Riviera Oaks
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Riviera Oaks doesn't price off a single build era — homes here date as early as 1938 and as recently as 2024, with a median year built of 1979, so condition and how a given home has been updated carry more weight than the neighborhood average. At a median of $277,500 and $215.29 per square foot on a median 1,253 square feet, this is a modest-footprint, value-oriented pocket of Ormond Beach rather than a move-up community.
Right now there is exactly one active listing against 310 homes total, with 3 months of supply and a median 43 days on market — a balanced read, but one built on very thin data. Prices are up 4.1% year over year and 249% since 2012, so the long-run trend is firmly upward even though there's little current inventory to confirm where the next sale will land. Buyers and sellers should treat any single listing here as a data point, not a market.
Riviera Oaks right now
🟡 Balanced market. 3.0 months of supply and 75% of the inventory already under contract put buyers and sellers on roughly even footing.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 15, 2026. Confidence: Medium (4 active and pending listings, 4 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($278K) is up 4.1% from the prior 12 months ($266K) and up 249% since 2012. With about 6 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 July 15. Confidence: Low (4 and 6 sales in the two windows).
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Updated July 15, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Riviera Oaks market snapshot (as of July 15, 2026): the median sale price is about $278K ($215 per sq ft over the trailing 12 months of closed sales), a median 43 days on market for closed sales, and 3.0 months of supply, a balanced market. The trailing-12-month median is up 4% from the prior 12 months and up 249% since 2012, computed from record-level DBAMLS closed sales (4 closings in the current window).
Riviera Oaks is a community of 310 homes in Ormond Beach, Volusia County, built between 1938 and 2024 (median 1979), with a median living area of about 1,253 square feet. 61% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Riviera Oaks is a small, established Ormond Beach community of 310 homes spanning a wide range of build years — 1938 through 2024 — on compact, modest-sized lots, with no specific community amenities currently identified from MLS data.
Who Riviera Oaks is best for.
Best for
- Buyers with a target price near $277,500 who want an established Ormond Beach community rather than new construction.
- Buyers comfortable evaluating a home on its individual condition and update history, given the wide 1938-to-2024 build range.
- Patient buyers willing to move when the single listing — or the next one — actually fits, rather than shopping a large active pool.
Probably not for
- Buyers who want multiple active listings to compare price and condition before committing.
- Buyers who need more living space than the median 1,253 square feet typically offers.
- Buyers relying on documented community amenities as part of the purchase decision — none are currently identified in MLS data.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level DBAMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($278K) IS the median in the snapshot above, and the move from 2025 ($266K) IS the +4.1% one-year change.
Windows contain 0 to 12 sales each (4 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.
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 (2026-07-12).
The Riviera Oaks buying strategy.
If we were buying in Riviera Oaks 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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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 Riviera Oaks.
A thin-data, long-hold community
The numbers that exist here point to a stable, owner-oriented pocket: about 61% of homes carry a homestead exemption, suggesting most of this 310-home community is held as a primary residence rather than turned over for rental or resale. Median price sits at $277,500 ($215.29 per square foot on a median 1,253 square feet), up 4.1% over the past year and up 249% since 2012 — a long run of appreciation for a community with a comparatively small median footprint.
The catch is inventory. With just one active listing and 3 months of supply, the market_band reads balanced, but that classification is doing a lot of work on very little data. A median 43 days on market tells you homes here don't sit long once listed, but with so few homes changing hands at any given time, buyers should expect to act on incomplete comps rather than a deep pool of alternatives.
The location and the amenities are priced into every listing in Riviera Oaks. 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 Riviera Oaks 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 (7.6). Basis: Long-Term Appreciation +249% since 2012; Recent Direction +4.1% year-over-year; Liquidity & Demand 3.0 months of supply; Owner Commitment 61% owner-occupied; Pricing Power 96.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community with a single active listing and a build era spanning 1938 to 2024, pricing a home correctly means leaning on transaction history rather than a shelf of comparable listings. Momentum tracks Riviera Oaks' sales and pricing trend directly so buyers aren't guessing at value with one listing to go on, and sellers aren't leaving room on the table in a market that has appreciated 249% since 2012.
Riviera Oaks 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 Riviera Oaks 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 Riviera Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Riviera Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Riviera Oaks home worth?
Get a no-obligation home value based on real comparable sales in Riviera Oaks, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Riviera Oaks?
How long do homes in Riviera Oaks take to sell?
Is Riviera Oaks a buyer's or seller's market right now?
How many homes are in Riviera Oaks?
What share of Riviera Oaks is owner-occupied?
When were the homes in Riviera Oaks built?
Do cash buyers compete in Riviera Oaks?
Have Riviera Oaks home prices gone up?
Who is the best real estate agent for Riviera Oaks?
How do I find a top Ormond Beach real estate agent who knows Riviera Oaks?
Can Momentum Realty connect me with an agent for Riviera Oaks?
Should you buy in Riviera Oaks?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: July 15, 2026) |
| Community market stats | DBAMLS closed sales, 12-month windows ending July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (9 streets, ZIP 32118/32170/32174)) |
| Under-contract shares | DBAMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2001 (149 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.
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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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