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Spinnaker Of Ormond Condo Ormond Beach in Ormond Beach

Spinnaker Of Ormond Condo Ormond Beach
Homes for Sale in Ormond Beach, FL

Community in Ormond Beach · Volusia County
Free · No obligation
Talk to a Spinnaker Of Ormond Condo Ormond Beach Expert

True comps, carrying-cost math, and listings before the portals.

Built fromLive DBAMLS dataUpdated twice daily
Live · Spinnaker Of Ormond Condo Ormond Beach Housing Pulse DBAMLS + public records Analysis by Momentum Realty · $3.5B+ sold · 8,500+ transactions · Top 1% in Florida (RealTrends)
Tempo
100%
Under contract
Volusia: 20% (1,084 of 5,314)
0 · 1
For sale · pending
live counts, refreshed twice daily
Jon Brooks, founder of Momentum Realty
Jon's Current Read

Spinnaker Of Ormond Condo sits in a unique posture: zero active listings as of mid-July 2026. That doesn't necessarily signal runaway demand—it more often reflects a small inventory base where turnover is episodic. Without median price or recent sale data, the valuation picture here is entirely opaque from MLS alone.

For a buyer, this is a watch-and-wait situation; you'll need to track new listings individually and move decisively when one surfaces. For a seller, the absence of competition can work in your favor if a motivated buyer appears, but thin comps make pricing a guessing game. Work with a broker who knows the building's sale history outside the MLS window.

Quick Match

Who Spinnaker Of Ormond Condo Ormond Beach is best for.

Best for

  • Buyers targeting Ormond Beach specifically who value a quieter coastal location and can wait for inventory to surface
  • Investors or second-home buyers comfortable with episodic turnover and willing to move quickly on a single opportunity
  • Condo buyers who prioritize location and building-specific due diligence over amenity packages and active lifestyle programming

Probably not for

  • Buyers who need to compare multiple units or floor plans before making a decision
  • First-time condo buyers unfamiliar with small-association governance and reserve risk
  • Anyone on a tight closing timeline who cannot afford to wait for inventory to appear
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The Area Market

The market around Spinnaker Of Ormond Condo Ormond Beach

Spinnaker Of Ormond Condo 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 Spinnaker Of Ormond Condo Ormond Beach specifically. Momentum Research analysis of MLS records.

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Market Pulse

How Spinnaker of Ormond is performing right now

50/100
momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
0Months of supplytight
192Median days on marketdays
0 : 1Under contract vs for salestrong demand
0Sold in last 12 monthsliquidity
+0%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 Spinnaker of Ormond listings and the trailing twelve months of closed sales.

8.6A- score
Momentum intelligence
Momentum buy score

Our proprietary read on how a home in Spinnaker of Ormond Condo buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Spinnaker of Ormond

Live MLS inventory for Spinnaker of Ormond Condo. 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.

2450 Ocean Shore Boulevard #70 home for sale in Spinnaker of Ormond CondoActive · 192 daysTop listing
$239,900
2 bd · 2.5 ba · 1,320 sqft · built 1987
2450 Ocean Shore Boulevard #70, Ormond Beach, 32176
Reno opportunityBest value
Listed by Realty Experts Florida

Active and pending Spinnaker of Ormond listings as of 2026-06-25, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc.. Tap any home to ask about it.

Interactive Map

Spinnaker of Ormond 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 Spinnaker of Ormond. They are approximate and vary with traffic and your exact start point.

The beach~1 to 3 min · across the street
Granada Boulevard shopping~6 to 11 min · everyday services
Ormond Beach mainland and I-95~9 to 15 min · highway access
Tomoka State Park~10 to 16 min · nature and the river
Daytona Beach~15 to 22 min · south
Daytona Beach International Airport (DAB)~20 to 28 min · south

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 Spinnaker of Ormond Condo in Ormond Beach, FL with Momentum Realty’s local guides.

Triton Beach Homes for Sale in Ormond Beach, FLTriton Beach Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.3 miUniversity Circle Homes for Sale in Ormond Beach, FLUniversity Circle Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.4 miRHRosemont Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.4 miShoreham Oceanfront Condo in Ormond Beach, FLShoreham Oceanfront Condo in Ormond Beach, FLOrmond Beach, FL · 0.5 miDaytona Shores Homes for Sale in Ormond Beach, FLDaytona Shores Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.5 miAnn Rustin Estates Homes for Sale in Ormond Beach, FLAnn Rustin Estates Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.6 miOcean Breeze Homes for Sale in Ormond Beach, FLOcean Breeze Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.6 miSilk Oaks Homes for Sale in Ormond Beach, FLSilk Oaks Homes for Sale in Ormond Beach, FLOrmond Beach, FL · 0.6 miWoodmere Homes for Sale in Ormond Beach, FLWoodmere Homes for Sale in Ormond Beach, FLOrmond Beach, 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
Spinnaker of Ormond (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

Spinnaker of Ormond 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 Spinnaker of Ormond address.

The takeaway

What actually affects a Spinnaker of Ormond purchase, sourced and dated. We do not publish rumor.

Recent Developments in Spinnaker of Ormond Condo

Development Intelligence

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

Net OutlookBullishOn a tiny older oceanside condominium, the decisive factors are the association's reserves and the statewide structural-inspection rules, not market headlines; with only ten units, each owner's share of any project is large.

Very small building, large per-owner share

NeutralNotable impact
SignificanceRadius: Spinnaker of Ormond

With only ten units, any roof, paint, or structural project is split among few owners, so the reserve study and any special assessment matter more here than in a larger building.

Florida condominium milestone inspection and reserve law

NeutralNotable impact
SignificanceRadius: Coastal condos 3 stories and up

Florida's milestone inspection and reserve requirements apply to coastal condominium buildings of three stories and up; confirm where this 1987 three-story building stands before you write.

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 Spinnaker of Ormond Condo, 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 ↓

  1. May 2022
    Regulation

    Florida SB 4-D condominium safety law (amended by SB 154, 2023)

    After 2022, Florida required milestone structural inspections and full structural reserve studies for condominium buildings of three stories and up, refined by SB 154 in 2023, changing how associations budget reserves and assessments. Why it matters: On a 1987 three-story oceanside building, ask for the milestone inspection status, the reserve study, and any approved or pending special assessment before you write; with ten units the per-owner exposure is high. Source

  2. 2026
    Community

    Building profile documented by third-party sources

    Third-party sources describe Spinnaker of Ormond as a ten-unit, three-story 1987 building at 2450 Ocean Shore Boulevard, with first-floor one-bedroom flats around 705 square feet and upper two-level townhome-style two-bedroom units around 1,320 square feet, across from the ocean. Why it matters: Building characteristics are reported by third-party sources; verify the unit, the association documents, and the rental rules directly before relying on them. Source

Development alerts for Spinnaker of Ormond CondoGet a short monthly email when something new is approved, funded, or opens near Spinnaker of Ormond Condo.

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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 Spinnaker of Ormond buying strategy.

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

1

Read the condominium association documents. Get the current monthly dues, what they cover, the reserve funding, and any approved or pending special assessment before you write.

2

Confirm the milestone inspection. On a 1987 three-story oceanside building, ask for the milestone structural inspection and reserve study required under Florida law.

3

Verify the rental rules. Confirm the current minimum lease term and any rental cap with the association if rental use matters to you.

4

Confirm lender condo approval and insurance. Very small, older oceanside condos can face financing and insurance review; confirm the building is approvable, or budget to pay cash, and pull an insurance quote.

5

Comp by floor and type. Price the unit against the closest recent Spinnaker of Ormond sale, distinguishing first-floor flats from upper townhome-style units.

The Quick Decision
Best Buy
An updated upper townhome-style unit with an ocean outlook in a building with funded reserves and a clean milestone-inspection posture.
Biggest Risk
A special assessment split among only ten owners, or a financing or insurance hurdle on a tiny older oceanside building.
Best Lot
There is no private lot; floor, unit type (flat versus townhome-style), and ocean outlook are what separate units.
Smart Timing
On a ten-unit building, the association's reserves matter far more than market timing; buy the budget alongside the unit.
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

Spinnaker of Ormond is a small ocean-view condominium across the street from the beach in Ormond Beach, Volusia County, ZIP 32176, at 2450 Ocean Shore Boulevard. Third-party sources describe a ten-unit, three-story building completed in 1987, with five first-floor one-bedroom flats of roughly 705 square feet and upper two-level townhome-style two-bedroom units of roughly 1,320 square feet, and it is a managed residential community distinct from the Spinnaker Resorts and Royal Floridian timeshares elsewhere in Ormond Beach (daytona-condos.com; 386realestate.com; intracoastalmanagement.com, 2026). As a very small, older condominium, the central diligence items are the association's dues and what they cover, the reserve funding, any special assessment, the milestone-inspection posture, insurance, lender condo approval, and the rental rules.

Spinnaker of Ormond Homes For Sale

What your money buys in Spinnaker of Ormond.

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 Spinnaker of Ormond today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: first-floor one-bedroom flats

First-floor one-bedroom flats around 705 square feet are the value entry at Spinnaker of Ormond. Confirm the association budget, reserves, and milestone-inspection posture before you write (third-party context, 2026, not MLS).

Lowest entry
Mid: townhome-style two-bedroom units

Upper two-level townhome-style two-bedroom units around 1,320 square feet are the larger core of this small building. Price each on its floor, outlook, and condition against the closest comparable sale.

Most inventory
High: updated, best-outlook townhome units

Updated townhome-style units with the best ocean outlook sit at the top of this ten-unit building. Price each on its own condition and view, not a building average.

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 ~$900K buys here.

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

Entry: first-floor one-bedroom flats
First-floor one-bedroom flats around 705 square feet are the value entry at Spinnaker of Ormond. Confirm the association budget, reserves, and milestone-inspection posture before you write (third-party context, 2026, not MLS).
Mid: townhome-style two-bedroom units
Upper two-level townhome-style two-bedroom units around 1,320 square feet are the larger core of this small building. Price each on its floor, outlook, and condition against the closest comparable sale.
High: updated, best-outlook townhome units
Updated townhome-style units with the best ocean outlook sit at the top of this ten-unit building. Price each on its own condition and view, not a building average.

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 Spinnaker of Ormond, 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 Spinnaker of Ormond 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.

Jon Brooks, Momentum Realty
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 Spinnaker of Ormond 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.

Jon Brooks, Momentum Realty
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 Spinnaker of Ormond

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.

Spinnaker of Ormond Condo1

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.

Spinnaker of Ormond Condo2

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.

Spinnaker of Ormond Condo3

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.

Spinnaker of Ormond Condo4

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.

Spinnaker of Ormond Condo5

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.

“

Spinnaker of Ormond is tiny, low-density, ocean-view living across from the beach. The deal is found in the reserves and milestone posture of a ten-unit 1987 building, and in the unit type you choose, not the sticker alone.

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.

6.5B · Buy Score
Resale Strength6.3/10
Renovation Risk6.2/10
Location Efficiency8.0/10
Long-Term Defensibility6.4/10
Carrying Cost Advantage5.4/10

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 Spinnaker of Ormond 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 automated estimate, 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 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
  • There is no private lot; floor, unit type, and ocean outlook separate units.
  • On a ten-unit building, reserves and any special assessment are the real value drivers.
  • Comp first-floor flats and upper townhome-style units separately.

Spinnaker of Ormond is a condominium, so the value question is the unit and the association, not lot or land. Floor level, whether a unit is a first-floor flat or an upper two-level townhome-style layout, and its ocean outlook separate otherwise similar units, while on a ten-unit 1987 building the reserve funding, insurance, milestone inspection, and any special assessment drive the all-in cost of ownership and weigh heavily per owner. The honest approach is to compare a unit against the closest recent Spinnaker of Ormond sale of the same type and floor, then price the small association's financial health alongside the unit's condition.

The 15-Second Verdict

Spinnaker of Ormond in 15 seconds.

Best forBuyers who want a small, low-density ocean-view condo across from the beach, in a flat or a townhome-style unit.
Strong onLocation and density: an across-from-the-ocean position in a ten-unit 1987 building with a mix of flats and townhome-style units.
WatchThe reserve funding and any special assessment split among only ten owners, the milestone inspection, insurance, and financing.
Not forBuyers who want a high-rise with amenities, a single-family home, or a timeshare resort unit.
The edgeLow density and townhome-style upper units offer an unusual ocean-view layout, for a buyer who reads the small association's budget.

HOA, CDD & Fees

15-Second Take
  • It is a ten-unit condo, so reserves and any special assessment weigh heavily per owner.
  • On a 1987 three-story building, confirm the milestone inspection and reserve study.
  • Confirm the rental rules; no CDD is expected, verify per parcel.

Spinnaker of Ormond is a condominium, so a monthly association assessment applies; with only ten units, each owner carries a large share of capital projects, so confirm the current figure, what it covers, the reserve funding, and any special assessment directly with the association before you offer. No CDD is expected on an oceanside condominium; confirm per parcel.

Confirm whether the dues cover the building exterior, master insurance, water and sewer, and reserve contributions, and ask for the reserve study, the milestone inspection, and any approved or pending special assessment in writing.

As a tiny low-rise, Spinnaker of Ormond offers an across-from-the-ocean location rather than a large amenity package; confirm the current features and rules with the association.

Run Your Numbers

Tools for a Spinnaker of Ormond 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 Spinnaker of Ormond.Save Our HomesProject your homestead tax cap over time.
The takeaway

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

Selling in Spinnaker of Ormond

Thinking of selling at Spinnaker of Ormond?

Your buyer is comparing small Ormond oceanside condos, so sell what is specific and verifiable: the floor and unit type, the ocean outlook, the unit's updates, the current dues and what they cover, and a clean reserve and milestone-inspection picture.

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 Spinnaker of Ormond, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Atlantis, 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 Spinnaker of Ormond home worth?

Get a no-obligation home value based on real comparable sales in Spinnaker of Ormond 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 Spinnaker of Ormond Condo on the map →

Real comps, not an automated estimate.

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.

$1,796/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.

>>>>>>> origin/main
How much local inventory is already under contract

13% of homes for sale in ZIP 32176 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).

Spinnaker of Ormond Market Scorecard

Buyer-Leaning Market (limited data)

Spinnaker of Ormond is currently a buyer-leaning market (limited data). Limited supply, a median asking price of n/a.

n/a
Months supply
n/a
Median list
n/a
Median sold
n/a
Per sqft
n/a
Days on mkt
0/1/0
Active/Pend/Sold

Typical home value in the 32176 ZIP is $348,364, about 3.5% below 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.

Homes For Sale Right Now in Spinnaker Of Ormond Condo Ormond Beach

Live MLS inventory for Spinnaker Of Ormond Condo 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.

2450 Ocean Shore Boulevard #70 home for sale in Spinnaker Of Ormond Condo Ormond BeachPending · 209 days
$227,900
2 bd · 2.5 ba · 1,320 sqft · built 1987
2450 Ocean Shore Boulevard #70, Ormond Beach, 32176
Listed by Realty Experts Florida

Active and pending Spinnaker Of Ormond Condo 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.

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Spinnaker of Ormond Market Scorecard

Buyer-Leaning Market (limited data)

Spinnaker of Ormond is currently a buyer-leaning market (limited data). Limited supply, a median asking price of $227,900, and homes go under contract in about 206 days.

n/a
Months supply
$227,900
Median list
n/a
Median sold
n/a
Per sqft
206
Days on mkt
1/0/0
Active/Pend/Sold

Typical home value in the 32176 ZIP is $348,364, about 3.5% below 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

>>>>>>> origin/main
The Strategy

The Spinnaker Of Ormond Condo Ormond Beach buying strategy.

If we were buying in Spinnaker Of Ormond Condo Ormond Beach today, this is the order of operations we would run for our clients.

1

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.

2

Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.

3

Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.

4

Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.

5

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 Spinnaker Of Ormond Condo Ormond Beach.

The Quick Decision
Best Buy
Buyers with patience and flexibility who can wait for the right unit and act decisively when it appears.
Biggest Risk
Thin comps and opaque pricing—you're flying without the usual market guardrails.
Sweet Spot
A buyer who knows Ormond Beach, has toured the building before, and is ready to move on one specific unit.
Avoid If
You want choice, comparables, and the ability to shop multiple options side by side before committing.
The Deep Dive

When the market is one building, one chance

Spinnaker Of Ormond Condo operates in the narrow band of Volusia County condo stock where a handful of units trade infrequently. With no active listings today and no amenity detail surfacing in current MLS records, the community's appeal hinges on individual unit condition, view, and the appeal of Ormond Beach's east-side location—close to the Atlantic but outside the higher-density corridors of Daytona.

Buyers here are typically purchasing a specific unit, not shopping a neighborhood. You won't have multiple options to compare side by side; instead, you'll evaluate each listing on its own merits as it appears. That demands patience and a willingness to move quickly when the right fit surfaces. Sellers face the inverse challenge: without competing listings to anchor pricing, you'll rely heavily on closed-sale comps and appraiser judgment, which can feel speculative in a slow-turn building.

The building's modest profile also means community governance and reserve health are critical diligence items. Request financials, meeting minutes, and reserve studies early; in a small association, a single special assessment can reshape affordability overnight. Location in Ormond Beach offers a quieter alternative to Daytona's beachfront hustle, but you trade density and walkability for a more residential, car-dependent rhythm.

“

The location and the amenities are priced into every listing in Spinnaker Of Ormond Condo Ormond Beach. The deal is won or lost on condition, the comps, and the renovation math.

Jon Brooks · Founder, Momentum Realty
Why Momentum

Why work with Momentum here

In a building with zero active inventory and no public amenity footprint, success hinges on broker intelligence that goes beyond the MLS feed. Momentum tracks off-market seller interest, knows the building's closed-sale history, and will tell you candidly when a unit's HOA health or condition makes it a poor bet. We don't wait for listings to appear—we cultivate relationships so you hear about opportunities before they go live, and we price your sale with forensic comp work when comparables are sparse. Thin markets reward preparation, and we do the homework.

The 15-Second Verdict

Spinnaker Of Ormond Condo Ormond Beach in 15 seconds.

Best forBuyers with patience and flexibility who can wait for the right unit and act decisively when it appears.
Biggest advantageZero active competition means no bidding wars and the chance to negotiate quietly with a motivated seller.
Biggest riskThin comps and opaque pricing—you're flying without the usual market guardrails.
Sweet spotA buyer who knows Ormond Beach, has toured the building before, and is ready to move on one specific unit.
Avoid ifYou want choice, comparables, and the ability to shop multiple options side by side before committing.

HOA, CDD & Fees

In short
  • 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.

Run Your Numbers

Tools for a Spinnaker Of Ormond Condo Ormond Beach 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 Spinnaker Of Ormond Condo Ormond Beach.Save Our HomesProject your homestead tax cap over time.
The takeaway

Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Spinnaker Of Ormond Condo Ormond Beach sales matched to your home.

Selling in Spinnaker Of Ormond Condo Ormond Beach

Price it to the comps and condition, not an automated estimate.

If you are thinking about selling in Spinnaker Of Ormond Condo 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 Spinnaker Of Ormond Condo Ormond Beach home worth?

Get a no-obligation home value based on real comparable sales in Spinnaker Of Ormond Condo 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 Spinnaker Of Ormond Condo Ormond Beach on the map →

Real comps, not an automated estimate.
The Verdict

Should you buy in Spinnaker Of Ormond Condo Ormond Beach?

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

Buyers targeting Ormond Beach specifically who value a quieter coastal location and can wait for inventory to surfaceExcellent fit
Investors or second-home buyers comfortable with episodic turnover and willing to move quickly on a single opportunityExcellent fit
Condo buyers who prioritize location and building-specific due diligence over amenity packages and active lifestyle programmingExcellent fit
Buyers who need to compare multiple units or floor plans before making a decisionProbably not
First-time condo buyers unfamiliar with small-association governance and reserve riskProbably not
Anyone on a tight closing timeline who cannot afford to wait for inventory to appearProbably not

Nearby Communities

Explore more neighborhoods near Spinnaker Of Ormond Condo Ormond Beach with Momentum Realty’s local guides.

Browse all Florida neighborhood guides →

Data sources & freshness

Live listingsDBAMLS, refreshed twice daily (last: July 12, 2026)
Under-contract sharesDBAMLS 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 your area comps.

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