Tomoka Farms Port Orange
Homes for Sale in Port Orange, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Johnny K. Kasianowicz, Ponce Inlet Realty, Inc · via DBAMLS
Tomoka Farms is a thin slice of the Port Orange market right now, with just 2 active listings and a single home in the tracked set. At this size, price is set almost entirely by the individual property and its condition rather than by any broad neighborhood trend. The housing stock here dates to 1971, and the median living area sits under 1,000 square feet, so buyers should expect compact, older construction where updates and upkeep drive the number more than square footage does.
The market band reads balanced at 4.0 months of supply, which means neither side holds a decisive edge. For a buyer, that argues for patience and careful condition-based negotiation rather than racing the clock. For a seller, it means a realistic, condition-honest asking price will do more than optimism. With inventory this thin, a single new listing meaningfully changes the picture, so timing and comparison require close attention.
Tomoka Farms Port Orange right now
🟡 Balanced market. 4.0 months of supply and 0% 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 12, 2026. Confidence: Low (2 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 12, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The setting & the homes.
Aerial and on-site photos of Tomoka Farms Port Orange. Swipe to explore the community.
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Tomoka Farms Port Orange
Tomoka Farms Port Orange
Tomoka Farms Port Orange
Tomoka Farms Port Orange
Tomoka Farms Port Orange
Tomoka Farms Port OrangePhotos from DBAMLS listings in Tomoka Farms Port Orange; content deemed reliable but not guaranteed.
Who Tomoka Farms Port Orange is best for.
Best for
- Buyers seeking a smaller, older primary home in Port Orange and willing to budget for updates
- Owner-occupants who value a stable, homestead-heavy pocket over rental churn
- Patient buyers who can wait for the right listing in a low-inventory market
Probably not for
- Buyers who need newer construction or more than modest living space
- Shoppers wanting a broad selection to compare on any given weekend
- Investors chasing high turnover or short-hold flips
The market around Tomoka Farms Port Orange
Tomoka Farms Port Orange 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 Tomoka Farms Port Orange specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Tomoka Farms Port Orange
Live MLS inventory for Tomoka Farms Port Orange. 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.
Active and pending Tomoka Farms Port Orange 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.
Tomoka Farms Port Orange on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from DBAMLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Tomoka Farms Port Orange
- Security Gate · reported on 1 of 2 listings
- Security Lights · reported on 1 of 2 listings
Community amenities as reported across DBAAR listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Volusia County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Beachside · Elementary
- Ormond Beach · Middle
- Seabreeze · High
Zoned schools reflect the assignments reported on recent Tomoka Farms Port Orange listings and can change; always confirm with Volusia County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Tomoka Farms Port Orange address.
The Tomoka Farms Port Orange buying strategy.
If we were buying in Tomoka Farms Port Orange 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 Tomoka Farms Port Orange.
A small, condition-driven pocket
The defining feature here is scale and vintage. With homes dating to 1971 and a median living area below 1,000 square feet, this is a place for buyers comfortable with smaller, older floor plans. The spread between a well-maintained home and one needing work can be wide, and because so few properties trade, condition — not a published price range — is what you underwrite.
A full homestead share across the tracked homes signals a stable, owner-occupied character rather than turnover-driven investor activity. That tends to mean fewer listings and slower, more deliberate transactions. Balanced supply at 4.0 months reinforces that: this is a market you work methodically, not one you win by speed.
The location and the amenities are priced into every listing in Tomoka Farms Port Orange. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a pocket this small, a single comparable sale carries outsized weight, and generic pricing tools miss the mark. We read each listing against its own condition and the thin local supply, so you are negotiating on facts rather than assumptions — whether you are the one home about to sell or the buyer waiting for the right one to appear.
Tomoka Farms Port Orange 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 Tomoka Farms Port Orange 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 Tomoka Farms Port Orange sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tomoka Farms Port Orange, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tomoka Farms Port Orange home worth?
Get a no-obligation home value based on real comparable sales in Tomoka Farms Port Orange, 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 Tomoka Farms Port Orange 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.
33% of homes for sale in ZIP 32128 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 (2026-08-08).
Recent Developments in Tomoka Farms
Development, infrastructure, retail, and school activity affecting Tomoka Farms, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Infrastructure
State Road 40 widening in Volusia advances in design
The Florida Department of Transportation project to widen State Road 40 from State Road 11 to Cone Road in Volusia County remains in the design phase, with right of way acquisition in progress and construction not yet funded, according to a project page last updated July 14, 2026. The roughly 7 mile plan would add lanes, replace three bridges, and include a multi use trail and a wildlife crossing.
What it may mean for the marketDesign and right of way work continue on widening State Road 40 to four lanes, a project that would add roadway capacity, new bridges, and a multi use trail along the western Volusia corridor once construction is funded. The project is about 15 miles northwest of Tomoka Farms, elsewhere in Volusia County.
Source: CFL Roads - May 2026Development
Daytona Beach approves Avalon Park Daytona, a master-planned community of about 8,800 homes west of I-95
Daytona Beach commissioners approved Avalon Park Daytona in May 2026, clearing the way for a master-planned community of about 8,800 homes on land west of Interstate 95. The approval also allows commercial and mixed-use space as the project builds out over many years.
What it may mean for the marketA large new master-planned community adds substantial future housing supply west of Interstate 95, a shift that can influence competition and pricing for existing communities in the area. The site is about 6 miles northwest of Tomoka Farms.
Source: Observer Local News - March 2026Infrastructure
FDOT builds a new $75 million I-95 interchange at Pioneer Trail near New Smyrna Beach
The Florida Department of Transportation is building a new $75 million interchange on Interstate 95 at Pioneer Trail near New Smyrna Beach. The roughly 2-mile project widens Pioneer Trail to four lanes and adds a roundabout at Turnbull Bay Road, with construction underway in 2026.
What it may mean for the marketA new interstate interchange improves access and shortens drive times in southeast Volusia, the kind of infrastructure that has historically shaped where demand and new development concentrate. The site is about 6 miles southeast of Tomoka Farms.
Source: Florida DOT (cflroads)
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.
Frequently Asked Questions
Is Tomoka Farms Port Orange a buyer's or seller's market right now?
How many homes are in Tomoka Farms Port Orange?
What share of Tomoka Farms Port Orange is owner-occupied?
When were the homes in Tomoka Farms Port Orange built?
Who is the best real estate agent for Tomoka Farms Port Orange?
How do I find a top Port Orange real estate agent who knows Tomoka Farms Port Orange?
Can Momentum Realty connect me with an agent for Tomoka Farms Port Orange?
Should you buy in Tomoka Farms Port Orange?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Tomoka Farms Port Orange 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 (community parcel extract) |
| Under-contract shares | DBAMLS 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.
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