Sun Oaks
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Realty Pros Assured · via DBAMLS
Sun Oaks is a small, established pocket of 46 homes in Ormond Beach, and with zero active listings against a single closing in the trailing window, there is effectively no standing inventory to shop. Price here is set less by comps rolling through every month and more by condition when a home does surface: the housing stock spans 1957 to 2021 with a median build year of 1962, so a buyer is largely underwriting age, updates, and systems rather than square footage — the median living area of 2,443 sq ft is generous for the vintage.
The posture is a holding market. At an 89.1% homestead share, most of these homes are owner-occupied and rarely turn over, which is why listings are scarce and why a seller who does list can command patience. For a buyer, that means the play is readiness: line up financing and be prepared to move on the rare listing, and expect to price condition, not just address.
The setting & the homes.
Aerial and on-site photos of Sun Oaks. Swipe to explore the community.
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Sun OaksPhotos from DBAMLS listings in Sun Oaks; content deemed reliable but not guaranteed.
Who Sun Oaks is best for.
Best for
- Buyers targeting a specific established street and prepared to act fast when a rare listing appears
- Buyers comfortable budgeting for updates on a mid-century home in exchange for square footage
- Long-hold owners who value a stable, low-turnover pocket over rapid resale
Probably not for
- Buyers on a hard timeline who need to close within a fixed window
- Buyers who want new construction or fully updated homes as the default option
- Buyers who want a range of active listings to compare before committing
The market around Sun Oaks
Sun Oaks is a small community — 20 recorded sales on file, most recently in 2020 — too few for its own price trend. Here is the market around it.
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 Sun Oaks specifically. Momentum Research analysis of MLS records.
The Sun Oaks buying strategy.
If we were buying in Sun 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 Sun Oaks.
A tight, tightly held pocket
With 46 homes and a homestead share near 89%, turnover is low and listings are infrequent. The build range runs from 1957 to 2021, but the median year built of 1962 tells you the character is predominantly mid-century, with newer construction as the exception rather than the rule. That mix creates a wide spread in what any given home is worth — a fully updated house and a largely original one can sit far apart on price despite similar footprints.
The median living area of 2,443 sq ft is roomy for homes of this era, which is part of the appeal. Because there is no active inventory to browse, this is not a community you casually tour into; it rewards buyers who are watching for a specific type of home and are ready to act when one lists.
The location and the amenities are priced into every listing in Sun Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a pocket this small with no active listings, the advantage is knowing when a home is coming and understanding how to price condition against a mostly mid-century stock. We track the off-market and just-listed activity here so you are positioned before a home hits the open market, and we help sellers frame updates honestly against a vintage baseline.
Sun 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 Sun 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 Sun Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sun 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 Sun Oaks home worth?
Get a no-obligation home value based on real comparable sales in Sun 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.
See homes for sale in Sun Oaks on the map →
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Volusia County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Volusia County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Frequently Asked Questions
How many homes are in Sun Oaks?
What share of Sun Oaks is owner-occupied?
When were the homes in Sun Oaks built?
Do cash buyers compete in Sun Oaks?
Who is the best real estate agent for Sun Oaks?
How do I find a top Ormond Beach real estate agent who knows Sun Oaks?
Can Momentum Realty connect me with an agent for Sun Oaks?
Should you buy in Sun Oaks?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Sun Oaks with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: July 12, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (3 streets, ZIP 32176)) |
| Under-contract shares | DBAMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2002 (33 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.
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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