Memento

Established 1988 · Intracoastal West · ZIP 32224

A small beachside townhome subdivision along North Halifax Avenue in Daytona Beach, on the peninsula between the Atlantic and the Halifax River.

Beachside townhomesPeninsula, ocean to riverWalk to the beach

Live Market Pulse

46/100
Momentum

Buyer-Leaning 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 Memento

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

$270K

Median Price

8mo

Supply

80days

Avg DOM

Soft

Seller Leverage

$222/sf

Median $/Sqft

-6%

1-Yr Price Change

0now

Distress

Jon's Current Read

"Memento reads as a small beachside townhome subdivision on the Daytona Beach peninsula, along North Halifax Avenue between the Atlantic Ocean and the Halifax River. Third-party listing data shows townhome product across a wide size range, from compact plans to a larger four-bedroom, which suggests a varied rather than uniform development, so each unit should be priced on its own size, condition, and position. The location is the case here: walkable to the beach and close to the Halifax River, the Main Street Pier area, and the Seabreeze district. Because public detail on the subdivision is limited, treat build year, any HOA, and amenities as unverified and confirm them in the governing documents and county records before you write. 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

Memento is a townhome subdivision in beachside Daytona Beach, Volusia County, ZIP 32118, along North Halifax Avenue on the peninsula between the Atlantic Ocean and the Halifax River (Intracoastal). It is a small, primarily townhome-style community marketed under the Memento subdivision name on the major listing portals (homes.com; listing data, accessed June 2026).

Third-party listing data shows a wide range of unit sizes under the Memento name, from compact two-bedroom plans of about 840 square feet to a three-bedroom of about 1,364 square feet and a larger four-bedroom of about 2,864 square feet at 206 North Halifax Avenue. That spread points to a varied rather than single-floor-plan development, so the right comparison is unit-by-unit on size, condition, and position, not a community average.

The draw is the beachside peninsula location: homes here are within walking distance of the Atlantic and a short distance from the Halifax River, the Main Street Pier and Boardwalk area, and the Seabreeze district's dining and shops. It is an urban beachside setting rather than a gated suburban community.

Because this is a smaller subdivision with limited public-facing detail, several specifics should be verified directly: the build year, whether a homeowner or townhome association exists and what it covers, and any amenities. As a peninsula address near the river, flood zone and coastal insurance are core diligence items; the FEMA map is authoritative per parcel and elevation varies across the peninsula.

Quick Match

Who Memento is best for.

Best for

Buyers who want a beachside townhome within walking distance of the Atlantic
Buyers who value a peninsula location near the Halifax River, Main Street Pier, and Seabreeze
Buyers comfortable with a varied, non-uniform subdivision who will price unit-by-unit
Owners who want an urban beachside setting rather than a gated suburban community

Probably not for

Buyers who want a uniform, single-builder subdivision with predictable comps
Buyers who need a documented amenity package or gate before they will consider it
Buyers unwilling to verify build year, any association, and the FEMA flood zone
Buyers who want to be on the mainland away from coastal-insurance complexity

Market Pulse

How Memento is performing right now

46/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

8Months of supplytight

80Median days on marketdays

0 : 2Under contract vs for salestrong demand

3Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+44%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 Memento 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 Daytona Beach Riverhouse Condos or Daytona 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 now2 : 0active : pending

For sale2

Pending0

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

Homes For Sale Right Now in Memento

Live MLS inventory for Memento. 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.

206 N Halifax Avenue home for sale in Memento

Active · 124 daysTop listing

$948,000

4 bd · 3.5 ba · 2,864 sqft · built 2024

206 N Halifax Avenue, Daytona Beach, 32118

Strong resaleLakefrontPool

Listed by Realty Pros Assured

243 N Peninsula Drive home for sale in Memento

Active · 36 days

$359,000

2 bd · 2 ba · 1,158 sqft · built 1939

243 N Peninsula Drive, Daytona Beach, 32118

RenovatedBest value

Listed by Adams, Cameron & Co., Realtors

Interactive Map

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

The Atlantic beach~5 to 10 min walk · east across the peninsula

Halifax River (Intracoastal)~1 to 3 min · along North Halifax Avenue

Seabreeze district dining and shops~3 to 5 min · on the peninsula

Main Street Pier and Boardwalk~5 to 10 min · south on the peninsula

Downtown Daytona Beach~5 to 10 min · west across the Seabreeze or Main Street bridge

Daytona Beach International Airport (DAB)~15 to 20 min · west near the Speedway

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 Memento with Momentum Realty’s local guides.

BDBayshore Bath and Tennis ClubDaytona Beach · 1.1 mi

Riverplace One HundredDaytona Beach · 1.9 mi

Marina Grande on the HalifaxHolly Hill · 1.9 mi

Halifax LandingSouth Daytona · 4.7 mi

Indigo LakesDaytona Beach · 4.7 mi

The PeninsulaDaytona Beach Shores · 4.9 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

Memento (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

Memento 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 Memento address.

The takeaway

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

Recent Developments in Memento

Development Intelligence

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

Net OutlookBullishThe beachside Daytona Beach peninsula has seen reinvestment around the Main Street and Seabreeze districts and the oceanfront, while a small townhome subdivision trades on location, condition, and coastal insurance rather than new construction.

Beachside peninsula reinvestment

BullishNotable impact

SignificanceRadius: Daytona Beach peninsula

Ongoing reinvestment in the Main Street and Seabreeze districts and along the oceanfront supports demand for walkable beachside housing, which can benefit small townhome pockets nearby.

Coastal flood zones and insurance on the peninsula

NeutralNotable impact

SignificanceRadius: Volusia peninsula

A peninsula address between the ocean and the Halifax River carries flood-zone and wind-insurance exposure, and elevation varies; confirm the specific parcel's FEMA zone and a bindable quote before you waive contingencies.

Limited public detail on the subdivision

NeutralMinor impact

SignificanceRadius: Memento

Public-facing information on the Memento subdivision is limited, so build year, any association, and amenities should be verified in county records and the governing documents rather than assumed.

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 Memento, 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 ↓

June 2026
Listings
Memento units listed across a wide size and price range
Third-party listing data showed Memento townhome units ranging from compact two-bedroom plans of about 840 square feet to a four-bedroom of about 2,864 square feet at 206 North Halifax Avenue listed near $995,000, indicating a varied product mix. Why it matters: These are third-party listing figures, not MLS statistics; the size, condition, and position of the specific unit drive the number, so comp each unit on its own. 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 Memento buying strategy.

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

Verify the build year and the subdivision in county records. Public detail on Memento is limited; confirm the Volusia County Property Appraiser record for the specific parcel before relying on any year or description.

Confirm whether an association exists and what it covers. Determine in writing whether Memento has a homeowner or townhome association, the dues, and what they include.

Pull the FEMA flood zone for the exact parcel. On the peninsula the zone and elevation vary; read the determination at the FEMA Map Service Center and get a bindable coastal wind and flood quote.

Comp unit-by-unit, not by subdivision average. Sizes range widely under the Memento name, so price the specific unit on its size, condition, and position against the closest comparable sale.

Confirm the walk to the beach and the parking for the unit. Verify the nearest beach access and the assigned or available parking for the specific townhome.

The Quick Decision

Best Buy

A well-kept townhome on a higher-elevation parcel with a verified flood and insurance picture, priced on its own size and condition.

Biggest Risk

Unverified association or build-year assumptions, coastal flood and wind insurance, or comparing disparate units as if uniform.

Best Lot

Position and elevation are the 'lot' here: proximity to the river or the beach and the parcel's elevation drive value.

Smart Timing

A condition-driven beachside resale market gives a prepared buyer who has read the flood and insurance math negotiating room.

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

Memento 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 Memento 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 Memento 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

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

Memento vs. Comparable Communities

How Memento 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 Memento Fits Best

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

Memento Homes For Sale

What your money buys in Memento.

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

Entry: compact two-bedroom townhomes

$179K to $270K

Compact two-bedroom plans (around 840 square feet) are the value entry under the Memento name. Price the specific unit on condition and position; treat any portal figure as third-party and illustrative, not MLS, and confirm current pricing.

Lowest entry

Mid: three-bedroom townhomes

$270K to $303K

Three-bedroom plans (around 1,364 square feet) are the mid tier. Condition, position relative to the river and beach, and parking separate these more than floor plan does; price on the closest comparable sale.

Most inventory

High: larger four-bedroom townhomes

$303K to $303K

Larger four-bedroom layouts (up to about 2,864 square feet, with one listed near $995,000 in mid-2026, third-party and illustrative, not MLS) sit at the top of the subdivision. Each should be priced on its size, condition, and position, not a subdivision average.

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 ~$270K buys here.

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

$179K to $270K

Entry: compact two-bedroom townhomes

$270K to $303K

Mid: three-bedroom townhomes

$303K to $303K

High: larger four-bedroom townhomes

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 Memento, 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.

Renovated-listing inventory in Memento is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

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 Memento 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 Memento

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.

“

Memento is a small beachside townhome pocket where the location does the work, not amenities. The walk to the Atlantic and the peninsula setting are the draw; the deal is read in the county record, the flood zone, and a real coastal-insurance quote, not a portal figure.

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.

6.2B- · Buy Score

Resale Strength6.0/10

Renovation Risk5.8/10

Location Efficiency7.4/10

Long-Term Defensibility6.0/10

Carrying Cost Advantage5.8/10

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 Memento 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

Position and elevation are the 'lot' here: proximity to the beach or river and the parcel's elevation drive value.
Sizes range widely, so comp unit-by-unit, not by subdivision average.
Condition of the specific townhome outweighs any portal figure.

In a small, varied beachside townhome subdivision, the position and the parcel do most of the work. At Memento, proximity to the Atlantic and the Halifax River and the elevation of the specific parcel drive value, and because units range widely in size there is no single representative comp. The honest approach is to verify the county record and flood zone first, then price the specific unit on its size, condition, and position against the closest comparable beachside sale rather than a subdivision average.

The 15-Second Verdict

Memento in 15 seconds.

Best forBuyers who want a beachside townhome within walking distance of the Atlantic, on the Daytona Beach peninsula.

Strong onLocation: walkable to the beach, close to the Halifax River, the Main Street Pier area, and the Seabreeze district.

WatchUnverified build year and any association, the wide unit mix, and coastal flood and wind insurance.

Not forBuyers who want a uniform single-builder subdivision, a gate, or a documented amenity package.

The edgeA small, walkable beachside townhome pocket on the peninsula, priced unit-by-unit rather than to a hot district average.

HOA, CDD & Fees

15-Second Take

Any association and dues are unverified; confirm whether one exists and what it covers.
No reported amenity package or gate.
No CDD is expected; confirm per parcel.
The recurring cost to budget on the peninsula is coastal wind and flood insurance.

Whether Memento has a homeowner or townhome association, and any dues, is unverified from public sources. Confirm in writing whether an association exists, the current dues, and what they cover before you rely on it. No CDD is expected on an established beachside subdivision; confirm per parcel.

If an association exists for these townhomes, it would typically cover some exterior or common-area maintenance; the specifics are unverified. Verify what is collected and for what.

No private club or mandatory membership is reported; the draws are the public beach and the Halifax River nearby.

Run Your Numbers

Tools for a Memento 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 Memento.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 Memento

Thinking of selling in Memento?

Your buyer is cross-shopping beachside Daytona Beach townhomes and condos, so sell what is specific and verifiable: the unit's size and condition, its position relative to the beach and river, any association details, 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 Memento, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Daytona Beach Riverhouse Condos, 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 Memento home worth?

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

Memento Market Scorecard

Buyer-Leaning Market (limited data)

Memento is currently a buyer-leaning market (limited data). About 8.0 months of supply, a median asking price of $653,500, and homes go under contract in about 80.0 days.

8.0

Months supply

$653,500

Median list

$270,000

Median sold

$222

Per sqft

80.0

Days on mkt

2/0/3

Active/Pend/Sold

Typical home value in the 32118 ZIP is $291,026, about 3.0% below the Florida norm (Zillow Home Value Index).

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

Frequently Asked Questions

Where is Memento?

Memento is a townhome subdivision in beachside Daytona Beach, ZIP 32118, along North Halifax Avenue on the peninsula between the Atlantic Ocean and the Halifax River.

What kind of homes are in Memento?

Townhome-style units across a wide range of sizes, from compact two-bedroom plans of about 840 square feet to a four-bedroom of about 2,864 square feet, based on third-party listing data. Confirm the specifics of the individual unit you are considering.

Is Memento on the beach?

It is a beachside peninsula address within walking distance of the Atlantic and close to the Halifax River; it is a walk-to-beach location rather than direct oceanfront. Confirm the nearest beach access for the specific unit.

Does Memento have an HOA?

Whether a homeowner or townhome association exists, and any dues, is unverified from public sources. Confirm in writing whether an association applies to the specific unit and what it covers before you rely on it.

When was Memento built?

The build year is not reliably documented in public sources. Confirm the Volusia County Property Appraiser record for the specific parcel before relying on any year.

What do homes cost in Memento?

Listings range widely with the unit mix; a large four-bedroom at 206 North Halifax Avenue was listed near $995,000 in mid-2026, while compact townhomes list for much less (third-party and illustrative, not MLS). Confirm current pricing for a specific unit.

Is Memento in a flood zone?

It is a peninsula address between the ocean and the Halifax River, so expect coastal flood-zone exposure, and the zone and elevation can vary by parcel. The FEMA map is authoritative per parcel; confirm the determination and get a bindable coastal insurance quote.

Is there a CDD?

No CDD is expected on an established beachside subdivision like Memento, but confirm per parcel as a matter of course.

What is nearby?

The Atlantic beach is a short walk east, the Halifax River is alongside North Halifax Avenue, and the Seabreeze district and Main Street Pier and Boardwalk areas are a short distance away, with downtown Daytona Beach across the bridge.

What schools serve Memento?

It is served by Volusia County Schools, with assignments set by address. Confirm the current zoned elementary, middle, and high schools for the specific unit with the district before you rely on it.

Why do the unit sizes vary so much in Memento?

Third-party listings under the Memento subdivision name span from compact two-bedroom plans of about 840 square feet to a four-bedroom of about 2,864 square feet, which points to a varied rather than single-floor-plan development. Because of that, comp each unit on its own size, condition, and position rather than a subdivision average.

Should I use the listing agent to buy in Memento?

No. The listing agent works for the seller. In a thinly documented beachside subdivision where flood zone, association status, and condition 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 Memento?

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

You want a beachside townhome within walking distance of the AtlanticExcellent fit

You value a peninsula location near the river, the Pier, and the Seabreeze districtExcellent fit

You are comfortable pricing a varied subdivision unit-by-unitExcellent fit

You will verify build year, any association, and the FEMA flood zone per parcelExcellent fit

You want a uniform single-builder subdivision with predictable compsProbably not

You need a documented amenity package or a gateProbably not

You are unwilling to budget coastal wind and flood insuranceProbably not

You prefer the mainland away from coastal-insurance complexityProbably not

Get the inside read on Memento

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

Memento

The 60-Second Overview

Who Memento is best for.

Best for

Probably not for

How Memento is performing right now

Homes For Sale Right Now in Memento

Memento on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Memento

Beachside peninsula reinvestment

Coastal flood zones and insurance on the peninsula

Limited public detail on the subdivision

Memento units listed across a wide size and price range

The Memento 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 Memento.

What ~$270K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Memento holds value.

5 Mistakes Buyers Make in Memento

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 Memento is different.

Which Lots & Views Hold Value Best

Memento in 15 seconds.

HOA, CDD & Fees

Tools for a Memento buy.

Thinking of selling in Memento?

In Memento, condition and view decide your number

What is your Memento home worth?

Price History: What Homes Here Have Actually Sold For

Memento Market Scorecard

Frequently Asked Questions

Should you buy in Memento?

Get the inside read on Memento

You are all set.