Tomoka Oaks
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Aegidius Warmerdam, Miller Real Estate and Assoc. · via DBAMLS
Homes For Sale Right Now in Tomoka Oaks
Live MLS inventory for Tomoka Oaks. 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 · 53 daysTop listing
Active · 6 days
Active · 22 days
Active · 60 days
Active · 39 days
Pending · 120 days
Pending · 29 days
Pending · 5 daysActive and pending Tomoka Oaks listings as of 2026-10-22, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Price in Tomoka Oaks is driven by condition and lot more than by any list-and-sold formula. This is an established Ormond Beach community with mature tree cover and a golf-oriented layout, so the spread between an updated home and one that needs work is wide. Read each listing on its own merits rather than assuming the last sale sets the number for the next one.
As of July 2026 the market here is balanced, with 3.1 months of supply and 7 active listings. That posture favors neither side outright: sellers who price to condition and present well still transact, and buyers have enough choice to negotiate but not enough to dictate. With inventory this thin, a single well-prepared listing can shift the tone quickly, so timing and preparation matter more than broad market bets.
Figures in this note are as of July 13, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Tomoka Oaks right now
🟡 Balanced market. 3.1 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: Medium (7 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 60-Second Overview
Tomoka Oaks is an established, tree-heavy golf community on the west side of Ormond Beach in Volusia County, where the housing stock and lots vary enough that no two listings read the same.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Tomoka Oaks. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Tomoka OaksPhotos from DBAMLS listings in Tomoka Oaks; content deemed reliable but not guaranteed.
Who Tomoka Oaks is best for.
Best for
- Buyers drawn to an established, mature-landscape setting who can be patient with limited choice
- Buyers comfortable evaluating homes on individual condition rather than a tidy comp set
- Sellers willing to invest in presentation and price to condition in a balanced market
Probably not for
- Buyers who need a wide range of available homes to compare right now
- Buyers on a rigid, short timeline who cannot wait for the right listing
- Sellers expecting a low-inventory market to carry an under-prepared or aggressively priced home
The market around Tomoka Oaks
Tomoka Oaks 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 Oaks specifically. Momentum Research analysis of MLS records.
Tomoka Oaks 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 contributors.
Schools
- Volusia County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Tomoka · Elementary
- Hinson · Middle
- Seabreeze · High
Zoned schools reflect the assignments reported on recent Tomoka Oaks 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 Oaks address.
Recent Developments in Tomoka Oaks
Development, infrastructure, retail, and school activity affecting Tomoka Oaks, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Parks & Amenities
Volusia County approves $13 million in ECHO grants for 10 projects
The council approved grants including $2.5 million each for Edgewater, Daytona Beach and the D Ranch Preserve nature center, plus a 250-foot Halifax River pier in Holly Hill, a boat dock in New Smyrna Beach, a DeBary splash pad and Port Orange's Willow Run Park.
What it may mean for the marketFunds new waterfront access and park amenities across several Volusia communities. The site is about 4 miles southeast of Tomoka Oaks.
Source: WFTV - October 2026Development
Manufacturing and technology job fair set for Oct. 15 at Daytona State
Germfree, B. Braun, Teledyne, Embler Control Systems, Bylight, Pall Corporation and the Electrical Training Alliance will recruit at the Advanced Technology College on Williamson Boulevard in Daytona Beach. The fair runs 2:30 to 5:30 p.m., with a morning session for Volusia high school students.
What it may mean for the marketShows active hiring by regional manufacturing and technology employers. The site is about 8 miles south of Tomoka Oaks.
Source: FlaglerLive - September 2026Infrastructure
VoTran changes routes Oct. 4, adds DeLand express and discontinues two routes
Route 61X adds weekday service between the Transfer Plaza and the DeLand ITF via I-4, while Routes 33 and 70 are discontinued. A new VoRide Sunday zone in the Daytona Beach area replaces fixed Sunday service on Routes 3, 4, 10 and 15. The County Council approved the changes on June 16.
What it may mean for the marketChanges commute options between Daytona Beach and DeLand and shifts some service to on-demand rides. The site is about 7 miles southeast of Tomoka Oaks.
Source: Hometown News Volusia - September 2026Infrastructure
Port Orange council upholds award of $14.4 million Cambridge Canal pump station contract
The council voted 5-0 on Sept. 15 to deny a bid protest, keeping the $14.4 million contract with Gregori Construction for the Cambridge Canal and Pump Station upgrade. It is the city's largest stormwater project and aims to reduce flooding and tidal impacts. A formal contract award returns to the council.
What it may mean for the marketStormwater capacity upgrades bear on flood-risk management for nearby Port Orange areas. The project is about 12 miles southeast of Tomoka Oaks, elsewhere in Volusia County.
Source: Hometown News Volusia - 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 9 miles west of Tomoka Oaks, 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 8 miles south of Tomoka Oaks.
Source: Observer Local News
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 Oaks buying strategy.
If we were buying in Tomoka 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 Tomoka Oaks.
Reading a thin, balanced market
With only 7 homes active and 3.1 months of supply, Tomoka Oaks is a low-count market that happens to sit in balanced territory. Low count cuts both ways: there is little direct competition for a seller, but also little comparable activity for anyone trying to pin down value. Expect each transaction to hinge on the specifics of the individual property.
For buyers, the practical takeaway is patience paired with readiness. Selection is limited, so the right home may not be on the market the week you start looking, and when it appears you will want to move deliberately. For sellers, balanced supply means the market is not going to carry a mispriced or under-prepared home; condition, updates, and presentation do the work here.
The location and the amenities are priced into every listing in Tomoka Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this small, comparables are scarce and every listing is its own case study. We track Ormond Beach and Volusia inventory closely, read each Tomoka Oaks property on condition and lot rather than a blanket number, and tell you plainly when a listing is priced ahead of what it offers or when it is worth moving on.
Tomoka Oaks in 15 seconds.
Tools for a Tomoka 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 Tomoka Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tomoka 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 Tomoka Oaks home worth?
Get a no-obligation home value based on real comparable sales in Tomoka 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 Tomoka Oaks on the map →
Frequently Asked Questions
Is Tomoka Oaks a buyer's or seller's market right now?
Who is the best real estate agent for Tomoka Oaks?
How do I find a top Ormond Beach real estate agent who knows Tomoka Oaks?
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Should you buy in Tomoka Oaks?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Tomoka Oaks with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: October 22, 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.
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