Ormond Lakes
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Ormond Lakes prices off condition and updates more than location scarcity. Homes here span a wide build range, from 1996 through 2022, with a median build year of 2003 — so buyers are comparing recent construction against long-owned original homes inside the same gated footprint. At a $440,000 median and $212.40 per square foot on a typical 2,227-square-foot home, the amenity package (clubhouse, pool, tennis, pickleball, fitness center, jogging path, basketball court, playground, and a manned security gate) is doing real work to hold value across that spread of vintages.
Right now this reads as a buyer-leaning market: 11 active listings against 592 homes in the community, 8.2 months of supply, and a median 83 days on market give buyers real room to negotiate on price and terms. Prices are down 21.1% year-over-year, though the community is still up 105% since 2012 — sellers who bought years ago have cushion, but anyone pricing off last year's comps needs to reset expectations.
Ormond Lakes right now
🟢 Buyer-leaning market. 8.2 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of DBAMLS records, as of August 1, 2026. Confidence: High (11 active and pending listings, 15 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($440K) is down 21.1% from the prior 12 months ($558K) and up 98% since 2012. With about 25 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 August 1. Confidence: High (15 and 16 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 1, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Ormond Lakes market snapshot (as of August 1, 2026): the median sale price is about $440K ($212 per sq ft over the trailing 12 months of closed sales), a median 83 days on market for closed sales, and 8.2 months of supply, a buyer-leaning market. The trailing-12-month median is down 21% from the prior 12 months and up 98% since 2012, computed from record-level DBAMLS closed sales (15 closings in the current window).
Ormond Lakes is a community of 592 homes in Ormond Beach, Volusia County, built between 1996 and 2022 (median 2003), with a median living area of about 2,227 square feet. 82% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Ormond Lakes is a gated, amenity-heavy community in Ormond Beach where 81.9% of homes carry a homestead exemption, pointing to owner-occupied use rather than investor or seasonal ownership as the norm across the 592-home community.
The setting & the homes.
Aerial and on-site photos of Ormond Lakes. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Ormond LakesPhotos from DBAMLS listings in Ormond Lakes; content deemed reliable but not guaranteed.
Who Ormond Lakes is best for.
Best for
- Buyers who want a fixed, HOA-bundled amenity package — pool, fitness center, tennis, pickleball, clubhouse — instead of assembling those elsewhere.
- Buyers comfortable evaluating homes across a wide build-year range (1996–2022) rather than assuming uniform construction and finishes.
- Buyers with flexibility on timeline who can use the current buyer-leaning market and 8.2 months of supply to negotiate on price and terms.
Probably not for
- Buyers who need a quick close — median time on market here is running 83 days.
- Buyers expecting the appreciation pace of recent years — prices are down 21.1% year-over-year in this community right now.
- Buyers who want no HOA obligations — the gated, amenity-heavy structure comes with dues and rules attached to that package.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 1 of each year, from record-level DBAMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($440K) IS the median in the snapshot above, and the move from 2025 ($558K) IS the -21.1% one-year change.
Windows contain 15 to 47 sales each (15 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.
Ormond Lakes Market Scorecard
Ormond Lakes is currently a buyer's market. About 6.8 months of supply, a median asking price of $584,000, and homes go under contract in about 152 days.
Typical home value in the 32174 ZIP is $372,546, about 9.8% above 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.
Housing distress & ownership in Ormond Lakes, Ormond Beach
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Ormond Lakes
Live MLS inventory for Ormond Lakes. 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.
Active · 194 daysTop listing
Active · 271 days
Active · 185 days
Active · 100 days
Active · 81 days
Active · 152 days
Active · 34 days
Active · 6 days
Active · 171 days
Pending · 39 days
Pending · 96 days
Pending · 98 daysActive and pending Ormond Lakes listings as of 2026-07-14, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Ormond Lakes 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 Lakes
- Clubhouse · reported on 22 of 22 listings
- Tennis Court(s) · reported on 20 of 22 listings
- Pool · reported on 20 of 22 listings
- Pickleball · reported on 9 of 22 listings
- Playground · reported on 7 of 22 listings
- Maintenance Grounds · reported on 5 of 22 listings
- Jogging Path · reported on 3 of 22 listings
- Basketball Court · reported on 2 of 22 listings
- Gated · reported on 2 of 22 listings
- Fitness Center · reported on 1 of 22 listings
- Park · reported on 1 of 22 listings
- Security Gate · reported on 1 of 22 listings
Community amenities as reported across DBAAR listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Volusia County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Ormond Beach · Middle
- Seabreeze · High
Zoned schools reflect the assignments reported on recent Ormond Lakes listings and can change; always confirm with Volusia County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Ormond Lakes address.
Recent Developments in Ormond Lakes
Development, infrastructure, retail, and school activity affecting Ormond Lakes, 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 9 miles west of Ormond Lakes, 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 10 miles south of Ormond Lakes.
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 20 miles south of Ormond Lakes, 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.
The Ormond Lakes buying strategy.
If we were buying in Ormond Lakes 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Lakes.
A wide build range under one gated amenity package
The build-year spread (1996 to 2022, median 2003) is the single most important thing to understand about pricing here. It means two homes at the same $440,000 price point can carry very different mechanical ages and update histories, so the $212.40-per-square-foot median is a community average, not a floor or ceiling for any individual listing. On a typical 2,227-square-foot home, the gap between an untouched original and a fully renovated one shows up fast in showings.
The amenity roster — clubhouse, pool, tennis, pickleball, fitness center, jogging path, basketball court, playground, park, and a gated security entrance — is broad for a community this size, and it's part of what's supporting value while the market sits in buyer-leaning territory. With 11 active listings against 592 total homes, 8.2 months of supply, and a market heat score of 48, this is not a fast-moving market at the moment; the median 83-day time on market backs that up.
The location and the amenities are priced into every listing in Ormond Lakes. 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 Ormond Lakes 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 5 factors (5.1). Basis: Long-Term Appreciation +98% since 2012; Recent Direction -21.1% year-over-year; Liquidity & Demand 8.2 months of supply; Owner Commitment 82% owner-occupied; Pricing Power 96.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With homes built across nearly three decades inside the same gated community, condition and update history matter more here than in a tract of same-year construction. Momentum walks buyers through that build-year spread listing by listing and helps sellers position a home's actual condition — not just its address — against the $440,000 median and current 8.2-month supply, so pricing and negotiating strategy reflect where this specific home sits within Ormond Lakes rather than the community average.
Ormond Lakes 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 Lakes 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 Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Ormond Lakes, 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 Lakes home worth?
Get a no-obligation home value based on real comparable sales in Ormond Lakes, 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 Lakes on the map →
Frequently Asked Questions
What is the median home price in Ormond Lakes?
How long do homes in Ormond Lakes take to sell?
Is Ormond Lakes a buyer's or seller's market right now?
How many homes are in Ormond Lakes?
What share of Ormond Lakes is owner-occupied?
When were the homes in Ormond Lakes built?
Do cash buyers compete in Ormond Lakes?
Have Ormond Lakes home prices gone up?
Who is the best real estate agent for Ormond Lakes?
How do I find a top Ormond Beach real estate agent who knows Ormond Lakes?
Can Momentum Realty connect me with an agent for Ormond Lakes?
Should you buy in Ormond Lakes?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Ormond Lakes with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: July 14, 2026) |
| Community market stats | DBAMLS closed sales, 12-month windows ending August 1, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (45 streets, ZIP 32174/32176)) |
| Under-contract shares | DBAMLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2001 (620 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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