Mallards Reach Ormond Beach
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Mallards Reach Ormond Beach is a minimal-inventory snapshot—one active listing and a twelve-month supply figure that, at this scale, tells us more about lack of turnover than about negotiating dynamics. With only a single home on the market, any pricing conversation is property-specific: condition, lot, and how motivated that one seller is will matter more than broader market trends.
The buyer-leaning designation reflects the feed's aggregate posture in Ormond Beach, but here it's academic. If you're considering the available listing, treat this as a one-off evaluation. If you're a seller, recognize that low inventory can mean fewer comps and a longer marketing window to find the right match—not necessarily a quick flip into a hot bidding war.
Mallards Reach 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 (1 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 Mallards Reach Ormond Beach. Swipe to explore the community.
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Mallards Reach Ormond Beach
Mallards Reach Ormond Beach
Mallards Reach Ormond Beach
Mallards Reach Ormond Beach
Mallards Reach Ormond Beach
Mallards Reach Ormond Beach
Mallards Reach Ormond Beach
Mallards Reach Ormond BeachPhotos from DBAMLS listings in Mallards Reach Ormond Beach; content deemed reliable but not guaranteed.
Who Mallards Reach Ormond Beach is best for.
Best for
- Buyers who have already toured Ormond Beach widely and know this specific listing checks every box
- Investors or second-home buyers comfortable underwriting a single property without neighborhood comps
- Anyone prioritizing a particular street or lot in Mallards Reach and willing to wait for inventory
Probably not for
- First-time buyers who want to compare three or four homes side-by-side before deciding
- Shoppers on a tight closing timeline who can't afford to wait for the next listing
- Buyers expecting robust market data and clear price trends to validate their offer
The market around Mallards Reach Ormond Beach
Mallards Reach 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 Mallards Reach Ormond Beach specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Mallards Reach Ormond Beach
Live MLS inventory for Mallards Reach 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 Mallards Reach 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.
Drive times from Mallards Reach. 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 Mallards Reach 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
Mallards Reach 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 Mallards Reach address.
What actually affects a Mallards Reach purchase, sourced and dated. We do not publish rumor.
Recent Developments in Mallards Reach
Our read on what is being built around Mallards Reach, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Water-adjacent lots and flood diligence
Water-adjacent lots and flood diligence
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 Mallards Reach, 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 ↓
- 2024
Taxes
Volusia County millage and the Ormond Beach tax bill
Property taxes here combine Volusia County, the City of Ormond Beach, school, and other district millage; the Volusia County Property Appraiser publishes the adopted rates and each parcel's assessed value (VCPA, 2024). Why it matters: Pull the actual parcel on the VCPA site before you write, and remember Florida's Save Our Homes 3 percent assessment cap resets toward market value on a sale, so a new owner's tax bill can rise above the prior owner's. 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 Mallards Reach Ormond Beach buying strategy.
If we were buying in Mallards Reach 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 Mallards Reach Ormond Beach.
When the entire market is one home
The twelve-month supply metric is a statistical artifact when you're working with a single active listing. It doesn't mean homes are languishing; it means almost nothing is coming to market. That can reflect satisfaction among current owners, a tight-knit community with low churn, or simply a neighborhood where turnover happens in slow motion.
For buyers, this means fewer choices and less room to compare—you evaluate the one available home on its own merits, not as part of a broader selection. For sellers, it means your listing will stand alone, which cuts both ways: less competition for attention, but also fewer recent comps to anchor buyer expectations and potentially a longer runway to closing.
The location and the amenities are priced into every listing in Mallards Reach Ormond Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a one-listing market, you need a broker who knows how to read the wider Ormond Beach landscape—what similar homes have closed for recently, which streets offer better value, and when to walk away from a property that's priced for scarcity rather than merit. We pull the context that a single MLS entry can't give you, and we'll tell you frankly if the available home is worth your time or if waiting for the next listing makes more sense.
Mallards Reach 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 Mallards Reach 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 Mallards Reach 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 Mallards Reach 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 Mallards Reach Ormond Beach home worth?
Get a no-obligation home value based on real comparable sales in Mallards Reach 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 Mallards Reach 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).
Mallards Reach Market Scorecard
Mallards Reach is currently a buyer-leaning market (limited data). About 12.0 months of supply, a median asking price of $499,000, and homes go under contract in about 4 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 Mallards Reach Ormond Beach a buyer's or seller's market right now?
Who is the best real estate agent for Mallards Reach Ormond Beach?
How do I find a top Ormond Beach real estate agent who knows Mallards Reach Ormond Beach?
Can Momentum Realty connect me with an agent for Mallards Reach Ormond Beach?
Should you buy in Mallards Reach Ormond Beach?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Mallards Reach 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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