Ocean Watch Homes for Sale in Ormond Beach, FL

Established 1988 · Intracoastal West · ZIP 32224

A mid-rise direct-oceanfront condominium on the no-drive beach in the Ormond-by-the-Sea stretch of Ormond Beach.

Direct oceanfrontNo-drive beachLiberal rental rules

Live Market Pulse

42/100
Momentum

Buyer-Leaning Market

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 Watch

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

$230K

Median Price

15mo

Supply

228days

Avg DOM

Soft

Seller Leverage

$246/sf

Median $/Sqft

+5%

1-Yr Price Change

0now

Distress

Jon's Current Read

"Ocean Watch is a mid-1980s mid-rise sitting directly on the no-drive section of beach in the Ormond-by-the-Sea stretch of Ormond Beach, and the read is straightforward oceanfront value: a five-story building of around ninety units with an oceanfront pool and comparatively flexible rental rules, which makes it popular as a seasonal rental as well as a residence. The diligence is the building itself, the reserve study, the milestone inspection, and the oceanfront insurance line, which is the recurring story for every barrier-island condo of this age. The no-drive beach is a genuine differentiator here for buyers who want a quieter sand frontage."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Ocean Watch market snapshot (as of June 25, 2026): the median sale price is about $230K ($246 per sq ft), with homes averaging 228 days on market and 15.0 months of supply, a buyer-leaning market. Values are up 5% over the past year and up 82% since 2018, based on 4 recent closings in live Daytona-area MLS data.

Ocean Watch is a direct-oceanfront condominium at 2700 Ocean Shore Boulevard (State Road A1A) in the Ormond-by-the-Sea area of Ormond Beach, Volusia County. It is a five-story mid-rise completed in 1986, with about 90 units, set on the no-drive section of the beach, which means no cars on the sand directly in front of the building (homes.com, 2026).

Floor plans run from two-bedroom units of roughly 815 square feet to three-bedroom layouts around 1,615 square feet (homes.com, 2026). The building offers an oceanfront pool, a dry sauna, a communal barbecue area, and private beach access. As a single mid-rise with a simple amenity set, the monthly assessment funds the building and its oceanfront exposure rather than a sprawling campus.

Ocean Watch is known for comparatively liberal rental rules and is popular as a vacation rental; reported minimums vary by unit and season, with some owners citing a 30-night minimum and others a three-month minimum during the January-to-April high season (rental managers, 2026). Confirm the association's governing rule before relying on rental income, because individual-owner listings do not set the building's policy.

Because it is a single building, pricing is driven by floor, exposure, and condition. As with any 1980s oceanfront building, the reserve study and the Florida milestone-inspection status are the documents that determine whether a special assessment is on the horizon, so they belong at the top of the diligence list.

Quick Match

Who Ocean Watch is best for.

Best for

Buyers who want direct oceanfront on a quieter no-drive beach
Seasonal owners who value comparatively flexible rental rules
Buyers comfortable verifying reserves and insurance on a 1980s mid-rise

Probably not for

Buyers who want to drive and park on the sand in front of the building
Anyone who wants a large building with extensive resort amenities
Buyers unwilling to read the reserve study and milestone status

Market Pulse

How Ocean Watch is performing right now

42/100
momentum

Buyer-Leaning Market

Seller's marketBalancedBuyer's market

15Months of supplytight

59Median days on marketdays

1 : 5Under contract vs for salestrong demand

4Sold in last 12 monthsliquidity

+82%Median price since 2018appreciation

+5%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 Watch listings and the trailing twelve months of closed sales.

Where prices are going$315K2026 YTD

Median sale price by year. Tap a label to compare Ocean 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$2972026 YTD

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

Supply and demand now5 : 1active : pending

For sale5

Pending1

Sold 12mo4

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 Watch buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Ocean Watch

Live MLS inventory for Ocean Watch. 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.

2700 Ocean Shore Boulevard #106 home for sale in Ocean Watch

Active · 105 daysTop listing

$299,900

2 bd · 2 ba · 1,025 sqft · built 1986

2700 Ocean Shore Boulevard #106, Ormond Beach, 32176

Renovated

Listed by Oceans Luxury Realty Full Service LLC

2700 Ocean Shore Boulevard #114 home for sale in Ocean Watch

Active · 52 days

$248,000

2 bd · 2 ba · 925 sqft · built 1986

2700 Ocean Shore Boulevard #114, Ormond Beach, 32176

Renovated

Listed by LPT Realty, LLC

2700 Ocean Shore Boulevard #115 home for sale in Ocean Watch

Active · 59 days

$240,000

2 bd · 2 ba · 925 sqft · built 1986

2700 Ocean Shore Boulevard #115, Ormond Beach, 32176

Reno opportunityBest value

Listed by Realty Pros Assured

2700 Ocean Shore Boulevard #405 home for sale in Ocean Watch

Active · 55 days

$237,000

2 bd · 2 ba · 925 sqft · built 1986

2700 Ocean Shore Boulevard #405, Ormond Beach, 32176

Reno opportunityBest value

Listed by Coldwell Banker Realty

2700 Ocean Shore Boulevard #111 home for sale in Ocean Watch

Active · 867 days

$229,000

2 bd · 2 ba · 925 sqft · built 1986

2700 Ocean Shore Boulevard #111, Ormond Beach, 32176

Reno opportunityBest value

Listed by Realty Pros Assured

2700 Ocean Shore Boulevard #209 home for sale in Ocean Watch

Pending · 7 days

$238,000

2 bd · 2 ba · 1,025 sqft · built 1986

2700 Ocean Shore Boulevard #209, Ormond Beach, 32176

Reno opportunityBest valuePool

Listed by Coldwell Banker Coast Realty

Interactive Map

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

Beach accesson site · direct oceanfront on the no-drive beach

Ormond Beach (Granada Blvd)~10 to 15 min · main beachside and mainland crossing

Flagler Beach~15 to 20 min · north up A1A

Interstate 95~15 to 20 min · via Granada Blvd (SR-40)

Daytona Beach~20 to 25 min · south down the peninsula

Daytona International Airport~25 to 30 min · regional air service

St. Augustine~50 to 60 min · north via A1A or 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 Watch Homes for Sale in Ormond Beach, FL with Momentum Realty’s local guides.

Leeward Winds Homes for Sale in Ormond Beach, FLOrmond Beach, FL · adjacent

Oakview Heights Homes for Sale in Ormond Beach, FLOrmond Beach, FL · adjacent

Rivocean Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.1 mi

Avalon By The Sea Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.2 mi

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

Ormond Beach Manors Homes for SaleOrmond Beach, FL · 0.3 mi

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

Oceanaire Condo of Ormond By The Sea Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.4 mi

Seaside Homes in Ormond Beach, FLOrmond Beach, FL · 0.4 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 Watch (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 Watch 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 Watch address.

The takeaway

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

Recent Developments in Ocean Watch

Development Intelligence

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

Net OutlookBullishThe building is long established with no new competing supply on its footprint; the live issue for any 1980s oceanfront condo is the Florida milestone-inspection and reserve regime, which buyers should confirm for this association.

Florida condo milestone inspections and reserve studies

NeutralMulti-story Florida condo buildings must complete milestone structural inspections and fully fund reserves, which can drive special assessments on older oceanfront buildings. Confirm this building's status. impact

SignificanceRadius: Every unit in the building

Florida condo milestone inspections and reserve studies

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 Watch, 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 ↓

2022 to 2024
Regulation
Florida condo safety law (SB 4-D, amended by SB 154)
After the 2021 Surfside collapse, Florida required milestone structural inspections for condo buildings three stories and taller and ended the ability to waive structural reserves, with milestone deadlines through the end of 2024. Why it matters: For a 1980s oceanfront mid-rise, the milestone report and reserve study are the documents that tell you whether a special assessment is likely. 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 Watch buying strategy.

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

Read the reserve study and current budget. On an oceanfront mid-rise, the assessment and the reserve balance tell you your real cost better than the list price does.

Confirm the milestone inspection status. Ask the association for the milestone structural inspection report; salt-air exposure makes structural and concrete work a real line item on buildings of this age.

Pin down the rental rule in writing. Reported minimums vary by unit and season; get the association's governing minimum and any cap before counting on rental income.

Get a real oceanfront insurance quote. Pull the FEMA flood zone and a bindable wind and flood quote for the unit during diligence; oceanfront premiums move fast.

Comp by floor and exposure. A high direct-oceanfront unit and a lower or side unit are different products; price off the closest same-exposure sale.

The Quick Decision

Best Buy

A well-kept direct-oceanfront unit on a higher floor in a building whose reserves and milestone status you have verified.

Biggest Risk

Special-assessment exposure on a 1980s oceanfront building and the cost of oceanfront insurance.

Best Lot

Direct ocean exposure and higher floors carry the premium; lower and side units are the value.

Smart Timing

Confirm current days on market; oceanfront mid-rises can trade slowly, which can give a prepared buyer room.

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 Watch is a direct-oceanfront condominium at 2700 Ocean Shore Boulevard (A1A) in the Ormond-by-the-Sea area of Ormond Beach, Volusia County, a five-story mid-rise completed in 1986 with about 90 units on the no-drive section of beach. Floor plans run from two-bedroom units near 815 square feet to three-bedroom layouts around 1,615 square feet, with an oceanfront pool, a dry sauna, a communal barbecue area, and private beach access. The building is known for comparatively liberal rental rules, though reported minimums vary by unit and season.

Ocean Watch Homes For Sale

What your money buys in Ocean Watch.

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 Watch 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 lower-floor units

$219K to $222K

The value end of Ocean Watch, typically the smaller two-bedroom plans or lower floors. You get the building, the pool, and beach access without the top oceanfront view. Read the reserve study before you write.

Lowest entry

Mid: standard oceanfront two- and three-bedroom units

$222K to $250K

The core of the building: oceanfront floor plans in the mid-size range. Floor and condition separate these; comp against the closest same-exposure sale.

Most inventory

High: top-floor or updated three-bedroom units

$250K to $250K

The largest or most updated units with the best oceanfront exposure. Price each on condition and view, and weigh the rental potential against the carrying cost and insurance.

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 ~$230K buys here.

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

$219K to $222K

Entry: smaller or lower-floor units

$222K to $250K

Mid: standard oceanfront two- and three-bedroom units

The core of the building: oceanfront floor plans in the mid-size range. Floor and condition separate these; comp against the closest same-exposure sale.

$250K to $250K

High: top-floor or updated three-bedroom units

The largest or most updated units with the best oceanfront exposure. Price each on condition and view, and weigh the rental potential against the carrying cost and insurance.

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 Watch, 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.

Updated homes ask about 11% more per square foot than original-condition homes, and they tend to sell faster. In an all-resale market, condition is the single biggest swing in value, which is why reading the renovation math is the whole game.

Asking price per square foot

Renovated$280

Original$252

Median days on market

Renovated78

Original57

From current Ocean Watch listings (renovated 2, original 4); condition inferred from listing descriptions, asking not closed figures. The exact number depends on a specific home's updates, lot, and view, which is the read we do before you offer.

Operator Note

The trap here is a beautifully staged original-condition home. Staging is cheap; a roof, HVAC, and a full modernization are not. We price the real renovation before you fall for the listing photos, because in an all-resale market that number is the difference between a deal and the most expensive house on the street.

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.

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 Watch 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 Watch

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.

“

Direct oceanfront on a no-drive beach and flexible rentals are priced into every Ocean Watch listing. The deal is in the building's reserves, milestone status, and insurance, not in the view.

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 Strength7.2/10

Renovation Risk6.2/10

Location Efficiency8.0/10

Long-Term Defensibility7.6/10

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 Watch 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

Floor and exposure drive price: direct ocean and higher floors over lower and side units.
Lower or side units are the value play.
Comp like-for-like by floor and view, not building-wide.

There is no individual lot at Ocean Watch; price is set by floor level, ocean exposure, condition, and the building's financial health. Direct-oceanfront and upper-floor units carry a premium over lower and side-facing units. Because the building dates to 1986, the reserve study and milestone status weigh on value alongside the view, so compare a unit against the closest same-exposure sale rather than a building-wide average.

The 15-Second Verdict

Ocean Watch in 15 seconds.

Best forBuyers who want direct oceanfront on a quieter no-drive beach with comparatively flexible rental rules.

Strong onLocation and use: oceanfront pool, private beach access, and a rentable building in Ormond-by-the-Sea.

WatchSpecial-assessment exposure on a 1980s oceanfront building and the cost of oceanfront insurance.

Not forBuyers who want to drive on the sand, or who want a large resort-amenity building.

The edgeThe no-drive beach and liberal rental rules make this an income-friendly oceanfront option if reserves are healthy.

HOA, CDD & Fees

15-Second Take

One building assessment here; no separate master fee.
On a 1980s oceanfront building, the reserve study and milestone status are the numbers that can surprise you.
Rental rules are comparatively liberal but vary by unit and season; confirm the association's governing minimum.

Ocean Watch carries a single building assessment that funds the oceanfront building, its pool, and common areas. We do not publish a dues figure we have not verified; ask the association for the current assessment, the reserve study, and any pending special assessment for the specific unit.

The assessment funds building maintenance, the oceanfront pool, the sauna, common areas, and the building's insurance; confirm the exact inclusions in the current budget.

There is no golf or private club; amenities are the oceanfront pool, dry sauna, barbecue area, and private beach access.

Run Your Numbers

Tools for a Ocean Watch 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 Watch.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 Watch

Thinking of selling at Ocean Watch?

Your buyer is cross-shopping the other oceanfront Ormond-by-the-Sea buildings, so sell what is specific and verifiable: your floor and exposure, the assessment and reserve health, the milestone status, the rental rule, and any updates.

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 Watch, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Ocean 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 Watch home worth?

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

Real comps, not a Zestimate.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Ocean Watch year by year since 2015, 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 Watch Market Scorecard

Buyer's Market

Ocean Watch is currently a buyer's market. About 15.0 months of supply, a median asking price of $240,000, and homes go under contract in about 64 days.

15.0

Months supply

$240,000

Median list

$229,750

Median sold

$246

Per sqft

Days on mkt

5/1/4

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

Is Ocean Watch on the ocean?

Yes. Ocean Watch is a direct-oceanfront mid-rise at 2700 Ocean Shore Boulevard in Ormond-by-the-Sea, on the no-drive section of the beach.

Is the beach a drive-on or no-drive beach?

Ocean Watch sits on the no-drive section of the beach, so cars are not permitted on the sand directly in front of the building (homes.com, 2026).

When was it built and how big is it?

It is a five-story building completed in 1986 with about 90 units. Confirm specifics in the association records.

What size are the units?

Floor plans run from two-bedroom units near 815 square feet to three-bedroom layouts around 1,615 square feet (homes.com, 2026).

Can I rent my unit out?

Yes. Ocean Watch has comparatively liberal rental rules and is popular as a vacation rental, though reported minimums vary by unit and season. Confirm the association's governing minimum in writing before counting on income.

What are the monthly fees?

Ocean Watch carries a single building assessment. We do not publish a figure we have not verified; ask the association for the current assessment, reserve study, and any special assessment.

What about the Florida condo safety law?

Florida requires milestone structural inspections for condo buildings three stories and taller and full reserve funding. On a 1980s oceanfront building, ask for the milestone report and reserve study before you buy.

What amenities are there?

An oceanfront pool, a dry sauna, a communal barbecue area, and private beach access. It is a single mid-rise, not a resort complex.

What schools serve this area?

Ormond-by-the-Sea is in the Volusia County School District, with assignments set by address. Verify the exact zoned schools for a specific unit using the district locator.

How is the market right now?

Oceanfront mid-rises in the area can trade slowly, which tends to give buyers some room. Confirm current conditions for this building before you decide.

Is Ocean Watch a good investment?

Its direct-oceanfront no-drive-beach location and flexible rentals support the case, but the carrying cost and special-assessment exposure on a 1980s building mean you should verify reserves and run the all-in monthly first.

How far is Granada Boulevard?

Roughly 10 to 15 minutes south to the main Ormond Beach beachside corridor and the mainland crossing at Granada Boulevard.

Who is the best real estate agent for Ocean Watch?

The best agent for Ocean Watch 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 Watch.

How do I find a top Ormond Beach real estate agent who knows Ocean Watch?

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 Watch and the wider Ormond Beach area.

Can Momentum Realty connect me with an agent for Ocean Watch?

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

The Verdict

Should you buy in Ocean Watch?

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

You want direct oceanfront on a quieter no-drive beachExcellent fit

You value comparatively flexible rental rules for seasonal incomeExcellent fit

You will verify the assessment, reserves, insurance, and rental rule before buyingExcellent fit

You want to drive and park on the sand in front of the buildingProbably not

You want a large resort-amenity buildingProbably not

You are not willing to do close diligence on a 1980s oceanfront buildingProbably not

Get the inside read on Ocean Watch

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

You are all set.

A Momentum Realty Ocean Watch 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 Watch - 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 Watch A Condo Ormond Beach median home price history from 2015 to 2023, chart by Momentum Realty — Median sale price in Ocean Watch A Condo Ormond Beach, Florida by year (2015 to 2023). Source: Momentum Realty.

Ocean Watch Homes for Sale in Ormond Beach, FL

The 60-Second Overview

Who Ocean Watch is best for.

Best for

Probably not for

How Ocean Watch is performing right now

Homes For Sale Right Now in Ocean Watch

Ocean Watch on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Ocean Watch

Florida condo milestone inspections and reserve studies

Florida condo safety law (SB 4-D, amended by SB 154)

The Ocean Watch buying strategy.

The full read, only if you want it.

What your money buys in Ocean Watch.

What ~$230K buys here.

Renovation & Resale Intelligence

The renovation premium.

The unit premium.

How well Ocean Watch holds value.

5 Mistakes Buyers Make in Ocean Watch

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 Watch is different.

Which Lots & Views Hold Value Best

Ocean Watch in 15 seconds.

HOA, CDD & Fees

Tools for a Ocean Watch buy.

Thinking of selling at Ocean Watch?

In Ocean Watch, condition and view decide your number

What is your Ocean Watch home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Ocean Watch Market Scorecard

Frequently Asked Questions

Should you buy in Ocean Watch?

Get the inside read on Ocean Watch

You are all set.

Need to sell fast in Duval County?

You just read the data. Now see what your home is worth.

More Ormond Beach & Volusia County / Daytona Beach Area guides