Tomoka Park Ormond Beach
Homes for Sale in Ormond Beach, FL
True comps, carrying-cost math, and listings before the portals.
Tomoka Park Ormond Beach is an undersupplied micro-market—one active listing against a two-month inventory is the definition of constrained supply. That doesn't mean every buyer will fall over themselves to compete here; it means the seller who does list will encounter thin comps and a small buyer pool, which can work both ways depending on condition and pricing discipline.
With no identifiable amenities in the MLS data and just a single active property, pricing here is purely property-specific: lot, condition, updates, and whether that particular home solves what a buyer needs in this slice of Ormond Beach. The seller-leaning posture tells you it's not a distressed pocket, but thin inventory also means you can't count on choice—if the one listing doesn't fit, you wait.
Tomoka Park Ormond Beach right now
🔴 Seller-leaning market. 2.0 months of supply and 50% of the inventory already under contract give sellers the pressure advantage.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 Park Ormond Beach. Swipe to explore the community.
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Tomoka Park Ormond Beach
Tomoka Park Ormond Beach
Tomoka Park Ormond Beach
Tomoka Park Ormond Beach
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Tomoka Park Ormond Beach
Tomoka Park Ormond Beach
Tomoka Park Ormond BeachPhotos from DBAMLS listings in Tomoka Park Ormond Beach; content deemed reliable but not guaranteed.
Who Tomoka Park Ormond Beach is best for.
Best for
- Buyers targeting Ormond Beach specifically who can afford to wait for inventory that matches their criteria rather than settling for availability
- Investors or second-home buyers comfortable evaluating a single property on its own merits without a thick comp set to validate pricing
- Households prioritizing a quiet, low-density setting over immediate walkable amenities or resort-style community features
Probably not for
- Buyers who need to tour multiple listings and compare options side-by-side before making a decision
- First-time buyers relying on abundant recent sales data and predictable pricing to feel confident in valuation
- Anyone with a firm closing deadline or relocation timeline that can't accommodate the uncertainty of thin inventory
The market around Tomoka Park Ormond Beach
Tomoka Park 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 Park Ormond Beach specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Tomoka Park Ormond Beach
Live MLS inventory for Tomoka Park 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 Park 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 Park 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.
How far is everything?
The central Ormond location is the point: parks, the beaches, and I-95 are all a short drive, with downtown Ormond close behind.
Drive times from Tomoka Park. The central Ormond location near Nova Road puts parks, the beaches, and the interstate within easy reach.
Drive times are approximate and vary with traffic and your exact departure point. Confirm your real commute at your real departure time.
Nearby Communities
Explore more neighborhoods near Tomoka Park 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 Park 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 Park address.
What is actually shaping value around Tomoka Park: the approved redevelopment of the former Tomoka Oaks golf course, the Tomoka State Park buffer, and area flood risk near the river. Each item is noted with its source.
Recent Developments in Tomoka Park
Our read on what is being built around Tomoka Park, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Former Tomoka Oaks golf course approved for 254 homes
2026A large redevelopment of the adjacent former golf course changes nearby supply and density, with traffic and stormwater the watch items.
Tomoka State Park anchors the area to the north
OngoingA permanent state park buffer to the north protects the area's setting.
Repeat flooding documented near the Tomoka River
2024Documented area flooding near the river makes per-parcel flood due diligence essential.
Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.
Development, infrastructure, retail, and school activity affecting Tomoka Park, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
Showing the latest, scroll for all updates ↓
- March 2026
Development
Ormond Beach approves 254 homes on the former Tomoka Oaks course
The Ormond Beach City Commission approved a 254-home redevelopment of the closed Tomoka Oaks golf course, with traffic and stormwater the central resident concerns. Why it matters: Adjacent redevelopment changes nearby supply and density; stormwater is a watch item. Source
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 Park Ormond Beach buying strategy.
If we were buying in Tomoka Park 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Park Ormond Beach.
What drives the market when inventory is this thin
Markets with a single active listing don't behave like typical neighborhoods. There's no statistical median to anchor expectations, no pattern of recent closes to triangulate value, and no peer set to gauge days-on-market norms. What you're buying—or selling—is the property itself, not a position within a predictable price distribution.
Two months of supply in a one-listing market is more a statement of absorption rhythm than competitive heat. It tells you homes here don't sit indefinitely, but it also signals that buyer traffic is selective. The seller-leaning designation reflects control, not urgency: the seller sets terms, but only if the home resonates with the narrow audience looking in this particular corner of Ormond Beach.
Without community amenities flagged in MLS data, value here hinges entirely on location within Ormond Beach and individual property merit—proximity to the beach, the Loop, schools as a geographic fact, lot size, condition, and whether the bones of the house justify the ask. If you're a buyer waiting for choice or a seller counting on a bidding war, this isn't that market. If you want a quiet street and can wait for the right fit, Tomoka Park Ormond Beach rewards patience over urgency.
The location and the amenities are priced into every listing in Tomoka Park Ormond Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Thin-inventory neighborhoods demand deep local sourcing and off-market awareness—the kind of intelligence that comes from daily MLS monitoring and broker relationships, not portal searches. Momentum's analysts track Volusia County micro-markets in real time, so when a second listing appears or a tired property finally gets refreshed, you hear about it before it's stale. We also know when to walk away: if the one active home isn't the right fit, we'll tell you plainly and help you decide whether to wait or widen your search to adjacent Ormond Beach pockets with more options.
Tomoka Park 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 Park 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 Park 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 Park 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 Park Ormond Beach home worth?
Get a no-obligation home value based on real comparable sales in Tomoka Park 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 Park 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 Park Market Scorecard
Tomoka Park is currently a balanced market (limited data). About 2.0 months of supply, a median asking price of $999,900, and homes go under contract in about 211 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 Park Market Scorecard
Tomoka Park is currently a balanced market (limited data). About 2.0 months of supply, a median asking price of $1,099,000, and homes go under contract in about 206 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 Park Ormond Beach a buyer's or seller's market right now?
Who is the best real estate agent for Tomoka Park Ormond Beach?
How do I find a top Ormond Beach real estate agent who knows Tomoka Park Ormond Beach?
Can Momentum Realty connect me with an agent for Tomoka Park Ormond Beach?
Should you buy in Tomoka Park Ormond Beach?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Tomoka Park 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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