Ocean Grove
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
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.
Ocean Grove right now
🔴 Off the recent peak. The trailing-12-month median ($298K) is down 14.9% from the prior 12 months ($350K) and up 138% since 2012. With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level DBAMLS closed sales, 12-month windows ending July 14. Confidence: Low (3 and 3 sales in the two windows).
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Updated July 14, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Ocean Grove market snapshot (as of July 14, 2026): the median sale price is about $298K ($303 per sq ft over the trailing 12 months of closed sales), and a median 176 days on market for closed sales. The trailing-12-month median is down 15% from the prior 12 months and up 138% since 2012, computed from record-level DBAMLS closed sales (3 closings in the current window).
Ocean Grove is a community of 1,404 homes in Ormond Beach, Volusia County, built between 1885 and 2024 (median 1963), with a median living area of about 1,944 square feet. 64% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
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.
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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 14 of each year, from record-level DBAMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($298K) IS the median in the snapshot above, and the move from 2025 ($350K) IS the -14.9% one-year change.
Windows contain 0 to 10 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Deemed reliable but not guaranteed.
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.
13% of homes for sale in ZIP 32176 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-07-12).
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.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Ocean Grove buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 4 factors (5.6). Basis: Long-Term Appreciation +138% since 2012; Recent Direction -14.9% year-over-year; Owner Commitment 64% owner-occupied; Pricing Power 92.9% sale-to-list. Refreshed with each data update.
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
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a 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.
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Frequently Asked Questions
What is the median home price in Ocean Grove?
How long do homes in Ocean Grove take to sell?
How many homes are in Ocean Grove?
What share of Ocean Grove is owner-occupied?
When were the homes in Ocean Grove built?
Do cash buyers compete in Ocean Grove?
Have Ocean Grove home prices gone up?
Who is the best real estate agent for Ocean Grove?
How do I find a top Ormond Beach real estate agent who knows Ocean Grove?
Can Momentum Realty connect me with an agent for Ocean Grove?
Should you buy in Ocean Grove?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | DBAMLS closed sales, 12-month windows ending July 14, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (9 streets, ZIP 32118/32176)) |
| Under-contract shares | DBAMLS records, as of 2026-07-12 |
| 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?
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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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