Rio Vista Homes for Sale in Ormond Beach, FL

Established 1988 · Intracoastal West · ZIP 32224

A historic 1926-platted neighborhood on the mainland west bank of the Halifax River, midcentury homes, no HOA, anchored by the Riviera golf course and its old stone arches.

Historic 1926 platNo HOAHalifax River corridor

Live Market Pulse

59/100
Momentum

Balanced Market (limited data)

Tight supply keeps sellers in control, but dated interiors still trade at a discount, so condition is where buyers win.

Free · No obligation

Unlock Off-Market Rio Vista

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive DBAAR data14 years of closingsLocal renovation analysisUpdated twice daily

LiveMarket PulseDBAAR

$292K

Median Price

3.6mo

Supply

21days

Avg DOM

Balanced

Seller Leverage

$227/sf

Median $/Sqft

-3%

1-Yr Price Change

0now

Distress

Jon's Current Read

"Rio Vista is one of the Daytona area's genuine historic neighborhoods, a 1920s-platted community of midcentury homes on the mainland west bank of the Halifax River, anchored by the Riviera Country Club golf course and the surviving stone arches that once marked its grand entrance. The read is character-and-value: established homes on real lots with no HOA, at prices well below beachside, in a neighborhood that straddles the Holly Hill and Ormond Beach line. The trade is the older housing stock and a flood story that splits sharply by block, so the riverfront and low-lying streets are a different proposition from the interior."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Rio Vista market snapshot (as of June 25, 2026): the median sale price is about $292K ($227 per sq ft), with homes averaging 21 days on market and 3.6 months of supply, a balanced market (limited data). Values are down 3% over the past year and up 360% since 2013, based on 10 recent closings in live Daytona-area MLS data.

Rio Vista is a historic single-family neighborhood on the mainland west bank of the Halifax River, platted in 1926 by Ohio manufacturer Walter Hardesty as a grand resort-style development, of which the Riviera Country Club golf course, a hotel (later annexed into Holly Hill), and the surviving Roman-style stone arches on Calle Grande remain the landmarks (Florida Department of State, 2018; City of Holly Hill, 2026). The neighborhood straddles the Holly Hill and Ormond Beach municipal line, so homes carry both Holly Hill (32117) and Ormond Beach (32174) addresses depending on the block.

The housing is predominantly midcentury: homes built across roughly the 1920s through the 1970s, with a median year built around 1955, mostly single-story ranch styles on roughly quarter-acre lots, plus some Spanish Revival homes along South Beach Street near the river (Homes.com and Neighborhoods.com, 2026). The neighborhood holds on the order of 500 homes.

Most of Rio Vista carries no homeowners association, which local agents cite as part of its appeal, and short-term rentals are generally allowed; we found no third-party source documenting any HOA dues for the neighborhood (Homes.com quoting a local agent, 2026). Note that a separate community called Rio Vista Gardens exists in the same ZIP and is a different place; this page is the historic Rio Vista around Calle Grande, Plaza Grande, and the Riviera course.

Pricing is mid-market and value-oriented: a median sale price reported in the range of roughly $230,000 to $275,000, with typical interior homes around the $270,000s to $400,000s and Spanish Revival or riverfront homes on South Beach Street well higher (Homes.com and Redfin, 2025 to 2026). The location is mainland and inland of the barrier island, a short drive to the beach, downtown Ormond Beach, and Daytona.

Quick Match

Who Rio Vista is best for.

Best for

Buyers who want a historic, established neighborhood with character and real lots, and no HOA
Value buyers comfortable updating a midcentury home in a settled location
Golf-minded and river-corridor buyers drawn to the Riviera course and the Halifax River setting

Probably not for

Buyers who want new construction or a gated, amenity-rich community
Anyone unwilling to check the flood zone on a river-corridor block
Buyers who confuse it with the separate Rio Vista Gardens nearby

Market Pulse

How Rio Vista is performing right now

59/100
momentum

Balanced Market (limited data)

Seller's marketBalancedBuyer's market

3.6Months of supplytight

4Median days on marketdays

1 : 3Under contract vs for salestrong demand

10Sold in last 12 monthsliquidity

+360%Median price since 2013appreciation

-5%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from DBAAR, as of June 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Rio Vista listings and the trailing twelve months of closed sales.

Where prices are going$235K2026 YTD

Median sale price by year. Tap a label to compare Tomoka Oaks or Ormond Beach. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square foot$2582026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now3 : 1active : pending

For sale3

Pending1

Sold 12mo10

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in Rio Vista buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Rio Vista

Live MLS inventory for Rio Vista. 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.

1623 Ridge Avenue home for sale in Rio Vista

Active · 2 daysTop listing

$318,000

3 bd · 2 ba · 1,380 sqft · built 1957

1623 Ridge Avenue, Holly Hill, 32117

Listed by Chevon Eaton

715 Alcazar Avenue home for sale in Rio Vista

Active · 58 days

$300,000

3 bd · 2 ba · 1,402 sqft · built 1956

715 Alcazar Avenue, Ormond Beach, 32174

Strong resaleReno opportunityBest value

Listed by Century 21 McBride Realty Group

827 Cordova Avenue home for sale in Rio Vista

Active · 4 days

$279,900

3 bd · 2 ba · 1,297 sqft · built 1986

827 Cordova Avenue, Ormond Beach, 32174

Reno opportunityBest value

Listed by RE/MAX Signature

1624 Cordova Avenue home for sale in Rio Vista

Pending · 21 days

$275,000

3 bd · 2 ba · 1,297 sqft · built 1949

1624 Cordova Avenue, Daytona Beach, 32117

RenovatedBest value

Listed by Adams, Cameron & Co., Realtors

Interactive Map

Rio Vista 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.

Nearby & Commute

How far is everything?

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Drive times from Rio Vista. They are approximate and vary with traffic and your exact start point.

Atlantic Ocean beach~10 to 15 min · east over the bridge

Riviera Country Club golf~1 to 2 min · within the neighborhood

Downtown Ormond Beach~5 to 8 min · north on US-1

Daytona Beach~10 to 12 min · south via US-1

Interstate 95~8 to 12 min · west via Granada or LPGA

Daytona Beach International Airport (DAB)~15 to 18 min · about 8 miles south

Orlando~60 to 70 min · about 60 miles southwest

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 Rio Vista Homes for Sale in Ormond Beach, FL with Momentum Realty’s local guides.

Spring Garden Court Homes for Sale in Holly Hill, FLHolly Hill, FL · 0.1 mi

Glenmeadows Homes for Sale in Holly Hill, FLHolly Hill, FL · 0.1 mi

Flomich Gardens Homes for Sale in Holly Hill, FLHolly Hill, FL · 0.2 mi

Great Oaks Homes for Sale in Holly Hill, FLHolly Hill, FL · 0.2 mi

Audobon Park Homes for Sale in Holly Hill, FLHolly Hill, FL · 0.3 mi

Westward Park Homes for Sale in Holly Hill, FLHolly Hill, FL · 0.4 mi

Allyon Park Homes for Sale in Holly Hill, FLHolly Hill, FL · 0.6 mi

Cedar Point Condo in Holly Hill, FLHolly Hill, FL · 0.6 mi

Mirage Homes for Sale in Holly Hill, FLHolly Hill, FL · 0.6 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr

Rio Vista (no CDD)$0/yr

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

15-Second Take

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

Rio Vista 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 Rio Vista address.

The takeaway

What is actually moving near Rio Vista, sourced and dated. We do not publish rumor.

Recent Developments in Rio Vista

Development Intelligence

Our read on what is being built around Rio Vista, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishThe near-term items are county and city stormwater and school adjustments along the Halifax corridor; the neighborhood's own historic character is the durable story.

Halifax corridor stormwater investment

NeutralCounty and city flood-mitigation and stormwater work along the Halifax River corridor affects low-lying and riverfront blocks more than the interior. impact

SignificanceRadius: Halifax River corridor

Halifax corridor stormwater investment

Volusia County school rezoning

NeutralVolusia County Schools has been adjusting attendance boundaries, including Holly Hill School returning to an elementary configuration, so assignments can shift. impact

SignificanceRadius: Holly Hill / Ormond mainland

Volusia County school rezoning

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 Rio Vista, 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 ↓

2018
Heritage
Riviera Country Club named a Florida Historic Golf Trail course
The Florida Department of State recognized the Riviera Country Club, the golf course at the heart of the 1926 Rio Vista development, as a Florida Historic Golf Trail Course of the Month, and noted the surviving Rio Vista entrance arches. Why it matters: The historic golf course and the stone arches are the neighborhood's defining, durable identity and a real differentiator in the mainland market. Source
2024
Schools
Volusia County rezones Ormond-area schools
In 2024, Volusia County Schools adjusted attendance boundaries for Ormond-area schools, with Holly Hill School converting to an elementary-only configuration. Why it matters: School assignments in this Holly Hill and Ormond border neighborhood can shift, so confirm the current zoning by address. 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 Strategy

The Rio Vista buying strategy.

If we were buying in Rio Vista, this is the order of operations we would run, and the one we run for our clients.

Check the flood zone by block. South Beach Street and low-lying river-corridor streets are the most flood-prone and typically require flood insurance, while interior blocks are often lower risk; pull the FEMA zone for the exact parcel at msc.fema.gov.

Confirm there is no HOA and any deed restrictions. Most of Rio Vista has no association; verify for the specific parcel and check for any recorded deed restrictions through title.

Inspect the bones of a midcentury home. Confirm the age of the roof, HVAC, electrical, and plumbing and budget for what is original.

Verify which city and school zone applies. The neighborhood straddles the Holly Hill and Ormond Beach line, so confirm the city of record and the current Volusia school assignment for the address.

Make sure you are in Rio Vista, not Rio Vista Gardens. They are different neighborhoods in the same ZIP; comp within the right one.

The Quick Decision

Best Buy

A structurally sound midcentury home on an interior block with a manageable flood zone, priced off recent Rio Vista comps.

Biggest Risk

Older housing stock and a flood story that splits sharply between riverfront and interior blocks.

Best Lot

Riverfront and golf-adjacent lots carry the premium; standard interior lots are the value core.

Smart Timing

The mainland market here has cooled, with the reported median off year over year, which gives a prepared buyer negotiating room (Homes.com and Redfin, 2025 to 2026).

Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Rio Vista is a historic single-family neighborhood on the mainland west bank of the Halifax River, platted in 1926 by Walter Hardesty and anchored by the Riviera Country Club golf course and the surviving Roman-style stone arches on Calle Grande (Florida Department of State, 2018; City of Holly Hill, 2026). It holds on the order of 500 midcentury homes, mostly single-story ranch styles on roughly quarter-acre lots with a median year built around 1955, plus Spanish Revival homes near the river. The neighborhood straddles the Holly Hill and Ormond Beach line, carries no HOA on most homes, and trades at mainland prices, a short drive to the beach, downtown Ormond Beach, and Daytona.

Rio Vista Homes For Sale

What your money buys in Rio Vista.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Rio Vista today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: original-condition interior home

$140K to $275K

The value tier: a midcentury two- or three-bedroom on an interior block in original or lightly updated condition. The neighborhood's reported median sale has run around $230,000 to $275,000 (Homes.com and Redfin, 2025 to 2026). Budget for updates and verify the roof and systems.

Lowest entry

Mid: updated single-family home

$275K to $450K

An updated midcentury home with newer kitchen, baths, roof, and systems. Local sources put typical interior homes roughly in the $270,000s to $400,000s depending on size and condition (Homes.com, 2026). Price off the closest updated comparable.

Most inventory

High: Spanish Revival and riverfront homes

$450K to $660K

Spanish Revival homes and those on or near South Beach Street and the Halifax River, where the architecture and the water drive the premium, reported roughly in the $470,000s to $700,000s and higher for true riverfront (Homes.com, 2025 to 2026). Price each on its lot, architecture, and flood picture.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings

What Your Money Buys

What ~$292K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

$140K to $275K

Entry: original-condition interior home

$275K to $450K

Mid: updated single-family home

$450K to $660K

High: Spanish Revival and riverfront homes

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Rio Vista, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take

Renovation math decides the deal
Better lots and views resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay

Proprietary Data

The renovation premium.

Renovated-listing inventory in Rio Vista is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Rio Vista holds value.

Our read on the factors that protect resale here, and the one to manage.

No CDD on the tax billStrong

Central Intracoastal West locationStrong

Scarce golf and lake homesitesStrong

$30M club reinvestment to 2028Positive

All-resale 1990s conditionManage it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Rio Vista

15-Second Take

Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Underbudgeting the carrying costs
Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Overpaying for an interior lot

A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.

Underbudgeting the carrying costs

Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.

Skipping the systems check

An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

Rio Vista sells history, character, and real lots at a mainland price, with no HOA. The deal is found in the block, the flood zone, and a sound midcentury home, not in chasing the cheapest sticker on a house that needs a roof.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

7.1B · Buy Score

Resale Strength7.2/10

Renovation Risk6.0/10

Location Efficiency7.4/10

Long-Term Defensibility7.4/10

Carrying Cost Advantage7.4/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Rio Vista is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live DBAAR feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live DBAAR feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates

Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)

$261 value$401 premium

Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from DBAAR; for orientation, not an appraisal.

15-Second Take

Riverfront and golf-adjacent lots carry the premium; standard interior lots are the value core.
Flood zone splits sharply by block; the river corridor is a different proposition from the interior.
Condition is the swing factor on a midcentury home; comp like-for-like.

In Rio Vista, lot value is driven by position relative to the Halifax River and the Riviera golf course, and by the flood zone that comes with it. Homes on or near South Beach Street and the river command a premium for the water and, in some cases, the Spanish Revival architecture, but they also carry the higher flood exposure and insurance cost. Standard interior lots are the value core and often sit in lower-risk zones. Because the housing stock is midcentury, condition is the biggest single swing, so comp like-for-like on block, lot, and condition rather than against a neighborhood average.

The 15-Second Verdict

Rio Vista in 15 seconds.

Best forBuyers who want a historic, no-HOA neighborhood with midcentury character and real lots near the Halifax River.

Strong onCharacter and value: a 1926-platted neighborhood with the Riviera golf course and the historic arches, at mainland prices.

WatchOlder housing stock and a flood story that splits sharply between riverfront and interior blocks.

Not forBuyers who want new construction, a gated amenity community, or HOA-enforced uniformity.

The edgeA cooled mainland market and no HOA give a prepared buyer real negotiating room on condition.

HOA, CDD & Fees

15-Second Take

Most of Rio Vista has no HOA, a frequent reason buyers choose it.
The carrying-cost variable that matters is flood insurance on the river-corridor blocks, not dues.
Golf at the Riviera Country Club is a separate cost, not bundled.

Most of Rio Vista carries no homeowners association, which local agents cite as part of its appeal, and we found no third-party source documenting any HOA dues for the neighborhood (Homes.com quoting a local agent, 2026). Verify there is no association and check for any recorded deed restrictions for the specific parcel through title.

With no HOA, there are no association dues or amenity bundle; you maintain and insure your own home directly, which keeps recurring costs low.

There is no community clubhouse or gate. The neighborhood's anchors are historic and public-facing: the Riviera Country Club golf course (a separate membership or pay-to-play), the surviving Rio Vista stone arches, and the Halifax River waterfront along South Beach Street.

Run Your Numbers

Tools for a Rio Vista buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxVolusia County millage and the homestead picture.Rent vs buyThe breakeven on owning in Rio Vista.Save Our HomesProject your homestead tax cap over time.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Rio Vista

Thinking of selling in Rio Vista?

Your buyer is cross-shopping historic and value-oriented mainland neighborhoods, so sell what is specific: the home's character and updates, the lot, the no-HOA freedom, the block's flood picture, and the Riviera and arches setting.

Momentum listings (YTD)

97.98%

Sold-to-list ratio across the Jacksonville metro for our agents, sellers keeping more of their price.

Market average (YTD)

96.73%

The broader metro average sold-to-list ratio over the same period.

Momentum days on market

64 days

Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.

Market days on market

72 days

The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Rio Vista, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Tomoka Oaks, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Rio Vista home worth?

Get a no-obligation home value based on real comparable sales in Rio Vista matched to your condition, lot, and view, 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 Rio Vista on the map →

Real comps, not a Zestimate.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Rio Vista year by year since 2013, 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.

$1,789/mo

Volusia County typical true cost to own

$151/mo

Volusia County typical home insurance

Check CDD

Confirm 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.

Rio Vista Market Scorecard

Seller's Market (limited data)

Rio Vista is currently a seller's market (limited data). About 2.4 months of supply, a median asking price of $298,950, and homes go under contract in about 8.0 days.

2.4

Months supply

$298,950

Median list

$292,500

Median sold

$227

Per sqft

8.0

Days on mkt

2/2/10

Active/Pend/Sold

Typical home value in the 32174 ZIP is $371,102, about 10.1% above the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Frequently Asked Questions

Where is Rio Vista?

It is a historic neighborhood on the mainland west bank of the Halifax River, straddling the Holly Hill and Ormond Beach line, anchored by the Riviera Country Club golf course and the Rio Vista arches on Calle Grande (Florida Department of State and City of Holly Hill, 2026). Homes carry Holly Hill (32117) or Ormond Beach (32174) addresses depending on the block.

How old is the neighborhood?

It was platted in 1926, and most homes date from the 1920s through the 1970s, with a median year built around 1955 (Florida Department of State, 2018; Homes.com, 2026).

Is it the same as Rio Vista Gardens?

No. Rio Vista Gardens is a separate neighborhood in the same ZIP with a different mix of housing. This page is the historic Rio Vista around Calle Grande, Plaza Grande, and the Riviera golf course. Make sure you are comping within the right one.

Is there an HOA?

Most of Rio Vista has no homeowners association, which local agents cite as part of its appeal, and we found no third-party source documenting dues for the neighborhood (Homes.com, 2026). Verify there is no association and check for deed restrictions for the specific parcel.

What are the homes like?

Predominantly midcentury single-story ranch homes on roughly quarter-acre lots, plus some Spanish Revival homes near the river along South Beach Street (Homes.com, 2026). Condition varies widely with the age of the stock.

What does it cost to buy here?

The reported median sale price has run roughly $230,000 to $275,000, with typical interior homes around the $270,000s to $400,000s and riverfront or Spanish Revival homes well higher (Homes.com and Redfin, 2025 to 2026). Confirm current pricing with an agent.

What about flood risk?

It splits by block. South Beach Street and low-lying river-corridor streets are the most flood-prone and typically require flood insurance, while interior blocks are often lower risk (Homes.com quoting a local agent, 2026). Pull the FEMA zone for the exact parcel at msc.fema.gov before you rely on it.

What schools serve Rio Vista?

The neighborhood falls in Volusia County Schools, with the pattern running toward Holly Hill School, Campbell Middle, and Mainland High School on the Holly Hill side, and Ormond Beach Middle on the Ormond side (Homes.com, 2026). Assignments are by address and have been changing, so verify the current zoning with the district.

Is there golf?

Yes. The Riviera Country Club golf course sits at the heart of the neighborhood and is a recognized Florida Historic Golf Trail course; it is a separate membership or pay-to-play, not bundled with any HOA (Florida Department of State, 2018).

How close is the beach?

The Atlantic beaches are roughly a 10 to 15 minute drive east over the bridge. Rio Vista is a mainland, river-corridor neighborhood, not a beachside one.

Why does the city of record differ between listings?

Because the neighborhood straddles the Holly Hill and Ormond Beach municipal line, some databases classify it as Holly Hill and others as Ormond Beach, and homes carry the matching mailing address. Confirm the city of record for the specific parcel.

Do I need my own agent to buy here?

Yes. Your own agent confirms the city and school zone, checks the no-HOA status and any deed restrictions, pulls the block-level flood zone, inspects the bones of an older home, and comps the right Rio Vista sales before you offer.

Who is the best real estate agent for Rio Vista?

The best agent for Rio Vista is one who actively works Ormond Beach and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Rio Vista.

How do I find a top Ormond Beach real estate agent who knows Rio Vista?

Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Rio Vista and the wider Ormond Beach area.

Can Momentum Realty connect me with an agent for Rio Vista?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Rio Vista purchase or sale - no call center and no pressure.

The Verdict

Should you buy in Rio Vista?

An honest fit check. We will tell you when it is not your community.

You want a historic, no-HOA neighborhood with midcentury character and real lotsExcellent fit

You are comfortable updating an older home in a settled, value-oriented locationExcellent fit

You will check the block-level flood zone and verify the city and school zoneExcellent fit

You want new construction or a gated, amenity-rich communityProbably not

You are not willing to carry flood insurance on a river-corridor blockProbably not

You want HOA-enforced uniformityProbably not

Get the inside read on Rio Vista

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Rio Vista home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

You are all set.

A Momentum Realty Rio Vista specialist will reach out personally, usually the same day.

Thinking about hiring an agent here? How to find the best real estate agent in Rio Vista - what to look for, questions to ask, and your local expert.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Information deemed reliable but not guaranteed.

Rio Vista Ormond Beach median home price history from 2013 to 2026, chart by Momentum Realty — Median sale price in Rio Vista Ormond Beach, Florida by year (2013 to 2026). Source: Momentum Realty.

Rio Vista Homes for Sale in Ormond Beach, FL

The 60-Second Overview

Who Rio Vista is best for.

Best for

Probably not for

How Rio Vista is performing right now

Homes For Sale Right Now in Rio Vista

Rio Vista on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Rio Vista

Halifax corridor stormwater investment

Volusia County school rezoning

Riviera Country Club named a Florida Historic Golf Trail course

Volusia County rezones Ormond-area schools

The Rio Vista buying strategy.

The full read, only if you want it.

What your money buys in Rio Vista.

What ~$292K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Rio Vista holds value.

5 Mistakes Buyers Make in Rio Vista

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Underbudgeting the carrying costs

Skipping the systems check

Momentum Buy Score.

Why our read on Rio Vista is different.

Which Lots & Views Hold Value Best

Rio Vista in 15 seconds.

HOA, CDD & Fees

Tools for a Rio Vista buy.

Thinking of selling in Rio Vista?

In Rio Vista, condition and view decide your number

What is your Rio Vista home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Rio Vista Market Scorecard

Frequently Asked Questions

Should you buy in Rio Vista?

Get the inside read on Rio Vista

You are all set.

Need to sell fast in Duval County?

You just read the data. Now see what your home is worth.

More Ormond Beach & Volusia County / Daytona Beach Area guides