A 1990 direct-oceanfront condominium in the Ormond-by-the-Sea stretch of Ormond Beach, with all two-bedroom units and ocean views throughout.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"Leeward Winds is a 1990 direct-oceanfront condominium in the Ormond-by-the-Sea stretch of Ormond Beach, and the read is simplicity-and-views: a five-story, 40-unit building where every unit is the same two-bedroom, two-bath plan with an ocean view, most with an oceanfront balcony, on the quiet no-drive beach. It competes on the consistent oceanfront product and the Ormond-by-the-Sea calm rather than a resort amenity set. The diligence is the building's reserves, the milestone status, and oceanfront insurance."
Jon Brooks, founder, Momentum Realty · Updated June 2026
Leeward Winds market snapshot (as of June 25, 2026): the median sale price is about $265K ($251 per sq ft), with homes averaging 85 days on market and 6.0 months of supply, a buyer-leaning market (limited data). Based on 2 recent closings in live Daytona-area MLS data.
Leeward Winds is a direct-oceanfront condominium at 2860 Ocean Shore Boulevard (A1A) in the Ormond-by-the-Sea area of Ormond Beach, Volusia County, built in 1990. It is a five-story building with 40 units, eight per floor (third-party building records, 2026).
Every unit is the same plan: two bedrooms, two baths, about 1,100 square feet, with inside laundry and carport parking. All units have an ocean view, and 30 of the 40 have an oceanfront balcony facing the Atlantic; the building is considered direct oceanfront.
The setting is the quiet no-drive section of beach in Ormond-by-the-Sea, a calmer stretch than the busier drive-on beaches to the south. Amenities are modest, centered on the oceanfront position and beach access.
Because Leeward Winds dates to 1990 and is direct oceanfront, buyers should center diligence on the association's finances: the reserve study, the Florida milestone-inspection status, and the current assessment, which funds oceanfront insurance. Confirm the rental rule if rental income matters, and pull the FEMA flood zone for the specific unit.
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 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Leeward Winds listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in Leeward Winds buys, holds, and resells. See the five factors.
Live MLS inventory for Leeward Winds. 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 Leeward Winds 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.
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.
The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.
Drive times from Leeward Winds. 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.
Explore more neighborhoods near Leeward Winds 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.
Leeward Winds 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 Leeward Winds address.
What is actually relevant to buyers at Leeward Winds, sourced and dated. We do not publish rumor.
Our read on what is being built around Leeward Winds, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Florida condo milestone inspections and reserve studies
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 Leeward Winds, 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 ↓
After the 2021 Surfside collapse, Florida required milestone structural inspections for condo buildings three stories and taller and ended the ability to waive structural reserves, with milestone deadlines through the end of 2024. Why it matters: For a 1990 oceanfront building, the milestone report and reserve study tell you whether a special assessment is likely. 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.
If we were buying in Leeward Winds, this is the order of operations we would run, and the one we run for our clients.
Read the reserve study and budget. On a 1990 oceanfront building, the assessment and reserves, including insurance, are the real cost; confirm them.
Confirm the balcony and exposure. Thirty of the 40 units have an oceanfront balcony; verify whether the specific unit has one, since it affects value.
Confirm the milestone inspection status. Ask the association for the milestone structural inspection report and any resulting work.
Pin down the rental rule in writing. Confirm the association's minimum rental period and any cap if rental income matters.
Get a real oceanfront insurance quote. Pull the FEMA flood zone and a bindable wind and flood quote for the specific unit during diligence.
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.
Leeward Winds is a direct-oceanfront condominium at 2860 Ocean Shore Boulevard in the Ormond-by-the-Sea area of Ormond Beach, Volusia County, built in 1990. It is a five-story, 40-unit building (eight per floor) where every unit is a two-bedroom, two-bath plan of about 1,100 square feet with inside laundry, carport parking, and an ocean view; 30 of the 40 have an oceanfront balcony. It sits on the quiet no-drive section of beach.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Leeward Winds today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
The value end of Leeward Winds, the ten units that have an ocean view but not a direct oceanfront balcony. You still get the building and beach access. Read the reserve study before you write.
The core of the building: two-bedroom units with an oceanfront balcony. Floor and condition separate these; comp against the closest comparable.
The upper end is the high-floor oceanfront-balcony units. Price each on floor and condition; the building is small, so supply is limited.
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.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
The factors that actually move value in Leeward Winds, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in Leeward Winds is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
In a condo the value the market gives back at resale is set by the unit, not a lot: the floor, the view line (direct versus partial), and the exposure. The interior can be renovated, but the floor and view cannot, so higher floors and better views hold their value better. How much more they command varies by building, line, and condition, which is why we read it unit by unit against real comparable sales rather than a single headline figure.
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.
Our read on the factors that protect resale here, and the one to manage.
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
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.
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1The 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.
2A 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.
3A 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.
4Two 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.
5An 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 consistent two-bedroom oceanfront product and the quiet no-drive beach are priced into every Leeward Winds listing. The deal is in the reserves, the milestone status, and whether the unit has an oceanfront balcony, not in the address alone.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
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.
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.
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.
Fill = price per square foot; ring = by realized $/sqft per unit. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from DBAAR; for orientation, not an appraisal.
There is no individual lot at Leeward Winds; price is set by floor, whether the unit has an oceanfront balcony, condition, and the building's financial health, with every unit sharing the two-bedroom plan. Oceanfront-balcony and higher-floor units command a premium over the ten units without an oceanfront balcony. Because the building dates to 1990, the reserve study, milestone status, and oceanfront insurance weigh on value, so compare a unit against the closest comparable.
Leeward Winds carries a single building assessment that funds the oceanfront building, common areas, and insurance. We do not publish a dues figure we have not verified; ask the association for the current assessment, the reserve study, the rental rule, and any pending special assessment for the specific unit.
The assessment funds building maintenance, beach access, common areas, and oceanfront insurance; confirm exact inclusions and any pool or amenity in the current budget.
There is no golf or private club; the draw is the direct-ocean, no-drive-beach position. Confirm the building's amenity set with the association.
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.
Your buyer is cross-shopping the other Ormond-by-the-Sea oceanfront condos, so sell what is specific and verifiable: your floor, whether the unit has an oceanfront balcony, the assessment and reserve health, the milestone status, the rental rule, and any updates.
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.
Because buyers here are weighing your home against renovated comps and cross-shopping Tidesfall, 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.
Get a no-obligation home value based on real comparable sales in Leeward Winds 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.
See homes for sale in Leeward Winds on the map →
Median sale prices in Leeward Winds year by year since 2020, 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.
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.
Leeward Winds is currently a buyer-leaning market (limited data). About 6.0 months of supply, a median asking price of $399,000, and homes go under contract in about 90 days.
Typical home value in the 32176 ZIP is $348,661, about 2.8% 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.
An honest fit check. We will tell you when it is not your community.
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Leeward Winds 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.
A Momentum Realty Leeward Winds specialist will reach out personally, usually the same day.
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