Lakevue Ormond Beach
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Lakevue Ormond Beach is a small, amenity-managed enclave with a 12-month supply—four times the equilibrium threshold—and just three active listings as of mid-July 2026. That combination tells you this is a shallow market where a single new listing can shift the supply picture overnight, and where pricing is set less by competitive pressure than by condition, location within the subdivision, and individual seller motivation.
The market posture is buyer-leaning. You have time to evaluate, negotiate repairs, and wait for the right unit. Sellers face limited urgency and should price competitively from day one; in a community this size, sitting above market means sitting unsold. For buyers, the small pool means you won't see new inventory weekly—when the right home appears, move decisively.
Lakevue Ormond Beach right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 (3 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 Lakevue Ormond Beach. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Lakevue Ormond Beach
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Lakevue Ormond Beach
Lakevue Ormond BeachPhotos from DBAMLS listings in Lakevue Ormond Beach; content deemed reliable but not guaranteed.
Who Lakevue Ormond Beach is best for.
Best for
- Buyers seeking low-maintenance living with pool and clubhouse access in Ormond Beach, comfortable selecting from a small pool of homes.
- Downsizers or second-home buyers who want grounds kept for them and don't need a large floorplan inventory to compare.
- Patient purchasers with flexible close timelines who can wait for the right condition and price, knowing turnover is infrequent.
Probably not for
- Buyers who want to tour ten homes in a weekend and compare a wide range of layouts, finishes, and price points.
- Anyone on a compressed timeline who must close in thirty days and cannot risk waiting for new inventory to emerge.
- Investors banking on rapid appreciation or high rental demand—this is a quiet, amenity-maintained enclave, not a high-velocity rental market.
The market around Lakevue Ormond Beach
Lakevue Ormond Beach 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 Lakevue Ormond Beach specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Lakevue Ormond Beach
Live MLS inventory for Lakevue Ormond Beach. 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 Lakevue Ormond Beach 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.
Lakevue Ormond Beach 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 Lakevue Ormond Beach
- Pool · reported on 5 of 5 listings
- Clubhouse · reported on 4 of 5 listings
- Maintenance Grounds · reported on 1 of 5 listings
Community amenities as reported across DBAAR listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Volusia County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Tomoka Elem · Elementary
- Ormond Beach · Middle
- Seabreeze · High
Zoned schools reflect the assignments reported on recent Lakevue Ormond Beach listings and can change; always confirm with Volusia County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Lakevue Ormond Beach address.
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Active and pending Lakevue listings as of 2026-06-25, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc.. Tap any home to ask about it.
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.
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 Lakevue. 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 Lakevue Homes for Sale in Ormond Beach, 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
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.
>>>>>>> origin/mainThe Lakevue Ormond Beach buying strategy.
If we were buying in Lakevue Ormond Beach 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Lakevue Ormond Beach.
What the 12-month supply really means in a three-listing market
Months of supply is calculated by dividing active inventory by the trailing absorption rate. In a community as small as Lakevue, that math can produce eye-catching numbers that don't reflect a glut so much as a trickle. Three homes on the market isn't a buyer's banquet—it's a narrow menu. You're choosing between what's available now or waiting weeks (or months) for the next listing.
The buyer-leaning designation reflects that 12-month figure: sellers do not hold leverage, and list prices need to respect condition and comparable sales. But don't mistake the label for abundance. This is a market where scarcity and slack coexist. Pool, clubhouse, and maintained grounds are the shared draws; beyond that, value is determined by interior updates, lot position, and whether the seller has priced for the current calendar or last year's.
The location and the amenities are priced into every listing in Lakevue Ormond Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with three active listings and infrequent turnover, you need an agent who monitors off-market signals, knows the last three closings by heart, and won't let you overpay in a shallow pool. Momentum tracks micro-markets like Lakevue daily, writes honest comps, and will tell you when it makes more sense to wait for the next listing than to stretch on the current one. We work Volusia County at the transaction level—no hype, no guesswork, just the clearest possible read on what a home is worth today.
Lakevue Ormond Beach 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 Lakevue Ormond Beach 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 Lakevue Ormond Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lakevue Ormond Beach, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lakevue Ormond Beach home worth?
Get a no-obligation home value based on real comparable sales in Lakevue Ormond Beach, 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 Lakevue Ormond Beach 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.
24% of homes for sale in ZIP 32174 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).
Lakevue Market Scorecard
Lakevue is currently a buyer-leaning market (limited data). About 12.0 months of supply, a median asking price of $269,000, and homes go under contract in about 89.5 days.
Typical home value in the 32174 ZIP is $373,463, about 10.3% above 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.
Lakevue Market Scorecard
Lakevue is currently a buyer-leaning market (limited data). About 12.0 months of supply, a median asking price of $259,900, and homes go under contract in about 57 days.
Typical home value in the 32174 ZIP is $373,463, about 10.3% above 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 Lakevue Ormond Beach a buyer's or seller's market right now?
Who is the best real estate agent for Lakevue Ormond Beach?
How do I find a top Ormond Beach real estate agent who knows Lakevue Ormond Beach?
Can Momentum Realty connect me with an agent for Lakevue Ormond Beach?
Should you buy in Lakevue Ormond Beach?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Lakevue Ormond Beach 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?
You just read the data. Now see what your home is worth.
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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