Buying or selling? Call (904) 351-6461
Ocean Garden Condo in Daytona Beach

Ocean Garden Condo

Established 1988 · Intracoastal West · ZIP 32224

A small, low-rise beachside condominium on the Daytona Beach peninsula, an affordable walk-to-the-sand option with a one-month lease floor.

Beachside peninsulaLow-rise, 27 units1 month minimum lease
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 Garden

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
$848K
Median Price
0mo
Supply
148days
Avg DOM
Soft
Seller Leverage
n/a
Median $/Sqft
-6%
1-Yr Price Change
0now
Distress
Jon Brooks, founder of Momentum Realty
Jon's Current Read

"Ocean Garden is a small, two-story beachside condominium on the Daytona Beach peninsula, and the read is affordable, walk-to-the-beach ownership rather than a high-rise oceanfront view. The building was converted from apartments in the mid-2000s and runs on a one-month minimum lease, with a modest, all-in-leaning monthly fee that bundles most utilities. The entry price is low for a beachside address, which is the draw; the trade-offs are the older building, no pets, and a small association where one assessment is shared across few owners. Read the dues and reserve plan and comp against the closest same-unit sale."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Ocean Garden is a two-story, 27-unit condominium at 102 South Peninsula Drive in Daytona Beach, Volusia County, ZIP 32118, on the beachside peninsula a short walk from the Atlantic (condo.com; 386realestate.com, 2026).

The building was originally an apartment property and was converted to condominiums in roughly 2005 to 2006, so the structure is older than the condominium regime. It is a low-rise, walk-up-style community rather than a high-rise tower (386realestate.com; daytona-condos.com, 2026).

Pricing is among the more affordable for a Daytona Beach beachside address, with one recent unit listed near $82,500, reflecting the smaller, walk-to-the-beach value end of the market rather than a direct-oceanfront view (Redfin, 2026).

The association is reported to charge dues near $468 per month that bundle a broad set of services, including building insurance, exterior paint and maintenance, common-area landscaping, water, sewer, trash, pest control, assigned parking, and on-site laundry, and the building is reported to be no-pets with a one-month minimum lease, though one listing noted a unit without a minimum, so confirm the rental rule for the specific unit (386realestate.com, 2026).

Quick Match

Who Ocean Garden is best for.

Best for

  • Value-minded buyers who want an affordable, walk-to-the-beach home on the Daytona peninsula
  • Owner-occupants and seasonal residents comfortable with a one-month lease floor and a low-rise building
  • Buyers who like a bundled-services fee that covers most utilities and exterior upkeep

Probably not for

  • Buyers who want a direct-oceanfront view or a high-rise amenity tower
  • Pet owners, since the building is reported to be no-pets
  • Buyers who want a large association where assessments spread across many owners
Market Pulse

How Ocean Garden is performing right now

50/100
momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
0Months of supplytight
148Median days on marketdays
0 : 2Under contract vs for salestrong demand
0Sold in last 12 monthsliquidity
+127%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 10, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Ocean Garden listings and the trailing twelve months of closed sales.

8.6A- score
Momentum intelligence
Momentum buy score

Our proprietary read on how a home in Ocean Garden Condo buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Ocean Garden

Live MLS inventory for Ocean Garden Condo. 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.

102 S Peninsula Drive #202 home for sale in Ocean Garden CondoActive · 86 daysTop listing
$135,000
2 bd · 1 ba · 874 sqft · built 1972
102 S Peninsula Drive #202, Daytona Beach, 32118
Listed by Realty Pros Assured
102 S Peninsula Drive #300 home for sale in Ocean Garden CondoActive · 211 days
$90,000
1 bd · 1 ba · 608 sqft · built 1972
102 S Peninsula Drive #300, Daytona Beach, 32118
RenovatedBest value
Listed by 1st Florida Realty LLC

Active and pending Ocean Garden listings as of 2026-06-10, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc.. Tap any home to ask about it.

Interactive Map

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

Atlantic beach~3 to 5 min walk · beachside peninsula, a short walk to the sand (approximate, confirm)
Main Street / Boardwalk~5 min · Daytona Beach pier, boardwalk, and entertainment (approximate, confirm)
Halifax River / Beach Street~5 min · mainland riverfront over the bridge
Downtown Daytona~8 min · west over the bridge
Interstate 95~15 to 20 min · west via US-92 (approximate, confirm)
Daytona Beach International Airport (DAB)~15 min · west on the mainland (approximate, confirm)
Ponce Inlet~20 min · south along the peninsula

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 Garden Condo with Momentum Realty’s local guides.

Riverplace One HundredDaytona Beach · 1.0 miBDBayshore Bath and Tennis ClubDaytona Beach · 1.7 miMarina Grande on the HalifaxHolly Hill · 2.1 miHalifax LandingSouth Daytona · 3.9 miGDGeorgetowneDaytona Beach · 4.1 miThe PeninsulaDaytona Beach Shores · 4.1 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 Garden (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 Garden 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 Garden address.

The takeaway

What actually affects a small beachside condominium here, sourced and dated. We do not publish rumor.

Recent Developments in Ocean Garden Condo

Development Intelligence

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

Net OutlookBullishThe building is built out and small, so there is no new competing supply inside it. The relevant factors are Florida's condominium reserve rules and coastal insurance, plus the small association, which makes the dues and reserve plan the swing variables.

Small-association budget and reserves

NeutralWith only 27 units, large-ticket costs spread across few owners; read the budget, the reserve study, and any pending assessment before you write. impact
SignificanceRadius: Building-wide

Small-association budget and reserves

Coastal insurance environment

NeutralA beachside building carries wind and flood cost; request the current budget and insurance picture, and pull the FEMA flood zone for the unit. impact
SignificanceRadius: Building-wide

Coastal insurance environment

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 Garden Condo, 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 ↓

  1. 2022 to 2023
    Regulation

    SB 4-D and SB 154 condo reserve law

    Florida enacted SB 4-D in 2022, amended by SB 154 in 2023, requiring milestone inspections for condominium buildings three stories and taller and fully funded structural reserves; a two-story building may fall outside the inspection trigger while reserve expectations still apply. Why it matters: Confirm whether the milestone inspection applies and request the reserve study, since reserve funding affects the small association's dues. 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 Garden buying strategy.

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

1

Confirm the rental rule for the unit. The building is reported to use a one-month minimum, but one listing noted a unit without a minimum; verify the current rule for the specific unit in the association documents.

2

Read the dues and what they cover. Dues are reported near $468 per month and bundle most utilities and exterior upkeep; confirm the figure and the inclusions for the unit.

3

Get the reserve study. In a 27-unit association, ask for the reserve study and any pending assessment, since large-ticket costs spread across few owners.

4

Pull insurance and flood quotes. On a beachside building, get the FEMA flood zone and a bindable wind and flood quote for the specific unit during diligence.

5

Confirm the no-pet rule and parking. Verify the pet policy (reported no-pets) and the assigned parking space for the specific unit before you write.

The Quick Decision
Best Buy
An updated unit with verified dues, a confirmed one-month rental rule, and the reserve study in hand, at the building's affordable entry point.
Biggest Risk
An older converted building, a small association where assessments spread across few owners, and coastal insurance.
Best Lot
Upper-floor and updated units price modestly above lower or original-condition homes; there is no ocean-view premium to speak of.
Smart Timing
With only 27 units, few trade in a typical year; a prepared buyer can act when the right unit lists.
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

Ocean Garden 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 Ocean Garden 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.

More on Living in Ocean Garden

The depth without the wall of text. Open what matters to you.

Location and commute
Ocean Garden's Intracoastal West position is a big part of its appeal. It is about four miles from the Atlantic beaches, roughly a 10 to 15 minute drive, and about ten minutes from the St. Johns Town Center for shopping and dining. The UNF and Mayo Clinic corridor is close, and Downtown and the Southside job centers are an easy reach via Beach and JT Butler boulevards.
Traffic reality
The community itself is quiet and gated, but the surrounding Hodges, Beach, and JT Butler boulevard corridors are busy and commercial, and continue to develop. That is the trade-off for the central, convenient location, with everyday shopping and dining minutes away. Test-drive your real commute at your real departure time.
Shopping and dining
The St. Johns Town Center, one of the region's largest shopping and dining destinations, is about ten minutes away, and the Beach Boulevard and Hodges corridors cover everyday needs. The beaches at Atlantic, Neptune, and Ponte Vedra are a short drive east for dining and recreation.
Insurance and flood
As an Intracoastal West community a few miles inland with 26 community lakes, flood exposure varies lot by lot, so pull the exact FEMA flood zone for a specific address rather than assuming. On the homeowners side, roof age is the biggest swing on a 1990s home, so a recently re-roofed house is far easier and cheaper to insure. Always get a real insurance quote on the specific home.
Ocean Garden Buyer Due Diligence

Before you write an offer on any Ocean Garden home, run this list. Missing any one of these is how buyers overpay or inherit a problem.

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 Ocean Garden asks are different from the ones a portal answers. On any specific home, we want to know:

  • Homes along the fairways at Ocean Garden Condo

    How old are the roof, HVAC, and pool equipment, and what does that do to the insurance quote?

  • Clubhouse entrance at Ocean Garden Condo

    What is the honest renovation budget to bring this home current?

  • Lakes and amenities at Ocean Garden Condo

    What does the view back to: golf, lake, preserve, or another home?

  • Clubhouse at Ocean Garden Condo

    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?

  • Gated entrance at Ocean Garden Condo

    Is this one of the stronger resale lots, or a base lot priced like a premium one?

  • Aerial of Ocean Garden Condo

    How does this home compare to the closest active and sold listings in Glen Kernan?

Jon Brooks · Co-Founder, Momentum Realty

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

Ocean Garden vs. Comparable Communities

How Ocean Garden cross-shops against the communities buyers most often weigh against it, on the factors that actually decide the buy.

CommunityEntryNo CDD?ClubTo BeachBest ForThe Watch-Out
Jacksonville G&CC$$YesMember-owned, optional~15 minGated golf without Ponte Vedra pricing1990s resale condition
Glen Kernan$$$$YesMember-owned~15 minAll-custom estate buyersHigher entry, thin market
Deerwood$$$YesPrivate country club~25 minEstablished prestige, larger lotsOlder stock, farther from beach
Queens Harbour$$$YesYacht & country club~15 minBoating & Intracoastal accessMarina/club fees, higher entry
Pablo Creek Reserve$$$$YesLuxury enclave (no on-site club)~10 minNewer custom luxuryTop-of-market pricing
Nocatee$$NoMaster-planned amenities~20-25 minNew construction & amenitiesFull CDD, longer drive
Sawgrass Country Club$$$YesResort golf & tennis~10 minPonte Vedra resort lifestyleHigher 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 Ocean Garden Fits Best

We would rather tell you the truth than sell you the wrong house. Here is who Ocean Garden 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.
Ocean Garden Homes For Sale

What your money buys in Ocean Garden.

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 Garden 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 units

The lower-priced end is original or lightly updated units, with one recent listing near $82,500, an affordable beachside entry point (Redfin, 2026). Confirm the dues, the rental rule, and the reserve status before you write.

Lowest entry
Mid: updated units

The core is updated units with refreshed kitchens and baths in the same low-rise building. Condition separates these more than location does, since there is no ocean-view premium inside the community.

Most inventory
High: fully renovated units

The top is fully renovated units in the building. In a 27-unit community these are scarce; price each on its updates and the closest comparable sale rather than a fixed band.

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 ~$900K buys here.

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

Entry: original-condition units
The lower-priced end is original or lightly updated units, with one recent listing near $82,500, an affordable beachside entry point (Redfin, 2026). Confirm the dues, the rental rule, and the reserve status before you write.
Mid: updated units
The core is updated units with refreshed kitchens and baths in the same low-rise building. Condition separates these more than location does, since there is no ocean-view premium inside the community.
High: fully renovated units
The top is fully renovated units in the building. In a 27-unit community these are scarce; price each on its updates and the closest comparable sale rather than a fixed band.

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 Garden, 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 Garden is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Unit Value

The unit premium.

In a condo the value the market gives back at resale is set by the unit, not a lot: the floor, the view line (direct versus partial), and the exposure. The interior can be renovated, but the floor and view cannot, so higher floors and better views hold their value better. How much more they command varies by building, line, and condition, which is why we read it unit by unit against real comparable sales rather than a single headline figure.

Jon Brooks, Momentum Realty
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 Garden 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.

Jon Brooks, Momentum Realty
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 Garden

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.

Ocean Garden Condo1

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.

Ocean Garden Condo2

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.

Ocean Garden Condo3

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.

Ocean Garden Condo4

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.

Ocean Garden Condo5

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.

“

At Ocean Garden the affordable, walk-to-the-beach peninsula location and the bundled-services fee are the product. The deal is in reading the dues and the reserve plan for a small association honestly, and comping by condition, not in chasing an ocean view this building does not sell.

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.

6.6B · Buy Score
Resale Strength6.4/10
Renovation Risk6.0/10
Location Efficiency7.8/10
Long-Term Defensibility6.6/10
Carrying Cost Advantage6.6/10

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 Garden 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 · Unit 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

Fill = price per square foot; ring = by realized $/sqft per unit. 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
  • There is no ocean-view premium inside this building; condition drives price.
  • Updated units are worth the step up over original-condition homes.
  • Comp like-for-like by condition; the bundled fee is part of the all-in cost.

In a small, low-rise beachside building with no ocean view to differentiate units, condition and updates are the main price drivers. At Ocean Garden, fully renovated units command a premium over original-condition homes, but the range is narrow. The honest approach is to compare a unit against the closest sale of similar condition, and to weigh the bundled dues, the reserve plan for a small association, and coastal insurance as part of the all-in cost rather than reading the asking price alone.

The 15-Second Verdict

Ocean Garden in 15 seconds.

Best forValue-minded buyers who want an affordable, walk-to-the-beach home on the Daytona peninsula.
Strong onValue and a bundled fee: a low entry price and dues that cover most utilities and exterior upkeep.
WatchAn older converted building, a small 27-unit association, and coastal insurance.
Not forBuyers who want a direct-oceanfront view, a high-rise amenity tower, or who own pets.
The edgeA walk-to-the-beach beachside address at an entry price well below oceanfront towers, with a residential one-month minimum.

HOA, CDD & Fees

15-Second Take
  • Dues near $468 bundle most utilities and exterior upkeep; net those out before judging the figure.
  • Ask for the reserve study; in a 27-unit association, large costs spread across few owners.
  • The building is reported no-pets; confirm that rule if it matters to you.

Dues are reported near $468 per month and bundle a broad set of services; confirm the current figure, the budget, and any pending special assessment for the specific unit with the association before you buy (386realestate.com, 2026).

Reported coverage includes building insurance, exterior paint and maintenance, common-area landscaping, water, sewer, trash, pest control, assigned parking, and on-site laundry; confirm the exact inclusions for the unit (386realestate.com, 2026).

There is no golf or private club; the dues fund the building, its grounds, and the bundled services. There is no separate amenity fee.

Run Your Numbers

Tools for a Ocean Garden 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 Garden.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 Garden

Thinking of selling at Ocean Garden?

Your buyer is cross-shopping the other affordable beachside condos on the Daytona peninsula, so sell what is specific and verifiable: your unit's condition and updates, the dues and what they cover, the rental rule, and the reserve status.

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 Garden, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Bayshore Bath & Tennis Club, 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 Garden home worth?

Get a no-obligation home value based on real comparable sales in Ocean Garden 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 Ocean Garden Condo 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.

Ocean Garden Market Scorecard

Buyer-Leaning Market (limited data)

Ocean Garden is currently a buyer-leaning market (limited data). Limited supply, a median asking price of $112,500, and homes go under contract in about 148.5 days.

n/a
Months supply
$112,500
Median list
n/a
Median sold
n/a
Per sqft
148.5
Days on mkt
2/0/0
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.

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

Where is Ocean Garden?
It is a two-story, 27-unit condominium at 102 South Peninsula Drive in Daytona Beach, Volusia County, ZIP 32118, on the beachside peninsula a short walk from the Atlantic (condo.com; 386realestate.com, 2026).
Is it oceanfront?
No. It is a beachside building on the peninsula a short walk from the sand, not a direct-oceanfront tower with ocean views (386realestate.com, 2026).
When was it built?
The structure was originally an apartment property and was converted to condominiums in roughly 2005 to 2006, so the building is older than the condominium regime (386realestate.com, 2026).
What is the minimum lease?
The building is reported to use a one-month minimum, though one listing noted a unit without a minimum; confirm the current rule for the specific unit in the association documents (386realestate.com, 2026).
What are the HOA dues?
Dues are reported near $468 per month and bundle building insurance, exterior maintenance, landscaping, water, sewer, trash, pest control, assigned parking, and on-site laundry; confirm the figure and inclusions for the unit (386realestate.com, 2026).
Are pets allowed?
The building is reported to be no-pets; confirm the current pet policy with the association before you rely on it (386realestate.com, 2026).
What do units cost?
Pricing is affordable for a beachside address, with one recent unit listed near $82,500; confirm current pricing for the specific unit (Redfin, 2026).
Does the condo-safety law apply?
Florida's milestone-inspection trigger targets condo buildings three stories and taller, so a two-story building may fall outside it; still ask the association for the reserve study and any pending assessment (flsenate.gov, 2022 to 2023).
Is it in a flood zone?
As a beachside building, expect coastal flood-zone exposure; pull the FEMA flood zone for the specific unit and a bindable flood and wind quote during diligence.
Is there parking and laundry?
Yes. The building is reported to have assigned parking and on-site laundry, with both funded through the dues (386realestate.com, 2026).
What schools serve the building?
It is in the Volusia County Schools district, with assignments set by address; verify the current zoned schools using the district locator before you rely on it.
Is it a good value?
It offers an affordable, walk-to-the-beach beachside address with a bundled-services fee, but the older converted building and the small association mean you should confirm the dues, the reserve plan, and the rental rule, then run the all-in monthly before deciding.
The Verdict

Should you buy in Ocean Garden?

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

You want an affordable, walk-to-the-beach home on the Daytona peninsulaExcellent fit
You are comfortable with a low-rise converted building and a one-month lease floorExcellent fit
You will confirm the dues, the reserve plan, and the rental rule before buyingExcellent fit
You want a direct-oceanfront view or a high-rise amenity towerProbably not
You own pets, since the building is reported to be no-petsProbably not
You want a large association where assessments spread across many ownersProbably not

Get the inside read on Ocean Garden

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

By pressing Get My Ocean Garden Game Plan, you agree that Momentum Realty (Move With Momentum) and its agents may call and text you about your inquiry, which may involve automated means and prerecorded or artificial voices, at the number you provided. You do not need to consent as a condition of buying any property, goods, or services. Message and data rates may apply. Reply STOP to opt out, HELP for help. You also agree to our Privacy Policy and SMS Terms.

We respond personally, usually the same day.

You are all set.

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

Zoom out before you decide: see the Duval County market guide or every community in the Neighborhood Finder.

Talk to a Local Ocean Garden Expert
Call Get Listings