Reflections Village
Homes for Sale in Ormond Beach, FL
All 476 homes for sale in Ormond Beach, FL · median $399,900 · 541 homes for sale in 32174 · 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 September 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).
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 and pending Reflections Village listings as of 2026-09-20, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Every Home for Sale in Reflections Village Ormond Beach Right Now (2)
All 2 active and pending Reflections Village Ormond Beach listings with a detail page, newest first, refreshed twice a day from the MLS.
- 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 · listed Aug 7, 2026 · listed by Realty Pros Assured
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 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 September 21, 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.
Flood zones in Reflections Village: of 8 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary — verify any specific address at msc.fema.gov. See flood zones by neighborhood in Ormond Beach.
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.
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, tiles © CARTO.
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
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.
HOA, CDD & Fees
- HOA dues reported around $315/month (about $3,780/yr) · median of 44 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $315 per month ($3,780 a year) — the median AssociationFee across 44 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
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 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 →
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.
25% 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 (2026-09-21).
Reflections Village Market Scorecard
Reflections Village is currently a buyer-leaning market (limited data). About 7.2 months of supply, a median asking price of $270,000, and homes go under contract in about 44 days.
Typical home value in the 32174 ZIP is $374,256, about 10.6% 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 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: September 20, 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 local comps.
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More Ormond Beach & Volusia County / Daytona Beach Area guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Volusia County / Daytona Beach Area or the full Neighborhood Finder.
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