Oak Bluff
Homes for Sale in Daytona Beach, FL
True comps, carrying-cost math, and listings before the portals.
Oak Bluff's 195 homes were built anywhere from 1948 to 2023, with a median build year of 1968 - so what a given home is worth here comes down largely to how well it has been updated, not to a single shared construction era. Median living space sits at 1,404 square feet, a modest footprint that keeps the community accessible to buyers who don't need scale.
With just 3 active listings and only 2 closings in the most recent window, transaction volume here is thin - and 18 months of supply puts this squarely in buyer-leaning territory. Sellers should price to the comps that actually exist rather than assume urgency, and buyers who find the right listing have real room to negotiate.
Oak Bluff right now
🟢 Buyer-leaning market. 18.0 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 14, 2026. Confidence: Low (3 active and pending listings, 2 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 14, 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 Oak Bluff. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Oak BluffPhotos from DBAMLS listings in Oak Bluff; content deemed reliable but not guaranteed.
Who Oak Bluff is best for.
Best for
- Buyers comfortable evaluating a home's individual renovation history rather than relying on a uniform build year.
- Buyers who want negotiating room in a market currently running 18 months of supply.
- Buyers targeting a compact, roughly 1,404-square-foot floor plan over a larger footprint.
Probably not for
- Buyers who want only recently built homes with no older-vintage stock nearby.
- Buyers who need a wide field of choices - only 3 active listings are on the market as of this snapshot.
- Buyers expecting fast-moving, high-competition offers in a market currently leaning toward buyers.
The market around Oak Bluff
Oak Bluff is a small community — 158 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32117, 221 homes are on the market and 21% are under contract — a steady corner of Daytona Beach.
Across Volusia County, 4,230 homes are active and 1,084 pending (20% under contract).
The housing mix here is 90% manufactured home, 7% single family residence, 1% condominium.
ZIP and county figures describe the wider market, not Oak Bluff specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Oak Bluff
Live MLS inventory for Oak Bluff. 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 · 7 daysTop listing
Active · 162 days
Active · 179 daysActive and pending Oak Bluff listings as of 2026-07-14, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Oak Bluff 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 Oak Bluff
- Security Lights · reported on 1 of 1 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
- Westside · Elementary
- Campbell · Middle
- Mainland · High
Zoned schools reflect the assignments reported on recent Oak Bluff 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 Oak Bluff address.
=======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 Oak Bluff. 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 Oak Bluff Homes for Sale in Daytona 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
Oak Bluff 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 Oak Bluff address.
>>>>>>> origin/mainThe Oak Bluff buying strategy.
If we were buying in Oak Bluff 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 Oak Bluff.
Vintage variety, market patience
The spread of construction years - 1948 to 2023 - means Oak Bluff isn't a single-phase subdivision; it's a long-assembled community where an early-built home can sit blocks from recent construction. The median build year of 1968 anchors the typical home toward the older end of that range, which puts a premium on knowing a specific property's renovation history before writing an offer. At a median of 1,404 square feet, homes here tend toward efficient footprints rather than sprawling floor plans.
The current market read is buyer-leaning: 3 active listings and 18 months of supply against a window of just 2 closings signal inventory outpacing demand. Reported amenities include security lighting across the community's MLS listings (verify current amenities and access with the HOA), and homestead exemption is recorded on about 58% of homes. For sellers that means realistic pricing matters; for buyers it means the ability to be selective.
The location and the amenities are priced into every listing in Oak Bluff. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community spanning 1948-to-2023 construction with only a handful of active listings at any time, the details matter more than the marketing. Momentum agents pull the actual comps, verify what's been updated versus what hasn't, and confirm amenity details - like the security lighting reported in MLS data - directly with the HOA rather than relying on listing copy. In a buyer-leaning market with this little active inventory, that groundwork is what separates a fair offer from a guess.
Oak Bluff 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 Oak Bluff 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 Oak Bluff sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Oak Bluff, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Oak Bluff home worth?
Get a no-obligation home value based on real comparable sales in Oak Bluff, 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 Oak Bluff 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.
21% of homes for sale in ZIP 32117 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).
Oak Bluff Market Scorecard
Oak Bluff is currently a buyer-leaning market (limited data). About 18.0 months of supply, a median asking price of $255,000, and homes go under contract in about 162 days.
Typical home value in the 32117 ZIP is $214,625, about 17.5% 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.
Oak Bluff Market Scorecard
Oak Bluff is currently a buyer-leaning market (limited data). About 18.0 months of supply, a median asking price of $255,000, and homes go under contract in about 157 days.
Typical home value in the 32117 ZIP is $214,625, about 17.5% 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.
Frequently Asked Questions
Is Oak Bluff a buyer's or seller's market right now?
How many homes are in Oak Bluff?
What share of Oak Bluff is owner-occupied?
When were the homes in Oak Bluff built?
Do cash buyers compete in Oak Bluff?
Who is the best real estate agent for Oak Bluff?
How do I find a top Daytona Beach real estate agent who knows Oak Bluff?
Can Momentum Realty connect me with an agent for Oak Bluff?
Should you buy in Oak Bluff?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Oak Bluff with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: July 14, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (7 streets, ZIP 32117/32119/32176/32726/32744)) |
| Under-contract shares | DBAMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2003 (71 transactions analyzed) |
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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