland exposure is generally lower than the barrier island, but proximity to Tomoka State Park wetlands and local drainage means the FEMA zone should be confirmed per parcel.

Is there a CDD?

No CDD is expected in an established area like Lakevue, but confirm per parcel as a matter of course.

What schools serve Lakevue?

Reported schools include Pine Trail Elementary and Seabreeze High, but assignments are by address; confirm the current zoned schools for the specific home with Volusia County Schools.

What recreation is nearby?

The Ormond Beach Family YMCA, Nova Community Center and Park (racquetball, skate park, playground), a dog park, and Tomoka State Park for trails and river access.

What should I check before buying here?

Confirm the housing type and any community structure first, inspect the home for its type (site-built or manufactured), and verify the flood zone, then budget accordingly.

Should I use the listing agent to buy in Lakevue?

No. The listing agent works for the seller. In a mixed-stock area where type, structure, and flood zone all move value, having your own representation, which costs you nothing as the buyer, is the highest-leverage decision you make.

The Verdict

Should you buy in Lakevue?

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

You want an attainable, treed Ormond Beach location near recreation and Tomoka State ParkExcellent fit

You are open to a range of housing types, from 55-plus manufactured to single-family stuccoExcellent fit

You value a quiet, established, owner-heavy areaExcellent fit

You will verify the housing type, any community structure, and the FEMA flood zoneExcellent fit

You want a beachside or waterfront addressProbably not

You want a uniform single-type subdivision or a gated amenity communityProbably not

You want new construction by defaultProbably not

You are unwilling to verify the type, structure, and flood zoneProbably not

Get the inside read on Lakevue

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

Lakevue

The 60-Second Overview

Who Lakevue is best for.

Best for

Probably not for

How Lakevue is performing right now

Homes For Sale Right Now in Lakevue

Lakevue on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Lakevue

Attainable mainland Ormond pricing

Housing-type matters for financing and value

Flood verification near Tomoka State Park

Lakevue median reported around the low $200Ks

The Lakevue 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 Lakevue.

What ~$265K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Lakevue holds value.

5 Mistakes Buyers Make in Lakevue

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 Lakevue is different.

Which Lots & Views Hold Value Best

Lakevue in 15 seconds.

HOA, CDD & Fees

Tools for a Lakevue buy.

Thinking of selling in Lakevue?

In Lakevue, condition and view decide your number

What is your Lakevue home worth?

Price History: What Homes Here Have Actually Sold For

Lakevue Market Scorecard

Frequently Asked Questions

Should you buy in Lakevue?

Get the inside read on Lakevue

You are all set.