Spiveys Farms
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Spiveys Farms is a small Ormond Beach pocket with a wide build era — homes here range from 1940 to 2001, with a median year built of 1976. That spread means value is driven more by individual condition and updates than by a uniform product age; two homes of similar size can sit far apart in price depending on what has been done to them. The median living area across the community is 1,464 square feet, a useful baseline for sizing up any given listing against the norm here.
Inventory is thin right now: just two active listings against a base of 105 homes. With that little live supply, each listing functions almost as its own market rather than one you can benchmark against a deep comp set. Homestead share sits at 66.4%, meaning owner-occupancy dominates — turnover tends to be slower, and pricing conversations often hinge more on the individual seller's situation than on a broad, visible market trend.
Who Spiveys Farms is best for.
Best for
- Buyers comfortable with a wide range of build years, from 1940 to 2001, and willing to judge each home on its own condition
- Buyers who want a smaller, established Ormond Beach community without HOA-driven amenities
- Buyers prepared for a slower-moving, owner-occupied market rather than a high-turnover one
Probably not for
- Buyers set on a home built in a specific, narrow era
- Buyers who want an amenity-anchored or clubhouse-centered community
- Buyers who need a deep pool of comparable active listings to negotiate against
The market around Spiveys Farms
Spiveys Farms is a small community — 14 recorded sales on file, most recently in 2025 — too few for its own price trend. Here is the market around it.
In ZIP 32174, 590 homes are on the market and 24% are under contract — a steady corner of Ormond Beach.
Across Volusia County, 4,230 homes are active and 1,084 pending (20% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Spiveys Farms specifically. Momentum Research analysis of MLS records.
The Spiveys Farms buying strategy.
If we were buying in Spiveys Farms 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 Spiveys Farms.
Older stock, thin inventory
With a year-built range stretching from 1940 to 2001 and a median year built of 1976, Spiveys Farms is not a cookie-cutter tract. Buyers should expect real variation in construction era, layout, and prior renovation work from one listing to the next. The median living area of 1,464 square feet gives a sense of the typical footprint, but it is worth checking each listing's actual build year and square footage against that baseline rather than assuming consistency across the community. Current MLS data does not identify any community amenities here, so this reads as a straightforward residential pocket rather than an amenity-anchored one.
At 105 homes total, this is a modest-sized community, and a homestead share of 66.4% points to owner-occupancy as the norm rather than investor turnover. Combined with only two active listings at the moment, buyers should expect a slower-moving, lower-volume market where patience and direct comparison of each available home's condition matter more than chasing a broader pricing trend.
The location and the amenities are priced into every listing in Spiveys Farms. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this size with only two active listings, there is not much live inventory to lean on for pricing context. Momentum pulls in off-market and recently-closed context beyond what is currently listed, and reads each Spiveys Farms home individually — build year, square footage, and condition — rather than assuming one listing tells you what the next is worth.
Spiveys Farms 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 Spiveys Farms 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 Spiveys Farms sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Spiveys Farms, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Spiveys Farms home worth?
Get a no-obligation home value based on real comparable sales in Spiveys Farms, 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
How many homes are in Spiveys Farms?
What share of Spiveys Farms is owner-occupied?
When were the homes in Spiveys Farms built?
Who is the best real estate agent for Spiveys Farms?
How do I find a top Ormond Beach real estate agent who knows Spiveys Farms?
Can Momentum Realty connect me with an agent for Spiveys Farms?
Should you buy in Spiveys Farms?
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) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 32174/32176)) |
| Under-contract shares | DBAMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2003 (12 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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