Reflections Village Ormond Beach
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
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.
Reflections Village Ormond Beach 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 July 12, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The setting & the homes.
Aerial and on-site photos of Reflections Village Ormond Beach. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Reflections Village Ormond Beach
Reflections Village Ormond Beach
Reflections Village Ormond Beach
Reflections Village Ormond Beach
Reflections Village Ormond Beach
Reflections Village Ormond Beach
Reflections Village Ormond Beach
Reflections Village Ormond BeachPhotos from DBAMLS listings in Reflections Village Ormond Beach; content deemed reliable but not guaranteed.
Who Reflections Village Ormond Beach 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 Ormond Beach
Reflections Village 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 Reflections Village Ormond Beach specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Reflections Village Ormond Beach
Live MLS inventory for Reflections Village Ormond Beach. 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 and pending Reflections Village Ormond Beach listings as of 2026-07-12, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Reflections Village 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 Reflections Village Ormond Beach
- 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.
Reflections Village 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 Reflections Village. 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 Reflections Village Homes for Sale in Ormond Beach, FL 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
Reflections Village 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 Reflections Village address.
What is actually moving near Reflections Village, sourced and dated. We do not publish rumor.
Recent Developments in Reflections Village
Our read on what is being built around Reflections Village, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Ormond Crossings mixed-use development
Ormond Crossings mixed-use development
SR-40 (Granada Blvd) safety improvements
SR-40 (Granada Blvd) safety improvements
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 Reflections Village, 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 ↓
- 2025
Development
Ormond Crossings advances
The long-planned Ormond Crossings, a roughly 3,000-acre mixed-use community along I-95 and US-1 in Ormond Beach, advanced through 2025 toward homes, retail, office, and industrial space. Why it matters: Major mainland growth a few miles away supports demand and services around established neighborhoods like this one without changing their quiet character. Source
- 2025
Resilience
Volusia County flood-mitigation projects
In October 2025, Volusia County approved a set of flood-mitigation projects across the county as part of ongoing stormwater investment. Why it matters: County stormwater investment is a measured positive for inland mainland communities, though parcel-level flood status still needs individual verification. 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 Reflections Village Ormond Beach buying strategy.
If we were buying in Reflections Village 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.
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 Ormond Beach.
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 Ormond Beach. 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 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 Reflections Village 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 Reflections Village 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 Reflections Village 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 Reflections Village Ormond Beach home worth?
Get a no-obligation home value based on real comparable sales in Reflections Village 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 Reflections Village Ormond Beach on the map →
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.
24% 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 (2026-07-18).
Reflections Village Market Scorecard
Reflections Village is currently a buyer-leaning market (limited data). About 2.0 months of supply, a median asking price of $309,000, and homes go under contract in about 39 days.
Typical home value in the 32174 ZIP is $373,463, about 10.3% 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.
Reflections Village Market Scorecard
Reflections Village is currently a buyer-leaning market (limited data). About 2.0 months of supply, a median asking price of $319,000, and homes go under contract in about 34 days.
Typical home value in the 32174 ZIP is $373,463, about 10.3% 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.
Frequently Asked Questions
Is Reflections Village Ormond Beach a buyer's or seller's market right now?
Who is the best real estate agent for Reflections Village Ormond Beach?
How do I find a top Ormond Beach real estate agent who knows Reflections Village Ormond Beach?
Can Momentum Realty connect me with an agent for Reflections Village Ormond Beach?
Should you buy in Reflections Village Ormond Beach?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Reflections Village 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?
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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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