Ocean Village
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Ocean Village's price story is set by condition and vintage, not novelty. The median sale price is $225,000, alongside a median of $311.11 per square foot on a median living area of 1,512 square feet. With homes built anywhere from 1903 to 2024 and a median year built of 1964, that one median line is absorbing a wide range of construction eras and renovation levels, which is why two listings at the same price can look very different in person.
Days on market run 63, and pricing is up 3.6% year over year — modest, not aggressive, movement. Zoom out and the community has appreciated 200% since 2012, which speaks to the multi-year climb more than to today's pace. A market heat score of 48 and a trailing 9-month closings window both point the same direction: this is a market to price correctly and negotiate with patience, not one to chase.
Ocean Village right now
🟡 Still climbing. The trailing-12-month median ($225K) is up 3.6% from the prior 12 months ($217K) and up 200% since 2012. With about a dozen 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: Medium (9 and 16 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 Village market snapshot (as of July 14, 2026): the median sale price is about $225K ($311 per sq ft over the trailing 12 months of closed sales), and a median 63 days on market for closed sales. The trailing-12-month median is up 4% from the prior 12 months and up 200% since 2012, computed from record-level DBAMLS closed sales (9 closings in the current window).
Ocean Village is a community of 1,591 homes in Ormond Beach, Volusia County, built between 1903 and 2024 (median 1964), with a median living area of about 1,512 square feet. 61% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Ocean Village is a long-running Ormond Beach community in Volusia County whose 1,591 homes span construction from 1903 to 2024, giving it one of the more varied housing stocks in the area rather than a single-era subdivision feel.
Who Ocean Village is best for.
Best for
- Buyers working toward a $225,000 median price point who want room to add value through updates.
- Owner-occupant buyers comfortable with a housing stock spanning construction from 1903 to 2024.
- Sellers prepared to price realistically against a 63-day median market time and hold for steady, not rapid, appreciation.
Probably not for
- Buyers who need recently built, turnkey construction as a baseline expectation.
- Buyers who require established community amenities as part of the purchase, since none are identified in current MLS listings.
- Sellers expecting a fast sale well under the 63-day median market time.
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 ($225K) IS the median in the snapshot above, and the move from 2025 ($217K) IS the +3.6% one-year change.
Windows contain 9 to 24 sales each (9 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 Village buying strategy.
If we were buying in Ocean Village 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 Village.
Priced By Condition, Not By Era
At a median of $225,000 and $311.11 per square foot on a median 1,512 square foot home, Ocean Village trades in a tight, legible price band even though the housing stock itself is anything but uniform. Homes here were built anywhere from 1903 to 2024, with a median year built of 1964 — meaning a listing's condition and update history do more to set its price than its address alone.
The trailing 9-month closings window shows a median of 63 days on market and 3.6% year-over-year appreciation, a pace that lines up with a market heat score of 48: present, not overheated. Longer term, the community has appreciated 200% since 2012. No community amenities are identified in current MLS listings, and 60.9% of homes carry a homestead exemption, pointing to a base of owner-occupied, primary-residence purchases rather than a market built around resort-style community features.
The location and the amenities are priced into every listing in Ocean Village. 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 Village 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 (7.5). Basis: Long-Term Appreciation +200% since 2012; Recent Direction +3.6% year-over-year; Owner Commitment 61% owner-occupied; Pricing Power 95.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community where year built runs from 1903 to 2024 and the median sits at 1964, pricing a listing — or evaluating one — takes more than pulling the community median. Momentum's Northeast Florida agents weigh a home's specific age, condition, and renovation history against the $225,000 median and $311.11 per-square-foot benchmark, and negotiate from a realistic read of the 63-day median market time rather than a generic listing strategy.
Ocean Village 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 Village 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 Village sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Ocean Village, 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 Village home worth?
Get a no-obligation home value based on real comparable sales in Ocean Village, 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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Recent Developments in Ocean Village
Development, infrastructure, retail, and school activity affecting Ocean Village, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Infrastructure
State Road 40 widening in Volusia advances in design
The Florida Department of Transportation project to widen State Road 40 from State Road 11 to Cone Road in Volusia County remains in the design phase, with right of way acquisition in progress and construction not yet funded, according to a project page last updated July 14, 2026. The roughly 7 mile plan would add lanes, replace three bridges, and include a multi use trail and a wildlife crossing.
What it may mean for the marketDesign and right of way work continue on widening State Road 40 to four lanes, a project that would add roadway capacity, new bridges, and a multi use trail along the western Volusia corridor once construction is funded. The project is about 14 miles west of Ocean Village, elsewhere in Volusia County.
Source: CFL Roads - May 2026Development
Daytona Beach approves Avalon Park Daytona, a master-planned community of about 8,800 homes west of I-95
Daytona Beach commissioners approved Avalon Park Daytona in May 2026, clearing the way for a master-planned community of about 8,800 homes on land west of Interstate 95. The approval also allows commercial and mixed-use space as the project builds out over many years.
What it may mean for the marketA large new master-planned community adds substantial future housing supply west of Interstate 95, a shift that can influence competition and pricing for existing communities in the area. The site is about 8 miles west of Ocean Village.
Source: Observer Local News - March 2026Infrastructure
FDOT builds a new $75 million I-95 interchange at Pioneer Trail near New Smyrna Beach
The Florida Department of Transportation is building a new $75 million interchange on Interstate 95 at Pioneer Trail near New Smyrna Beach. The roughly 2-mile project widens Pioneer Trail to four lanes and adds a roundabout at Turnbull Bay Road, with construction underway in 2026.
What it may mean for the marketA new interstate interchange improves access and shortens drive times in southeast Volusia, the kind of infrastructure that has historically shaped where demand and new development concentrate. The project is about 13 miles south of Ocean Village, elsewhere in Volusia County.
Source: Florida DOT (cflroads)
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.
Frequently Asked Questions
What is the median home price in Ocean Village?
How long do homes in Ocean Village take to sell?
How many homes are in Ocean Village?
What share of Ocean Village is owner-occupied?
When were the homes in Ocean Village built?
Do cash buyers compete in Ocean Village?
Have Ocean Village home prices gone up?
Who is the best real estate agent for Ocean Village?
How do I find a top Ormond Beach real estate agent who knows Ocean Village?
Can Momentum Realty connect me with an agent for Ocean Village?
Should you buy in Ocean Village?
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 (10 streets, ZIP 32117/32118/32119/32127/32174/32176)) |
| Under-contract shares | DBAMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2001 (329 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.
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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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More Ormond Beach & Volusia County / Daytona Beach Area guides
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