Tomoka Meadows Ormond Beach
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Tomoka Meadows is a small HOA community in Ormond Beach with traditional amenities—clubhouse, pool, tennis courts, and grounds maintenance—and two active listings as of mid-July 2026. At eight months of supply, this is a buyer-leaning market: inventory sits longer, and negotiation leverage tilts away from sellers. Pricing here is condition-driven; you'll see a wide spread depending on updates, lot position, and maintenance.
For buyers, the extended supply means time to evaluate without pressure and room to press on price or request repairs. For sellers, the math is straightforward: list price must reflect true condition and current comps, or the home will sit. Presentation and realistic pricing are non-negotiable in an eight-month inventory environment.
Tomoka Meadows Ormond Beach right now
🟢 Buyer-leaning market. 8.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 Meadows Ormond Beach. Swipe to explore the community.
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Tomoka Meadows Ormond Beach
Tomoka Meadows Ormond Beach
Tomoka Meadows Ormond Beach
Tomoka Meadows Ormond Beach
Tomoka Meadows Ormond Beach
Tomoka Meadows Ormond Beach
Tomoka Meadows Ormond Beach
Tomoka Meadows Ormond BeachPhotos from DBAMLS listings in Tomoka Meadows Ormond Beach; content deemed reliable but not guaranteed.
Who Tomoka Meadows Ormond Beach is best for.
Best for
- Buyers seeking traditional amenities—pool, tennis, clubhouse—with grounds and exterior maintenance handled by the HOA.
- Buyers with time to negotiate and evaluate, comfortable in a market where inventory sits and leverage favors the patient.
- Downsizers or second-home buyers who want lower personal maintenance and established neighborhood character in Ormond Beach.
Probably not for
- Buyers seeking newer construction, modern floor plans, or the latest finishes without renovation.
- Buyers allergic to HOA fees or who want maximum control over exterior and landscape decisions.
- Investors or flippers banking on rapid appreciation in a market currently holding eight months of supply.
The market around Tomoka Meadows Ormond Beach
Tomoka Meadows 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 Tomoka Meadows Ormond Beach specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Tomoka Meadows Ormond Beach
Live MLS inventory for Tomoka Meadows 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.
Active and pending Tomoka Meadows 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.
Tomoka Meadows Ormond Beach 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 Meadows Ormond Beach
- Clubhouse · reported on 4 of 4 listings
- Pool · reported on 4 of 4 listings
- Tennis Court(s) · reported on 2 of 4 listings
- Maintenance Grounds · reported on 1 of 4 listings
- Trash · reported on 1 of 4 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
- Tomoka · Elementary
- Ormond Beach · Middle
- Seabreeze · High
Zoned schools reflect the assignments reported on recent Tomoka Meadows Ormond Beach 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 Meadows Ormond Beach address.
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Active and pending Tomoka Meadows 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.
Tomoka Meadows 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.
How far is everything?
The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.
Drive times from Tomoka Meadows. They are approximate and vary with traffic and your exact start point.
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 Tomoka Meadows Homes for Sale in Ormond Beach, FL with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
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
- 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
Tomoka Meadows 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 Tomoka Meadows address.
>>>>>>> origin/mainRecent Developments in Tomoka Meadows
Development, infrastructure, retail, and school activity affecting Tomoka Meadows, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated July 2026.
- 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 8 miles south of Tomoka Meadows.
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 project is about 17 miles south of Tomoka Meadows, elsewhere in Volusia County.
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.
The Tomoka Meadows Ormond Beach buying strategy.
If we were buying in Tomoka Meadows Ormond Beach 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Meadows Ormond Beach.
What actually sets the price in Tomoka Meadows
Pricing in Tomoka Meadows is driven by condition, interior updates, and lot characteristics. The HOA covers grounds and exterior maintenance, so curb appeal tends to be consistent; interior finishes—kitchen, baths, flooring—are where value separates. Homes with original fixtures or deferred maintenance will price lower; updated interiors with modern kitchens and bathrooms command the higher end of the range.
Location within the community matters: homes near the amenities or on preferred lots price differently than those backing to less desirable features. The current eight-month supply means buyers can afford to be selective—homes that need work or are priced optimistically will sit, while move-in-ready properties with realistic pricing will move faster. For sellers, accurate pricing from day one is critical; overpricing in a buyer-leaning market simply adds days on market and eventually forces a correction.
The HOA fee structure covers amenities and common-area maintenance, which is a double-edged sword: it provides lifestyle value and reduces individual upkeep, but it's a fixed monthly cost that buyers need to factor into affordability. Make sure you understand the fee, what it covers, and the association's reserve health before you commit.
The location and the amenities are priced into every listing in Tomoka Meadows Ormond Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Momentum Realty brokers know Ormond Beach HOA communities inside and out—we'll walk you through association financials, recent sales comps, and the true cost of ownership before you make an offer. In a buyer-leaning market like this, we negotiate from data, not emotion, and we'll tell you honestly when a property is overpriced or when the HOA's reserve position is a red flag. For sellers, we price based on current inventory reality and condition, not wishful thinking, so your home moves instead of sitting. We represent your interests with no hype and no surprises.
Tomoka Meadows Ormond Beach 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 Meadows Ormond Beach 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 Meadows Ormond Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tomoka Meadows 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 Tomoka Meadows Ormond Beach home worth?
Get a no-obligation home value based on real comparable sales in Tomoka Meadows 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 Tomoka Meadows Ormond Beach 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.
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 (2026-07-18).
Tomoka Meadows Market Scorecard
Tomoka Meadows is currently a buyer-leaning market (limited data). About 8.0 months of supply, a median asking price of $152,450, and homes go under contract in about 19.5 days.
Typical home value in the 32174 ZIP is $373,463, about 10.3% above 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.
Tomoka Meadows Market Scorecard
Tomoka Meadows is currently a buyer-leaning market (limited data). About 8.0 months of supply, a median asking price of $152,450, and homes go under contract in about 14.5 days.
Typical home value in the 32174 ZIP is $373,463, about 10.3% above 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
Is Tomoka Meadows Ormond Beach a buyer's or seller's market right now?
Who is the best real estate agent for Tomoka Meadows Ormond Beach?
How do I find a top Ormond Beach real estate agent who knows Tomoka Meadows Ormond Beach?
Can Momentum Realty connect me with an agent for Tomoka Meadows Ormond Beach?
Should you buy in Tomoka Meadows Ormond Beach?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Tomoka Meadows Ormond Beach with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: July 12, 2026) |
| 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.
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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