Ocean Breeze Homes for Sale in Ormond Beach, FL

Established 1988 · Intracoastal West · ZIP 32224

An established, affordable single-family neighborhood (Ocean Breeze Estates) on the Ormond Beach barrier island, a short distance from the Atlantic.

Single-familyBeachside OrmondAffordable

Live Market Pulse

50/100
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 Ocean Breeze

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

$580K

Median Price

0mo

Supply

n/a

Avg DOM

Soft

Seller Leverage

$283/sf

Median $/Sqft

-10%

1-Yr Price Change

0now

Distress

Jon's Current Read

"Ocean Breeze, known as Ocean Breeze Estates, is an established single-family neighborhood on the Ormond Beach barrier island, and the read is affordable beachside-area living. Right-sized homes (roughly 900 to 1,650 square feet) sit a short distance from the Atlantic in a quiet beachside pocket. The trade is beachside carrying cost (wind and flood insurance) and varied home condition, so the purchase is about the specific home, its elevation, and its proximity to a beach access."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Ocean Breeze market snapshot (as of June 25, 2026): the median sale price is about $580K ($283 per sq ft), a buyer-leaning market (limited data). Values are down 10% over the past year and up 316% since 2012, based on 3 recent closings in live Daytona-area MLS data.

Ocean Breeze, listed as Ocean Breeze Estates, is a single-family neighborhood on the barrier island in Ormond Beach, Volusia County (ZIP 32176), a short distance from the Atlantic. It is an established, value-tier beachside-area pocket rather than a gated or amenity-driven community.

Homes are right-sized single-family residences, generally ranging from about 900 to 1,650 square feet, on quiet streets, an affordable entry into the Ormond beachside area.

The location pairs beachside-area living with Ormond convenience: a short distance to the Atlantic, the Granada Boulevard corridor and the bridge to the mainland nearby, and Ormond's parks and shopping within reach.

Because Ocean Breeze is an established beachside-area neighborhood with homes of varied condition, the purchase is about the individual home, its age, elevation, condition, and lot, with coastal wind and flood insurance underwritten as part of the price.

Quick Match

Who Ocean Breeze is best for.

Best for

Buyers who want an affordable single-family home in the Ormond beachside area
Buyers who value a short distance to the Atlantic at a value price
Those comfortable budgeting coastal wind and flood insurance

Probably not for

Buyers who want a gated, amenity-rich master community
Anyone seeking new construction or a low-maintenance condo
Buyers unwilling to underwrite coastal insurance on a beachside-area home

Market Pulse

How Ocean Breeze is performing right now

50/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

0Months of supplytight

57Median days on marketdays

0 : 0Under contract vs for salestrong demand

3Sold in last 12 monthsliquidity

+316%Median price since 2012appreciation

+0%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 Ocean Breeze listings and the trailing twelve months of closed sales.

Where prices are going$369K2026 YTD

Median sale price by year. Tap a label to compare Sunny Shores 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$2482026 YTD

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

Supply and demand now0 : 0active : pending

For sale0

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 Ocean Breeze buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Ocean Breeze

Live MLS inventory for Ocean Breeze. 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.

32 Ocean Breeze Circle home for sale in Ocean Breeze

Sold

$700,000

4 bd · 4.5 ba · 2,822 sqft

32 Ocean Breeze Circle, Ormond Beach, 32176

Listed by Realty Pros Assured

4 San Jose Drive home for sale in Ocean Breeze

Sold

$580,000

2 bd · 2 ba · 1,457 sqft · built 1959

4 San Jose Drive, Ormond Beach, 32176

Listed by Adams, Cameron & Co., Realtors

13 Starlight Drive home for sale in Ocean Breeze

Sold

$455,000

3 bd · 2 ba · 1,610 sqft · built 2004

13 Starlight Drive, Ormond Beach, 32176

Listed by Adams, Cameron & Co., Realtors

No homes are actively for sale in Ocean Breeze right now, so its recent closed sales are shown, as of 2026-06-25, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc.. Tap any home to ask about it.

Interactive Map

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

The Atlantic beach~3 to 5 min · a short distance east

Granada Boulevard (SR-40)~5 to 10 min · Ormond's main corridor and the bridge

Ormond Beach mainland~10 min · west over the Granada bridge

Interstate 95~10 to 15 min · via Granada Blvd

Ormond shopping (Publix / plaza)~5 min · groceries and services

Downtown Daytona Beach~20 min · south along the peninsula

Daytona Beach International Airport~20 to 25 min · via Granada Blvd and I-95

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

Ann Rustin Estates Homes for Sale in Ormond Beach, FLOrmond Beach, FL · adjacent

Silk Oaks Homes for Sale in Ormond Beach, FLOrmond Beach, FL · adjacent

Woodmere Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.2 mi

Spanish Waters Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.3 mi

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

Sunny Shores Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.4 mi

Shoreham Oceanfront Condo in Ormond Beach, FLOrmond Beach, FL · 0.4 mi

Daytona Shores Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.4 mi

Tanglewood Forrest Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.5 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

Ocean Breeze (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

Ocean Breeze 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 Ocean Breeze address.

The takeaway

What is actually relevant to Ocean Breeze buyers, sourced and dated. We do not publish rumor.

Recent Developments in Ocean Breeze

Development Intelligence

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

Net OutlookBullishOcean Breeze is an established, built-out beachside-area neighborhood, so activity is resale. Ormond's beachside scarcity and the affordable price point support demand; the recurring factors are coastal insurance and individual home condition.

Affordable beachside-area single-family

BullishDetached homes a short distance from the Atlantic at an affordable price are a scarce value in the Ormond beachside area. impact

SignificanceRadius: Ormond beachside

Affordable beachside-area single-family

Coastal insurance and home condition

NeutralAs a beachside-area neighborhood of varied-age homes, wind and flood insurance and individual condition drive carrying cost more than any community feature. impact

SignificanceRadius: Beachside lots

Coastal insurance and home condition

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 Ocean Breeze, 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 ↓

2026
Market
Ocean Breeze Estates profile
Ocean Breeze, listed as Ocean Breeze Estates, is an established single-family neighborhood on the Ormond Beach barrier island (ZIP 32176), with right-sized homes generally from about 900 to 1,650 square feet a short distance from the Atlantic (neighborhood and brokerage listing sources, 2026). Why it matters: The affordable beachside-area location is the draw; price the specific home on its elevation, condition, and beach proximity, and underwrite coastal insurance. 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 Ocean Breeze buying strategy.

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

Read the specific home's age, elevation, and systems. Beachside-area homes vary widely; confirm roof, HVAC, and finished-floor elevation, and check for prior storm or water intrusion.

Get real wind and flood insurance quotes. Pull the FEMA flood zone for the address and bindable wind and flood quotes during diligence, since these are the defining beachside-area carrying costs.

Confirm any HOA or deed restrictions. Many Ormond beachside-area streets have no mandatory HOA; verify dues, if any, for the specific parcel.

Verify the exact walk or drive to a beach access. Confirm the real distance to the nearest beach approach, since proximity is much of the value.

Verify the zoned schools by address. Ormond Beach is served by Volusia County Schools; confirm the current zoned schools with the district locator.

The Quick Decision

Best Buy

An updated home on a higher, well-drained lot a short distance from a beach access, with wind and flood insurance already quoted.

Biggest Risk

Coastal insurance cost and older-home condition; an unrenovated home on a lower lot can carry meaningfully higher all-in costs.

Best Lot

Higher, dry lots closest to a beach access carry the premium; verify elevation and flood zone before paying for proximity.

Smart Timing

Affordable beachside-area single-family is scarce in Ormond, which supports value; price the specific home on condition and beach proximity.

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

Ocean Breeze, listed as Ocean Breeze Estates, is an established single-family neighborhood on the barrier island in Ormond Beach, Volusia County (ZIP 32176), a short distance from the Atlantic. Homes are right-sized single-family residences generally from about 900 to 1,650 square feet, of varied era and condition, on quiet beachside-area streets. There is no gated amenity campus; the appeal is affordable detached beachside-area living a short distance from the ocean, with the Granada corridor and the bridge to the mainland nearby.

Ocean Breeze Homes For Sale

What your money buys in Ocean Breeze.

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

Entry: smaller or original homes

$455K to $580K

Smaller (toward 900 square feet) or original-condition homes, candidates for updating, at the lower end. The value play for buyers willing to renovate; verify elevation, flood zone, and systems first.

Lowest entry

Mid: updated single-family homes

$580K to $700K

Move-in homes with updates, the core of the neighborhood (toward 1,650 square feet). Condition and beach proximity separate these.

Most inventory

High: larger or beach-closest homes

$700K to $700K

Larger or fully updated homes, and those closest to a beach access, set the neighborhood's modest ceiling. Proximity, lot, and condition drive the premium.

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 ~$580K buys here.

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

$455K to $580K

Entry: smaller or original homes

$580K to $700K

Mid: updated single-family homes

Move-in homes with updates, the core of the neighborhood (toward 1,650 square feet). Condition and beach proximity separate these.

$700K to $700K

High: larger or beach-closest homes

Larger or fully updated homes, and those closest to a beach access, set the neighborhood's modest ceiling. Proximity, lot, and condition drive the premium.

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 Ocean Breeze, 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 Ocean Breeze 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 Ocean Breeze 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 Ocean Breeze

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.

“

Ocean Breeze sells affordable beachside-area living in detached form: a single-family home a short distance from the Atlantic in Ormond. The location does the work; the diligence is the home's elevation, condition, and coastal insurance.

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.

7.2B · Buy Score

Resale Strength7.4/10

Renovation Risk6.2/10

Location Efficiency8.0/10

Long-Term Defensibility7.2/10

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 Ocean Breeze 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

Higher, dry lots closest to a beach access carry the premium here.
Lower lots can mean higher flood insurance; verify elevation before paying for proximity.
Condition and beach access drive value more than headline price; compare like for like.

In Ocean Breeze, lot quality, elevation, and beach proximity drive value alongside the home's condition. Higher, dry lots a short distance from a usable beach access carry the premium, while lower lots can mean materially higher flood insurance, so elevation and the FEMA flood zone deserve a careful read before you pay for proximity. Because this is an established beachside-area neighborhood with homes of varied era and size, the honest approach is to compare a home against the closest similar Ormond beachside sale rather than a citywide average, and to underwrite the coastal insurance for the specific address as part of the price.

The 15-Second Verdict

Ocean Breeze in 15 seconds.

Best forBuyers who want an affordable single-family home a short distance from the Atlantic in the Ormond beachside area.

Strong onAffordable beachside-area location, detached-home value, and a short distance to the ocean.

WatchCoastal wind and flood insurance, individual home age and elevation, and varied condition across the neighborhood.

Not forBuyers who want a gated amenity community, new construction, or a low-maintenance condo.

The edgeAffordable detached homes a short distance from the Ormond beach are a scarce value that supports demand.

HOA, CDD & Fees

15-Second Take

Many Ocean Breeze homes likely have no mandatory HOA; confirm per parcel.
The defining cost is coastal wind and flood insurance, not association dues.
The value is the affordable beachside-area location near the Atlantic.

Ocean Breeze (Ocean Breeze Estates) is primarily a single-family beachside-area neighborhood, and many Ormond beachside-area streets have no mandatory community-wide homeowners association, so many homes carry no HOA dues. Confirm whether the specific home carries an HOA or any deed restrictions before you buy.

Where no HOA applies, services come from the City of Ormond Beach and Volusia County (roads, beach access, public safety). Where a voluntary association exists, confirm exactly what, if anything, it covers.

There is no developer amenity club; the draw is the nearby public beach and Ormond parks and shopping rather than a private campus.

Run Your Numbers

Tools for a Ocean Breeze 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 Ocean Breeze.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 Ocean Breeze

Thinking of selling in Ocean Breeze?

Your buyer wants an affordable detached home near the Ormond beach. Sell what is specific: the home's updates and elevation, the distance to a beach access, and a clean 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 Ocean Breeze, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Sunny Shores, 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 Ocean Breeze home worth?

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

Real comps, not a Zestimate.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Ocean Breeze 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.

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.

Ocean Breeze Market Scorecard

Buyer-Leaning Market (limited data)

Ocean Breeze is currently a buyer-leaning market (limited data). Limited supply, a median asking price of n/a.

n/a

Months supply

n/a

Median list

$580,000

Median sold

$283

Per sqft

n/a

Days on mkt

0/0/3

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 Ocean Breeze?

Ocean Breeze, listed as Ocean Breeze Estates, is a single-family neighborhood on the barrier island in Ormond Beach, Volusia County (ZIP 32176), a short distance from the Atlantic.

What kinds of homes are in Ocean Breeze?

Right-sized detached single-family homes, generally from about 900 to 1,650 square feet, of varied era and condition.

How close is the beach?

It is a short distance from the Atlantic. Confirm the exact walk or drive to the nearest usable beach access for the specific home, since that proximity is much of the value.

Does Ocean Breeze have an HOA?

Many Ormond beachside-area streets have no mandatory community-wide HOA, so many homes carry no dues. Confirm whether the specific parcel has an HOA or deed restrictions before you rely on that.

How much do homes cost in Ocean Breeze?

It is an affordable entry into the Ormond beachside area; pricing varies with size, condition, and beach proximity. Confirm current pricing for the specific home with up-to-date comps.

What are the main carrying costs?

On the beachside, wind and flood insurance are the defining recurring costs and vary by home and elevation. Pull the FEMA flood zone and bindable insurance quotes during diligence.

What schools serve Ocean Breeze?

The neighborhood is served by Volusia County Schools, with assignments set by address. Verify the current zoned schools with the district's locator.

Is Ocean Breeze gated or does it have amenities?

No. It is an affordable beachside-area single-family neighborhood without a gate or amenity campus. The amenities are the nearby public beach and Ormond parks and shopping.

Is it on the no-drive beach?

Beach-driving rules vary by section along the Ormond coast; confirm the specific stretch's driving and access rules at the nearest access, since they affect the beach experience.

What should I verify before buying?

Confirm the home's age, elevation, and systems, the FEMA flood zone and bindable wind and flood quotes, any HOA or deed restrictions, and the real distance to a beach access.

How does it compare to a beachside condo?

Ocean Breeze offers a detached home with a yard and no shared building or condo dues, versus a condo's lower maintenance and shared amenities. The trade is more upkeep and direct insurance responsibility for the privacy of a single-family home near the beach.

Is Ocean Breeze a good investment?

Affordable detached homes near the Ormond beach are scarce, which tends to support value. The key is buying the right individual home: verify elevation, condition, beach proximity, and coastal insurance before deciding.

Who is the best real estate agent for Ocean Breeze Real Estate?

The best agent for Ocean Breeze Real Estate 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 Ocean Breeze Real Estate.

How do I find a top Ormond Beach real estate agent who knows Ocean Breeze Real Estate?

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 Ocean Breeze Real Estate and the wider Ormond Beach area.

Can Momentum Realty connect me with an agent for Ocean Breeze Real Estate?

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

The Verdict

Should you buy in Ocean Breeze?

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

You want an affordable single-family home in the Ormond beachside areaExcellent fit

You value a short distance to the Atlantic at a value priceExcellent fit

You are comfortable budgeting coastal wind and flood insuranceExcellent fit

You want a gated, amenity-rich master communityProbably not

You want new construction or a low-maintenance condoProbably not

You are not willing to underwrite coastal insurance on a beachside-area homeProbably not

Get the inside read on Ocean Breeze

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Ocean Breeze 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.

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A Momentum Realty Ocean Breeze specialist will reach out personally, usually the same day.

Thinking about hiring an agent here? How to find the best real estate agent in Ocean Breeze - 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.

Ocean Breeze Ormond Beach median home price history from 2012 to 2025, chart by Momentum Realty — Median sale price in Ocean Breeze Ormond Beach, Florida by year (2012 to 2025). Source: Momentum Realty.

Ocean Breeze Homes for Sale in Ormond Beach, FL

The 60-Second Overview

Who Ocean Breeze is best for.

Best for

Probably not for

How Ocean Breeze is performing right now

Homes For Sale Right Now in Ocean Breeze

Ocean Breeze on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Ocean Breeze

Affordable beachside-area single-family

Coastal insurance and home condition

Ocean Breeze Estates profile

The Ocean Breeze buying strategy.

The full read, only if you want it.

What your money buys in Ocean Breeze.

What ~$580K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Ocean Breeze holds value.

5 Mistakes Buyers Make in Ocean Breeze

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 Ocean Breeze is different.

Which Lots & Views Hold Value Best

Ocean Breeze in 15 seconds.

HOA, CDD & Fees

Tools for a Ocean Breeze buy.

Thinking of selling in Ocean Breeze?

In Ocean Breeze, condition and view decide your number

What is your Ocean Breeze home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Ocean Breeze Market Scorecard

Frequently Asked Questions

Should you buy in Ocean Breeze?

Get the inside read on Ocean Breeze

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Need to sell fast in Duval County?

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