Ormond Beach Surfside South Ormond Beach
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Ormond Beach Surfside South is a mid-rise condominium building with direct beach access, meaning the price spread is driven entirely by floor, view, and unit condition. Oceanfront units command a substantial premium over interior or side-facing homes; renovation quality—especially in kitchens and baths—is the other major variable. The building's secured lobby and elevator access add convenience for buyers less interested in single-family maintenance.
With zero active listings today, there is no market to analyze in real time. When inventory does surface here, it moves through negotiation rather than competition; buyers have time to inspect and compare, but supply is thin enough that waiting for the perfect unit can stretch into months. Sellers face a narrow buyer pool—mostly second-home or retiree cash buyers—so pricing must be disciplined and condition must be honest.
The setting & the homes.
Aerial and on-site photos of Ormond Beach Surfside South Ormond Beach. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Ormond Beach Surfside South Ormond Beach
Ormond Beach Surfside South Ormond Beach
Ormond Beach Surfside South Ormond Beach
Ormond Beach Surfside South Ormond Beach
Ormond Beach Surfside South Ormond Beach
Ormond Beach Surfside South Ormond Beach
Ormond Beach Surfside South Ormond Beach
Ormond Beach Surfside South Ormond BeachPhotos from DBAMLS listings in Ormond Beach Surfside South Ormond Beach; content deemed reliable but not guaranteed.
Who Ormond Beach Surfside South Ormond Beach is best for.
Best for
- Cash or well-qualified buyers seeking a beachfront second home with covered parking and elevator access
- Retirees who want to live on the ocean without yard work and are comfortable with HOA governance and older building systems
- Investors comfortable with vacation rental rules (verify current HOA policy) and the longer holding periods common in single-building condo markets
Probably not for
- Buyers who need a liquid resale market or expect to sell within a few years on a predictable timeline
- Anyone stretched on budget or unable to absorb a special assessment for building repairs, reserves, or coastal infrastructure
- Households expecting modern finishes and resort-grade amenities without additional renovation investment
The market around Ormond Beach Surfside South Ormond Beach
Ormond Beach Surfside South Ormond Beach is too small for its own price trend, so here is the market around it.
Across Volusia County, 4,230 homes are active and 1,084 pending (20% under contract).
ZIP and county figures describe the wider market, not Ormond Beach Surfside South Ormond Beach specifically. Momentum Research analysis of MLS records.
Ormond Beach Surfside South Ormond Beach on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from DBAMLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Ormond Beach Surfside South Ormond Beach
- Pool · reported on 4 of 4 listings
- Cable TV · reported on 3 of 4 listings
- Maintenance Grounds · reported on 3 of 4 listings
- Trash · reported on 3 of 4 listings
- Beach Access · reported on 2 of 4 listings
- Elevator(s) · reported on 2 of 4 listings
- Water · reported on 2 of 4 listings
- Secured Lobby · reported on 2 of 4 listings
- Children's Pool · reported on 1 of 4 listings
Community amenities as reported across DBAAR listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Surfside South 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.
How far is everything?
The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.
Drive times from Surfside South. They are approximate and vary with traffic and your exact start point.
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 Ormond Beach Surfside South Homes for Sale with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
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
- 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
Surfside South 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 Surfside South address.
What actually affects Surfside South owners, sourced and dated. We do not publish rumor.
Recent Developments in Ormond Beach Surfside South
Our read on what is being built around Surfside South, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Florida milestone inspection and reserve-study requirements
Florida milestone inspection and reserve-study requirements
No-drive beach and one-month-minimum residential character
No-drive beach and one-month-minimum residential character
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 Ormond Beach Surfside South, 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 ↓
- 2024 to 2025
Regulation
Florida condominium safety deadlines (milestone inspections + SIRS)
Under Florida's condominium safety law, condominiums three stories and higher must complete milestone structural inspections and structural integrity reserve studies on statutory deadlines, and associations may no longer waive the reserve funding the studies identify. Why it matters: For a 1971 oceanfront building like Surfside South, request the milestone inspection result, the reserve study, and the funding plan; on a building of this age the answers are the most important part of the purchase. 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 Ormond Beach Surfside South Ormond Beach buying strategy.
If we were buying in Ormond Beach Surfside South Ormond Beach 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 Ormond Beach Surfside South Ormond Beach.
A single-building beachfront condo market
Ormond Beach Surfside South is not a sprawling community—it is one mid-rise building on the Volusia County coast. The HOA covers grounds maintenance, trash, water, and cable; the building has a secured lobby, elevator access, a main pool, and a children's pool. Beach access is direct, which is the primary amenity and the main reason buyers consider the building at all.
Because this is a single structure, inventory is a function of owner turnover, not new development or neighborhood activity. When a unit does list, condition and view are everything. An updated oceanfront unit will price and sell very differently from a dated interior home, even within the same square footage. Buyers should budget for potential renovation unless the listing explicitly shows recent work.
The building's amenities are utilitarian rather than resort-grade. The pool and children's pool are functional; the secured lobby and elevators matter most to buyers who want beach access without stairs or exterior exposure. This is not a luxury tower—it is older construction with the infrastructure that comes with that. HOA reserves, special assessments, and deferred maintenance are all questions worth asking early.
The location and the amenities are priced into every listing in Ormond Beach Surfside South Ormond Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Condominiums in single-building markets require different diligence than neighborhood home searches. We pull HOA financials, review meeting minutes for pending assessments, and compare every listing against the building's sale history—not just county-wide beach condos. For sellers, we price to the unit's actual condition and view, not to what a neighbor hoped for six months ago. In a market with no active listings today, that precision is the difference between a deal and a stall.
Ormond Beach Surfside South Ormond Beach 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 Ormond Beach Surfside South Ormond Beach 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 Ormond Beach Surfside South Ormond Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Ormond Beach Surfside South Ormond Beach, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Ormond Beach Surfside South Ormond Beach home worth?
Get a no-obligation home value based on real comparable sales in Ormond Beach Surfside South Ormond Beach, 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 Ormond Beach Surfside South Ormond Beach on the map →
Price History: What Homes Here Have Actually Sold For
Median sale prices in Ormond Beach Surfside South year by year since 2021, 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.
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.
Surfside South Market Scorecard
Surfside South is currently a buyer-leaning market (limited data). Limited supply, a median asking price of n/a.
Typical home value in the 32176 ZIP is $348,364, about 3.5% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
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 Ormond Beach Surfside South?
How does it relate to Surfside North?
When was Surfside South built?
Can I rent out a unit at Surfside South?
What kinds of units are at Surfside South?
What does the 1971 construction mean for buyers?
What is the no-drive beach?
What are the condominium fees?
What is the insurance picture?
What schools serve Surfside South?
What should I verify before buying?
Is Surfside South a good buy?
Who is the best real estate agent for Ormond Beach Surfside South Real Estate?
How do I find a top Ormond Beach real estate agent who knows Ormond Beach Surfside South Real Estate?
Can Momentum Realty connect me with an agent for Ormond Beach Surfside South Real Estate?
Should you buy in Ormond Beach Surfside South Ormond Beach?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Ormond Beach Surfside South Ormond Beach with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: July 12, 2026) |
| Under-contract shares | DBAMLS records, as of 2026-07-12 |
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.
Looking to buy here? Search homes for sale →
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Surfside South Market Scorecard
Surfside South is currently a buyer-leaning market (limited data). Limited supply, a median asking price of n/a.
Typical home value in the 32176 ZIP is $348,364, about 3.5% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
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.