Reflections Village
Homes for Sale in Ormond Beach, FL
All 688 homes for sale in Ormond Beach, FL · median $391,500 · Volusia County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Paul Hart, Hart Pro Realty · via DBAMLS
As of October 2026, Reflections Village in Ormond Beach, FL has 1 home for sale. Homes listed or recently sold were built 1997–2001; 7 of 7 report an HOA (median $335/mo); none of the 7 geocoded homes sit in a FEMA special flood hazard zone (median elevation 21 ft).
Reflections Village Ormond Beach is a gated community with off-site management and maintained grounds, but the data snapshot is too thin to draw meaningful pricing conclusions. With a single active listing and no closed-sale history in the pull, we cannot establish a baseline median price, inventory pattern, or absorption trend.
The 2.0 months of supply tags this as seller-leaning territory—if the supply figure holds across a broader sample. For now, a buyer here is working without comps, which means relying heavily on condition, location within the gates, and negotiation. A seller faces the same comps gap, so pricing becomes more art than science until the market thickens.
Figures in this note are as of July 17, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Reflections Village right now
🔴 Seller-leaning market. 2.0 months of supply and 0% of the inventory already under contract give sellers the pressure advantage.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 July 12, 2026. Confidence: Low (1 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 29, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
A gated Ormond Beach enclave with professional management and maintained common areas, currently showing minimal inventory and insufficient transaction history to establish pricing norms.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Reflections Village. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Reflections VillagePhotos from DBAMLS listings in Reflections Village; content deemed reliable but not guaranteed.
Who Reflections Village is best for.
Best for
- Buyers who prioritize gated security and prefer a professionally managed enclave over a self-governed neighborhood
- Owners stepping down from larger-lot maintenance who want common-area upkeep handled by contract staff
- Buyers comfortable underwriting HOA dues and negotiating without a dense local comp set
Probably not for
- Buyers who need three recent identical sales to validate an offer price
- Investors counting on liquid inventory and fast turnover for exit strategy
- Budget-conscious buyers unwilling to carry monthly HOA fees for gate and grounds maintenance
The market around Reflections Village
Reflections Village 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 Reflections Village specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Reflections Village
Live MLS inventory for Reflections Village. 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 · 20 daysTop listing
Active · 58 days
Pending · 108 days
Pending · 56 daysActive and pending Reflections Village listings as of 2026-10-26, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Reflections Village 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 contributors.
Life at Reflections Village
- Security Gate · reported on 5 of 5 listings
- Maintenance Grounds · reported on 4 of 5 listings
- Gated · reported on 2 of 5 listings
- Management - Off Site · reported on 2 of 5 listings
- Management - Full Time · reported on 1 of 5 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
- Tomoka · Elementary
- Ormond Beach · Middle
- Seabreeze · High
Zoned schools reflect the assignments reported on recent Reflections Village 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 Reflections Village address.
Shop the zone: Homes zoned for Seabreeze High School
Recent Developments in Reflections Village
Development, infrastructure, retail, and school activity affecting Reflections Village, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Parks & Amenities
Volusia County approves $13 million in ECHO grants for 10 projects
The council approved grants including $2.5 million each for Edgewater, Daytona Beach and the D Ranch Preserve nature center, plus a 250-foot Halifax River pier in Holly Hill, a boat dock in New Smyrna Beach, a DeBary splash pad and Port Orange's Willow Run Park.
What it may mean for the marketFunds new waterfront access and park amenities across several Volusia communities. The site is about 3 miles southeast of Reflections Village.
Source: WFTV - October 2026Development
Manufacturing and technology job fair set for Oct. 15 at Daytona State
Germfree, B. Braun, Teledyne, Embler Control Systems, Bylight, Pall Corporation and the Electrical Training Alliance will recruit at the Advanced Technology College on Williamson Boulevard in Daytona Beach. The fair runs 2:30 to 5:30 p.m., with a morning session for Volusia high school students.
What it may mean for the marketShows active hiring by regional manufacturing and technology employers. The site is about 6 miles south of Reflections Village.
Source: FlaglerLive - September 2026Infrastructure
VoTran changes routes Oct. 4, adds DeLand express and discontinues two routes
Route 61X adds weekday service between the Transfer Plaza and the DeLand ITF via I-4, while Routes 33 and 70 are discontinued. A new VoRide Sunday zone in the Daytona Beach area replaces fixed Sunday service on Routes 3, 4, 10 and 15. The County Council approved the changes on June 16.
What it may mean for the marketChanges commute options between Daytona Beach and DeLand and shifts some service to on-demand rides. The site is about 6 miles southeast of Reflections Village.
Source: Hometown News Volusia - September 2026Infrastructure
Port Orange council upholds award of $14.4 million Cambridge Canal pump station contract
The council voted 5-0 on Sept. 15 to deny a bid protest, keeping the $14.4 million contract with Gregori Construction for the Cambridge Canal and Pump Station upgrade. It is the city's largest stormwater project and aims to reduce flooding and tidal impacts. A formal contract award returns to the council.
What it may mean for the marketStormwater capacity upgrades bear on flood-risk management for nearby Port Orange areas. The project is about 11 miles southeast of Reflections Village, elsewhere in Volusia County.
Source: Hometown News Volusia - 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 10 miles west of Reflections 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 7 miles southwest of Reflections Village.
Source: Observer Local News
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 Reflections Village buying strategy.
If we were buying in Reflections 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Reflections Village.
Gated, managed, and data-light
Reflections Village Ormond Beach offers the structure of a managed community—security gate, off-site professional management, and maintained grounds—without the scale of inventory that produces reliable market signals. The single active listing and absence of recent closures mean there is no median price to anchor expectations and no Days on Market pattern to forecast timing.
Gated communities often carry HOA dues that cover landscaping, gate staffing, and management overhead; verify the monthly obligation and any pending special assessments before you commit. The seller-leaning supply figure suggests tightness, but in a sample this small that number is more directional than definitive. If you are considering a home here, treat every showing as a one-off negotiation and budget for an appraisal that may lean on comps outside the gates.
The location and the amenities are priced into every listing in Reflections Village. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Thin-market communities demand brokers who can pull comps from neighboring developments, read condition and lot premiums without a template, and negotiate without the crutch of three identical recent sales. Momentum's Ormond Beach agents know when to look across the boulevard for pricing guidance and when to press an appraiser for a deeper search radius—skills that matter when the community itself offers no statistical safety net.
Reflections Village in 15 seconds.
Tools for a Reflections 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 Reflections Village sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Reflections 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 Reflections Village home worth?
Get a no-obligation home value based on real comparable sales in Reflections 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.
See all homes for sale in Ormond Beach →
| Location | Ormond Beach, Volusia County, FL |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Security Gate, Maintenance Grounds, Gated, Management - Off Site, Other, Management - Full Time |
| For sale right now | 1 active, 0 pending · median asking $309,000 · 2.0 months of supply |
Data as of July 12, 2026. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Market figures describe homes, not residents. Cite as: Momentum Realty, “Reflections Village key facts,” movewithmomentum.com/neighborhoods/reflections-village-ormond-beach, data as of July 12, 2026.
Just listed in Reflections Village
The newest homes for sale in Reflections Village right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 26 Old Macon Drive $329,000 · 3 bd · 2 ba · 1,752 sq ft · listed Sep 28, 2026 Courtesy of Flat Fee MLS Realty
- 6 Oak Village Drive $270,000 · 2 bd · 2 ba · 1,458 sq ft · listed Aug 21, 2026 Courtesy of Heritage Realty Associates
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Reflections Village Ormond Beach Right Now (3)
All 3 active and pending Reflections Village Ormond Beach listings with a detail page, newest first, refreshed twice a day from the MLS.
- 26 Old Macon Drive · $329,000 · 3 bd / 2 ba · listed Sep 29, 2026 · listed by Flat Fee MLS Realty
- 6 Oak Village Drive · $270,000 · 2 bd / 2 ba · listed Aug 22, 2026 · listed by Heritage Realty Associates
- 38 Old Macon Drive · $265,000 · 2 bd / 2 ba · pending · listed Aug 7, 2026 · listed by Realty Pros Assured
More Ormond Beach home searches
- All homes for sale in Ormond Beach, FL
- Homes for sale in Volusia County, FL
- Gated communities in Ormond Beach
- Ormond Beach home values: what is my house worth?
Ormond Beach guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Volusia County)
- Homestead exemption (Volusia County)
- Home insurance cost
- New construction
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
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Email me new listings in Reflections Village
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Reflections Village
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Reflections Village will answer, and the answer is published on this page for the next buyer.
22% of homes for sale in ZIP 32174 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 (2026-10-29).
Reflections Village Market Scorecard
Reflections Village is currently a balanced market (limited data). About 8.0 months of supply, a median asking price of $299,500, and homes go under contract in about 50.0 days.
Typical home value in the 32174 ZIP is $371,756, about 10.8% 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.
What it really costs to own in Reflections Village
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $335/month across 3 MLS listings (most billed monthly; 2026-10-29). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Volusia County is $1,807/yr (3,573 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1997 across 3 listings. An original roof here would be about 29 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Frequently Asked Questions
Is Reflections Village a buyer's or seller's market right now?
Who is the best real estate agent for Reflections Village?
How do I find a top Ormond Beach real estate agent who knows Reflections Village?
Can Momentum Realty connect me with an agent for Reflections Village?
Where is Reflections Village, and what county is it in?
Should you buy in Reflections Village?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: October 26, 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.
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See how Reflections Village fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Reflections Village
- Find an agent · How to choose the best real estate agent in Reflections Village
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