Ocean Grove
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Ocean Grove's numbers tell the story of an established, wide-ranging housing stock moving slowly. The median price sits at $298,000, working out to $302.60 per square foot on a typical home of 1,944 square feet — a build stock that spans from 1885 to 2024 with a median build year of 1963. That mix of very old and comparatively new construction under one median means condition and vintage do more to set price here than location alone.
The current market posture is soft: a heat score of 23 and a median 176 days on market point to buyers who can take their time and sellers who need to price realistically. Prices are down 14.9% year over year, though the longer view is different — values are up 138% since 2012. With 1,404 homes in the community and 63.7% homesteaded, this reads as a market of long-term owners rather than a fast-churning resale pipeline.
The 60-Second Overview
Ocean Grove is a 1,404-home community in Ormond Beach, Volusia County, with a housing stock ranging from homes built in 1885 to homes built as recently as 2024. No organized community amenities are identified in current MLS listings, so the draw here is the home and lot themselves rather than shared facilities.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Ocean Grove is best for.
Best for
- Buyers with the budget and patience to evaluate a wide range of home vintages, from pre-1900 construction to homes finished in 2024.
- Buyers looking to negotiate in a market with a heat score of 23 and a median 176 days on market, rather than compete in a fast-moving bidding environment.
- Long-term holders comfortable in a community where 63.7% of homes are already homesteaded and turnover is not rapid.
Probably not for
- Buyers who need a quick close and cannot accommodate a median 176-day market timeline.
- Buyers who want uniform new construction rather than a housing stock spanning 1885 to 2024.
- Sellers expecting last year's pricing — the market is down 14.9% year over year even though it remains up 138% since 2012.
The market around Ocean Grove
Ocean Grove is too small for its own price trend, so here is the market around it.
In ZIP 32176, 386 homes are on the market and 14% are under contract — a slower corner of Ormond Beach.
Across Volusia County, 4,928 homes are active and 1,338 pending (21% under contract).
ZIP and county figures describe the wider market, not Ocean Grove specifically. Momentum Research analysis of MLS records.
The Ocean Grove buying strategy.
If we were buying in Ocean Grove today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Ocean Grove.
A wide build spread, a slow market
The span from 1885 to 2024 in the year-built data is unusually wide for a single community, with a median build year of 1963. That gap matters for due diligence — a buyer touring Ocean Grove could see a home built before the turn of the last century or one finished within the past couple of years, and pricing at $302.60 per square foot on a median 1,944-square-foot home has to account for that variance in systems, materials, and layout.
At a market heat score of 23 and a median 176 days on market, this is not a fast-moving segment. Prices have pulled back 14.9% year over year, which is worth sitting with rather than reacting to — the same market is up 138% since 2012, so the recent dip reads more like a cooling from an extended run than a structural reset. With 63.7% of homes homesteaded, the ownership base skews long-term, which tends to keep inventory tighter than the days-on-market number alone suggests.
The location and the amenities are priced into every listing in Ocean Grove. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A build stock spanning 1885 to 2024 means no two comps behave the same way, and a median 176-day market gives sellers room to misprice if they lean on generic comparables. Momentum prices Ocean Grove listings against the specific vintage and condition of the home, not just the community median, and structures offers around the current 14.9% year-over-year pullback rather than the longer 138% run that is already priced in.
Ocean Grove in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Ocean Grove buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Ocean Grove sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Ocean Grove, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Ocean Grove home worth?
Get a no-obligation home value based on real comparable sales in Ocean Grove, 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 Grove on the map →
Should you buy in Ocean Grove?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | DBAMLS records, as of 2026-08-28 |
| Historical depth | Closed-sale records back to 2002 (71 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of DBAMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the DBAMLS member average and 8 days faster, and we’ll price yours against live your area comps.
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More Ormond Beach & Volusia County / Daytona Beach Area guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Volusia County / Daytona Beach Area or the full Neighborhood Finder.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Volusia County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Volusia County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.