Oakview Heights Homes for Sale in Ormond Beach, FL

Established 1988 · Intracoastal West · ZIP 32224

A no-HOA single-family neighborhood on the Ormond barrier island, blocks from the no-drive beach, with mid-century homes and no association fees.

No HOABarrier island, blocks from the beachEstablished single-family

Live Market Pulse

49/100
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 Oakview Heights

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

$505K

Median Price

4.8mo

Supply

82days

Avg DOM

Soft

Seller Leverage

$253/sf

Median $/Sqft

n/a

1-Yr Price Change

0now

Distress

Jon's Current Read

"Oakview Heights reads as a no-HOA single-family neighborhood on the Ormond barrier island, a quieter, county-side alternative to the high-rise condos, with mid-century homes blocks from the no-drive beach. Homes run around 2,100 square feet and have recently listed roughly in the mid-$400,000s to high-$600,000s, with no association fees a notable draw. The buy is condition-lot-and-elevation; price each home on its lot and updates and read the FEMA flood zone, the defining cost on a barrier-island address. 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

Oakview Heights market snapshot (as of June 25, 2026): the median sale price is about $505K ($253 per sq ft), with homes averaging 82 days on market and 4.8 months of supply, a buyer-leaning market (limited data). Based on 5 recent closings in live Daytona-area MLS data.

Oakview Heights is an established single-family neighborhood on the Ormond barrier island in the Ormond Beach area, Volusia County, ZIP 32176, centered on Oakview Circle, between the Atlantic Ocean and the Intracoastal (BEX Realty; redfin.com, accessed June 2026).

Homes are predominantly site-built single-family, many from the 1950s and 1960s, sized around 2,100 square feet, and the neighborhood has no homeowner association, which is a notable feature for buyers who want to avoid association fees and rules. Recent single-family listings have run roughly from the mid-$400,000s to the high-$600,000s.

It sits in the unincorporated Ormond-by-the-Sea stretch, a quiet county-side community some prefer over the city, with the beach less than two blocks away from some properties and the Intracoastal to the west. It is a residential, low-rise alternative to the barrier-island condo towers.

As a barrier-island address, flood zone and coastal insurance are the central diligence items: the FEMA map is authoritative per parcel and elevation can differ between the ocean side and the river side. Confirm the specific parcel's zone and a bindable coastal insurance quote, and on mid-century homes the roof, systems, and any updates.

Quick Match

Who Oakview Heights is best for.

Best for

Buyers who want a no-HOA single-family home on the Ormond barrier island
Buyers who want to be blocks from the no-drive beach without a high-rise condo
Owner-occupiers and second-home buyers comfortable with barrier-island insurance
Buyers who will price lot, elevation, and condition house-by-house

Probably not for

Buyers who want a high-rise oceanfront condo with resort amenities
Buyers who want a gated, uniform single-builder subdivision
Anyone unwilling to verify the FEMA flood zone and budget coastal insurance
Buyers who want to be on the mainland away from coastal-insurance complexity

Market Pulse

How Oakview Heights is performing right now

49/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

4.8Months of supplytight

82Median days on marketdays

0 : 2Under contract vs for salestrong demand

5Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+26%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 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Oakview Heights listings and the trailing twelve months of closed sales.

Where prices are going$360K2026 YTD

Median sale price by year. Tap a label to compare Ormond Beach Oceanfront Condos or Ormond 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 foot$2472026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now2 : 0active : pending

For sale2

Pending0

Sold 12mo5

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 Oakview Heights buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Oakview Heights

Live MLS inventory for Oakview Heights. 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.

2317 Bonnie View Drive home for sale in Oakview Heights

Active · 25 daysTop listing

$640,000

3 bd · 2.5 ba · 1,788 sqft · built 1969

2317 Bonnie View Drive, Ormond Beach, 32176

Renovated

Listed by Aloha Realty of Florida LLC

2401 John Anderson Drive home for sale in Oakview Heights

Active · 140 days

$399,000

2 bd · 2.5 ba · 1,418 sqft · built 1961

2401 John Anderson Drive, Ormond Beach, 32176

Reno opportunityBest value

Listed by Culver Realty & Property Management

Interactive Map

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

The no-drive Atlantic beach~2 to 5 min · less than two blocks from some homes

Intracoastal (Halifax River)~2 to 5 min · to the west

Granada Blvd (SR-40) Ormond Beach core~12 to 18 min · shopping, dining, the bridge

Ormond Beach / downtown~15 to 20 min · south on A1A and across the river

Interstate 95 (SR-40)~18 to 25 min · west via Granada Blvd

Daytona Beach International Airport (DAB)~25 to 35 min · south through Daytona Beach

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 Oakview Heights Homes for Sale in Ormond Beach, FL with Momentum Realty’s local guides.

Leeward Winds Homes for Sale in Ormond Beach, FLOrmond Beach, FL · adjacent

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Avalon By The Sea Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.2 mi

Imperial Heights Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.3 mi

Oceanaire Condo of Ormond By The Sea Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.4 mi

Ormond Beach Manors Homes for SaleOrmond Beach, FL · 0.4 mi

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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

Oakview Heights (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

Oakview Heights 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 Oakview Heights address.

The takeaway

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

Recent Developments in Oakview Heights

Development Intelligence

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

Net OutlookBullishThe Ormond barrier island is largely built out and low density, so the story for a no-HOA single-family neighborhood is condition, lot, and coastal insurance rather than new construction.

No-HOA single-family scarcity on the barrier island

BullishNotable impact

SignificanceRadius: Ormond barrier island

A no-HOA single-family neighborhood blocks from the beach is a sought-after, limited-supply product on a barrier island dominated by condos, supporting steady demand.

Coastal flood zones and insurance

NeutralNotable impact

SignificanceRadius: Volusia barrier island

The barrier island carries coastal flood-zone and wind-insurance exposure, and the FEMA zone can differ between the ocean side and the river side; confirm the specific parcel's zone and a bindable quote before you waive contingencies.

Mid-century home condition

NeutralMinor impact

SignificanceRadius: Oakview Heights

Many homes date to the 1950s and 1960s, so roof, systems, and updates drive value; inspect and price house-by-house.

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 Oakview Heights, 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
Community
No-HOA barrier-island neighborhood documented by third-party sources
Third-party sources describe Oakview Heights as a no-HOA single-family neighborhood on the Ormond barrier island, with homes around 2,100 square feet recently listed roughly mid-$400,000s to high-$600,000s and the beach less than two blocks away from some properties. Why it matters: Sizes, pricing, and the no-HOA status are reported by third-party sources; verify the specific lot, the FEMA flood zone, and any recorded restrictions before relying on them. 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 Oakview Heights buying strategy.

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

Pull the FEMA flood zone for the exact parcel. On the barrier island the zone and elevation can differ block to block; read the determination and get a bindable coastal wind and flood quote.

Inspect the mid-century home. Roof age, HVAC, plumbing, electrical, and any updates drive the real cost on 1950s-60s homes; budget them before you write.

Confirm the no-HOA status and any deed restrictions. The neighborhood is reported as no-HOA; verify in writing that no association or recorded restrictions apply to the specific lot.

Confirm the distance to beach access. Some homes are less than two blocks from the beach; verify the nearest access for the specific home.

Comp house-by-house. Price the specific home on its lot, elevation, and condition against the closest comparable Oakview Heights sale.

The Quick Decision

Best Buy

A well-kept or updated mid-century home on a higher-elevation lot with a verified flood and insurance picture, priced on its own lot and condition.

Biggest Risk

Coastal flood and wind insurance, a low-elevation parcel, or deferred maintenance on a 1950s-60s home.

Best Lot

Lot and elevation are the asset here: position relative to the ocean and river and the parcel's elevation drive value.

Smart Timing

A scarce no-HOA barrier-island product gives a prepared buyer who has read the flood and insurance math a confident position.

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

Oakview Heights is an established no-HOA single-family neighborhood on the Ormond barrier island in the Ormond Beach area, Volusia County, ZIP 32176, centered on Oakview Circle, between the Atlantic Ocean and the Intracoastal. Homes are predominantly site-built single-family, many from the 1950s and 1960s, sized around 2,100 square feet, and recently listed roughly mid-$400,000s to high-$600,000s, with the beach less than two blocks away from some properties. It sits in the quieter unincorporated Ormond-by-the-Sea stretch, a low-rise alternative to the barrier-island condo towers. There are no reported association fees (confirm no recorded restrictions per lot), and the central diligence items are the FEMA flood zone and elevation per parcel, coastal insurance, and the mid-century home's condition.

Oakview Heights Homes For Sale

What your money buys in Oakview Heights.

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

Entry: original-condition mid-century homes

$440K to $505K

Original-condition 1950s-60s homes are the value entry, recently listing in the mid-$400,000s range. Budget the updates and confirm the roof and systems before you write (third-party context, June 2026, not MLS).

Lowest entry

Mid: updated single-family homes

$505K to $546K

Updated homes are the core of the neighborhood. Condition, lot, and elevation separate these; price on the closest comparable sale.

Most inventory

High: renovated or best-position homes

$546K to $619K

Renovated homes and those closest to the beach reach toward the high-$600,000s. Price each on its lot, elevation, and condition, not a neighborhood 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 ~$505K buys here.

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

$440K to $505K

Entry: original-condition mid-century homes

$505K to $546K

Mid: updated single-family homes

Updated homes are the core of the neighborhood. Condition, lot, and elevation separate these; price on the closest comparable sale.

$546K to $619K

High: renovated or best-position homes

Renovated homes and those closest to the beach reach toward the high-$600,000s. Price each on its lot, elevation, and condition, not a neighborhood average.

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 Oakview Heights, 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.

Updated homes ask about 27% more per square foot than original-condition homes, and they tend to sell faster. In an all-resale market, condition is the single biggest swing in value, which is why reading the renovation math is the whole game.

Asking price per square foot

Renovated$358

Original$281

Median days on market

Renovated25

Original140

From current Oakview Heights listings (renovated 1, original 1); condition inferred from listing descriptions, asking not closed figures. The exact number depends on a specific home's updates, lot, and view, which is the read we do before you offer.

Operator Note

The trap here is a beautifully staged original-condition home. Staging is cheap; a roof, HVAC, and a full modernization are not. We price the real renovation before you fall for the listing photos, because in an all-resale market that number is the difference between a deal and the most expensive house on the street.

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 Oakview Heights 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 Oakview Heights

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.

“

Oakview Heights is a no-HOA single-family home on the barrier island, blocks from the beach. The deal is read in the lot, the elevation, the mid-century home's condition, and a real coastal-insurance quote, not the sticker.

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.

6.7B · Buy Score

Resale Strength6.6/10

Renovation Risk5.8/10

Location Efficiency7.6/10

Long-Term Defensibility6.8/10

Carrying Cost Advantage6.2/10

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 Oakview Heights 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

Lot and elevation are the asset: position relative to the ocean and river and elevation drive value.
No HOA is a real differentiator on a condo-dominated barrier island.
Mid-century condition drives cost; comp house-by-house.

On a barrier-island single-family neighborhood, the lot does much of the work. At Oakview Heights, position relative to the Atlantic and the Intracoastal and the parcel's elevation drive value, and the no-HOA status is a genuine differentiator on a barrier island otherwise dominated by condos. Because many homes date to the 1950s and 1960s, the honest approach is to verify the flood zone and elevation, inspect the home, then price it on its lot and condition against the closest comparable Oakview Heights sale rather than a ZIP-wide average.

The 15-Second Verdict

Oakview Heights in 15 seconds.

Best forBuyers who want a no-HOA single-family home on the Ormond barrier island, blocks from the no-drive beach.

Strong onNo HOA and scarcity: a limited-supply single-family product near the beach, away from condo-tower rules and fees.

WatchCoastal flood zones and insurance, elevation differences, and mid-century home condition.

Not forBuyers who want a high-rise condo, a gated subdivision, or a mainland address away from coastal insurance.

The edgeA no-HOA single-family neighborhood blocks from the beach, a scarce product on a condo-dominated barrier island.

HOA, CDD & Fees

15-Second Take

No HOA is reported; confirm no association or deed restrictions apply to the lot.
No amenity package, gate, or community pool, and no association fees.
No CDD is expected; confirm per parcel.
The real recurring cost to budget is coastal wind and flood insurance.

Oakview Heights is reported as a no-HOA single-family neighborhood, so no association dues are expected; confirm in writing that no association or recorded deed restrictions apply to the specific lot. No CDD is expected; confirm per parcel.

There are no reported community amenities, gate, or pool, and no association fees; the home funds its own maintenance. Verify there is no hidden association for the specific lot.

There is no private club or mandatory membership; the draw is the public no-drive beach blocks away.

Run Your Numbers

Tools for a Oakview Heights 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 Oakview Heights.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 Oakview Heights

Thinking of selling in Oakview Heights?

Your buyer is comparing single-family options across the Ormond barrier island, so sell what is specific and verifiable: the no-HOA status, the lot and elevation, any updates, the distance to beach access, 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 Oakview Heights, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Ormond Beach Oceanfront 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 Oakview Heights home worth?

Get a no-obligation home value based on real comparable sales in Oakview Heights 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 Oakview Heights on the map →

Real comps, not a Zestimate.

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.

$1,789/mo

Volusia County typical true cost to own

$151/mo

Volusia County typical home insurance

Check CDD

Confirm 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.

Oakview Heights Market Scorecard

Buyer-Leaning Market (limited data)

Oakview Heights is currently a buyer-leaning market (limited data). About 4.8 months of supply, a median asking price of $519,500, and homes go under contract in about 87.5 days.

4.8

Months supply

$519,500

Median list

$505,000

Median sold

$253

Per sqft

87.5

Days on mkt

2/0/5

Active/Pend/Sold

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.

Frequently Asked Questions

Where is Oakview Heights?

Oakview Heights is a single-family neighborhood on the Ormond barrier island in the Ormond Beach area, ZIP 32176, centered on Oakview Circle, between the Atlantic Ocean and the Intracoastal.

Does Oakview Heights have an HOA?

It is reported as a no-HOA neighborhood, which is a notable draw for buyers who want to avoid association fees and rules. Confirm in writing that no association or recorded deed restrictions apply to the specific lot.

What kind of homes are in Oakview Heights?

Site-built single-family homes, many from the 1950s and 1960s, sized around 2,100 square feet. Homes vary in condition; compare house-by-house.

Is Oakview Heights on the beach?

It is a barrier-island neighborhood with the no-drive beach less than two blocks away from some homes and the Intracoastal to the west. Confirm the nearest beach access for the specific home.

What do homes cost in Oakview Heights?

Recent single-family listings have run roughly from the mid-$400,000s to the high-$600,000s (third-party, June 2026, illustrative, not MLS). Confirm current pricing for a specific home.

Is Oakview Heights in a flood zone?

It is a barrier-island address, so expect coastal flood-zone exposure, and the zone and elevation can differ by parcel. The FEMA map is authoritative per parcel; confirm the determination and a coastal insurance quote for the specific home.

Is there a CDD?

No CDD is expected in an established no-HOA neighborhood like this, but confirm per parcel as a matter of course.

What should I check before buying a mid-century home here?

Inspect the roof age, HVAC, plumbing, electrical, and any updates, and get a real coastal wind and flood insurance quote on the specific parcel, then budget both into your offer.

What is nearby?

The no-drive beach less than two blocks away from some homes, the Intracoastal to the west, and Granada Blvd shopping and the mainland bridges a short drive south.

What schools serve Oakview Heights?

It is served by Volusia County Schools, with the general pattern including Ormond Beach Middle and Seabreeze High; confirm the current zoned schools for the specific home with the district before you rely on it.

What does the slug 'Add 01' refer to?

The MLS subdivision name includes a plat-addition designation (Addition 1) of Oakview Heights; it refers to the recorded plat, not a separate community. Confirm the exact plat and parcel in county records.

Should I use the listing agent to buy in Oakview Heights?

No. The listing agent works for the seller. On a barrier island where flood zone, elevation, and insurance drive value, having your own representation, which costs you nothing as the buyer, is the highest-leverage decision you make.

Who is the best real estate agent for Oakview Heights?

The best agent for Oakview Heights is one who actively works Ormond Beach and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Oakview Heights.

How do I find a top Ormond Beach real estate agent who knows Oakview Heights?

Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Oakview Heights and the wider Ormond Beach area.

Can Momentum Realty connect me with an agent for Oakview Heights?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Oakview Heights purchase or sale - no call center and no pressure.

The Verdict

Should you buy in Oakview Heights?

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

You want a no-HOA single-family home on the Ormond barrier islandExcellent fit

You want to be blocks from the no-drive beach without a high-rise condoExcellent fit

You are comfortable with barrier-island coastal insuranceExcellent fit

You will verify the FEMA flood zone, elevation, and the no-HOA status per parcelExcellent fit

You want a high-rise oceanfront condo with resort amenitiesProbably not

You want a gated, uniform single-builder subdivisionProbably 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 Oakview Heights

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

Thinking about hiring an agent here? How to find the best real estate agent in Oakview Heights - what to look for, questions to ask, and your local expert.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Information deemed reliable but not guaranteed.

Oakview Heights Homes for Sale in Ormond Beach, FL

The 60-Second Overview

Who Oakview Heights is best for.

Best for

Probably not for

How Oakview Heights is performing right now

Homes For Sale Right Now in Oakview Heights

Oakview Heights on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Oakview Heights

No-HOA single-family scarcity on the barrier island

Coastal flood zones and insurance

Mid-century home condition

No-HOA barrier-island neighborhood documented by third-party sources

The Oakview Heights buying strategy.

The full read, only if you want it.

What your money buys in Oakview Heights.

What ~$505K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Oakview Heights holds value.

5 Mistakes Buyers Make in Oakview Heights

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 Oakview Heights is different.

Which Lots & Views Hold Value Best

Oakview Heights in 15 seconds.

HOA, CDD & Fees

Tools for a Oakview Heights buy.

Thinking of selling in Oakview Heights?

In Oakview Heights, condition and view decide your number

What is your Oakview Heights home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Oakview Heights Market Scorecard

Frequently Asked Questions

Should you buy in Oakview Heights?

Get the inside read on Oakview Heights

You are all set.

Need to sell fast in Duval County?

You just read the data. Now see what your home is worth.

More Ormond Beach & Volusia County / Daytona Beach Area guides