Townhomes at Oleander in Daytona Beach

Townhomes at Oleander Homes for Sale in Daytona Beach, FL

Established 1988 · Intracoastal West · ZIP 32224

A tiny beachside townhome-style condominium on the Daytona Beach peninsula, remodeled in 2007, with a six-month lease floor.

Beachside peninsulaOnly 5 units6 month minimum lease
Live Market Pulse
50/100
Momentum
Buyer-Leaning Market (limited data)
Tight supply keeps sellers in control, but dated interiors still trade at a discount, so condition is where buyers win.
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Unlock Off-Market Townhomes at Oleander

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive DBAAR data14 years of closingsLocal renovation analysisUpdated twice daily
LiveMarket PulseDBAAR
$139K
Median Price
0mo
Supply
n/a
Avg DOM
Soft
Seller Leverage
$127/sf
Median $/Sqft
n/a
1-Yr Price Change
0now
Distress
Jon Brooks, founder of Momentum Realty
Jon's Current Read

"Townhomes at Oleander is a tiny, five-unit townhome-style condominium on the Daytona Beach peninsula, an early-1970s building extensively remodeled and converted to condominiums in 2007, and the read is affordable, residential beachside living a few blocks from the sand. The uniform two-bedroom townhome plans, a six-month lease floor, and a pet-friendly rule make it owner-occupant in character rather than a rental building. The trade-offs are a very small association where costs spread across just five owners, an older underlying structure, and the coastal insurance picture. Read the dues and reserve plan and comp by condition, since only a handful of units exist."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Townhomes at Oleander market snapshot (as of June 25, 2026): the median sale price is about $139K ($127 per sq ft), a buyer-leaning market (limited data). Based on 1 recent closings in live Daytona-area MLS data.

Townhomes at Oleander is a beachside townhome-style condominium on North Oleander Avenue in Daytona Beach, Volusia County, ZIP 32118, on the peninsula about three blocks from the Atlantic and four blocks from the Intracoastal (daytona-condos.com; intracoastalmanagement.com, 2026).

It is a very small community: a concrete block and stucco two-story building with only five units. The underlying structure was built in 1971 and was extensively remodeled and converted to condominiums in 2007 (daytona-condos.com, 2026).

The units are uniform: all are two-bedroom, one-and-a-half-bath townhome-style homes of about 1,088 square feet, with the 2007 remodel giving the small building updated finishes (daytona-condos.com, 2026).

Leasing is residential with a six-month minimum, and the community is pet-friendly. As a tiny, older-structure beachside condominium, the practical diligence items are the dues, the reserve plan, the insurance and flood picture, and the condition of the specific unit; in a five-unit association, large-ticket costs spread across very few owners, so the budget and reserves matter more than usual (daytona-condos.com, 2026).

Best for

  • Buyers who want an affordable, residential beachside townhome a few blocks from the sand
  • Owner-occupants and pet owners comfortable with a six-month lease floor
  • Buyers who like a quiet, tiny community over a large condo building

Probably not for

  • Buyers who want a direct-oceanfront view or a high-rise amenity tower
  • Investors seeking nightly or weekly vacation rentals (the six-month minimum rules that out)
  • Buyers uneasy with a five-unit association where assessments spread across few owners

How Townhomes at Oleander is performing right now

50/100
momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
0Months of supplytight
57Median days on marketdays
0 : 0Under contract vs for salestrong demand
1Sold in last 12 monthsliquidity
+0%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from DBAAR, as of June 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Townhomes at Oleander listings and the trailing twelve months of closed sales.

8.6A- score
Momentum intelligence
Momentum buy score

Our proprietary read on how a home in Townhomes at Oleander buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Townhomes at Oleander

Live MLS inventory for Townhomes at Oleander. 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.

No homes are actively for sale in Townhomes at Oleander right now, so its recent closed sales are shown, as of 2026-06-25, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc.. Tap any home to ask about it.

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.

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Atlantic beach~3 to 5 min walk · about three blocks east to the sand (daytona-condos.com, 2026)
Intracoastal / Halifax River~3 to 5 min walk · about four blocks west (daytona-condos.com, 2026)
Main Street / Boardwalk~5 min · Daytona Beach pier and entertainment (approximate, confirm)
Downtown Daytona / Beach Street~8 min · mainland riverfront over the bridge
Interstate 95~15 to 20 min · west via US-92 (approximate, confirm)
Daytona Beach International Airport (DAB)~15 min · west on the mainland (approximate, confirm)
Ponce Inlet~20 min · south along the peninsula

Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

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Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr
Townhomes at Oleander (no CDD)$0/yr

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

15-Second Take
  • 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

Townhomes at Oleander 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 Townhomes at Oleander address.

The takeaway

What actually affects a tiny beachside condominium here, sourced and dated. We do not publish rumor.

Recent Developments in Townhomes at Oleander

Our read on what is being built around Townhomes at Oleander, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishThe building is built out and very small, so there is no new competing supply inside it. The relevant factors are Florida's condominium reserve rules and coastal insurance, plus the five-unit association, which makes the dues and reserve plan the swing variables.

Five-unit association cost sharing

NeutralWith only five units, large-ticket costs spread across very few owners, so a roof or structural project lands hard; read the budget, the reserve study, and any pending assessment before you write. impact
SignificanceRadius: Building-wide

Five-unit association cost sharing

Older structure and coastal insurance

NeutralThe underlying building dates to 1971; ask for the reserve study and the insurance picture, since an older beachside structure carries real cost. impact
SignificanceRadius: Building-wide

Older structure and coastal insurance

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 Townhomes at Oleander, 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 ↓

  1. 2022 to 2023
    Regulation

    SB 4-D and SB 154 condo reserve law

    Florida enacted SB 4-D in 2022, amended by SB 154 in 2023, requiring milestone inspections for condominium buildings three stories and taller and fully funded structural reserves; a two-story building may fall outside the inspection trigger while reserve expectations still apply. Why it matters: Confirm whether the milestone inspection applies and request the reserve study, since reserve funding affects the small association's dues. Source

Development alerts for Townhomes at OleanderGet a short monthly email when something new is approved, funded, or opens near Townhomes at Oleander.

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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.

If we were buying in Townhomes at Oleander, this is the order of operations we would run, and the one we run for our clients.

1

Read the dues and reserve study. In a five-unit association, large costs spread across few owners; confirm the current dues, the reserve study, and any pending assessment before you write.

2

Confirm the six-month lease minimum and pet rule. Read the association's current rules for the leasing minimum and the pet policy before you assume a use.

3

Pull insurance and flood quotes. On a beachside building, get the FEMA flood zone and a bindable wind and flood quote for the specific unit during diligence.

4

Inspect the unit and the 2007 remodel. Confirm the scope and quality of the 2007 remodel and the condition of the underlying 1971 structure for the specific unit.

5

Comp by condition. With only five uniform units, price off the closest same-condition sale, recognizing few trade in any year.

Best Buy
A well-kept unit with verified dues, the reserve study in hand, and the six-month rule confirmed, at the building's affordable beachside price.
Biggest Risk
A five-unit association where a roof or structural project spreads across few owners, plus the older structure and coastal insurance.
Best Lot
There is little to differentiate the uniform units beyond condition; updated units price above original ones.
Smart Timing
With only five units, trades are rare; a prepared buyer can act when one lists.
The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Townhomes at Oleander is a tiny, five-unit beachside townhome-style condominium on North Oleander Avenue in Daytona Beach, Volusia County, ZIP 32118, on the peninsula about three blocks from the Atlantic and four blocks from the Intracoastal. It is a two-story concrete block and stucco building whose underlying structure dates to 1971 and was extensively remodeled and converted to condominiums in 2007. All units are uniform two-bedroom, one-and-a-half-bath townhome-style homes of about 1,088 square feet. Leasing is residential with a six-month minimum, and the community is pet-friendly. In a five-unit association, large-ticket costs spread across very few owners, so practical diligence centers on the dues, the reserve plan, the insurance and flood picture, and the condition of the specific unit.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Entry: original-condition units
$139K to $139K

The lower-priced end is units closer to original condition since the 2007 remodel. Confirm the dues, the reserve status, and the six-month rule before you write.

Lowest entry
Mid: well-kept updated units
$139K to $139K

The core is well-kept two-bedroom townhome-style units near 1,088 square feet with maintained or refreshed finishes. Condition is the main separator in this uniform, five-unit building.

Most inventory
High: fully renovated units
$139K to $139K

The top is fully renovated units in the building. In a five-unit community these are scarce; price each on its updates and the closest comparable sale rather than a fixed band.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

$139K to $139K
Entry: original-condition units
The lower-priced end is units closer to original condition since the 2007 remodel. Confirm the dues, the reserve status, and the six-month rule before you write.
$139K to $139K
Mid: well-kept updated units
The core is well-kept two-bedroom townhome-style units near 1,088 square feet with maintained or refreshed finishes. Condition is the main separator in this uniform, five-unit building.
$139K to $139K
High: fully renovated units
The top is fully renovated units in the building. In a five-unit community these are scarce; price each on its updates and the closest comparable sale rather than a fixed band.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

15-Second Take
  • Renovation math decides the deal
  • Better lots and views resell strongest
  • Roof and HVAC age drive the insurance quote
  • Interior lots are where buyers overpay
Jon Brooks, Momentum Realty
Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

No CDD on the tax billStrong
Central Intracoastal West locationStrong
Scarce golf and lake homesitesStrong
$30M club reinvestment to 2028Positive
All-resale 1990s conditionManage it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Jon Brooks, Momentum Realty
Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Townhomes at Oleander

15-Second Take
  • Calling the listing agent (who works for the seller)
  • Misjudging the renovation budget
  • Overpaying for an interior lot
  • Underbudgeting the carrying costs
  • Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

At Townhomes at Oleander the affordable, residential beachside location a few blocks from the sand is the product. The deal is in reading the dues and reserve plan for a five-unit association honestly and confirming the six-month rule, not in the sticker.

Jon Brooks · Founder, Momentum Realty
6.4B · Buy Score
Resale Strength6.2/10
Renovation Risk6.0/10
Location Efficiency8.0/10
Long-Term Defensibility6.4/10
Carrying Cost Advantage6.2/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Why our read on Townhomes at Oleander is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live DBAAR feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live DBAAR feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates
Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

Which Lots & Views Hold Value Best

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)
$261 value$401 premium

Fill = price per square foot; ring = by realized $/sqft per unit. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from DBAAR; for orientation, not an appraisal.

15-Second Take
  • Condition is the main separator in this uniform, five-unit building.
  • Updated units are worth the step up over original-condition ones.
  • Comp like-for-like by condition; the reserve plan is part of the all-in cost.

In a tiny, uniform-plan beachside building, condition is the main price driver, since every unit shares the same two-bedroom townhome plan. At Townhomes at Oleander, fully renovated units command a premium over original-condition homes, but the range is narrow. The honest approach is to compare a unit against the closest sale of similar condition, and to weigh the dues, the reserve plan for a five-unit association, and coastal insurance as part of the all-in cost rather than reading the asking price alone.

Townhomes at Oleander in 15 seconds.

Best forBuyers who want an affordable, residential beachside townhome a few blocks from the sand.
Strong onValue and form: a tiny, quiet, pet-friendly townhome-style building remodeled in 2007, walkable to beach and river.
WatchA five-unit association where big costs spread across few owners, the 1971 structure, and coastal insurance.
Not forBuyers who want a direct-oceanfront view, a high-rise tower, or nightly and weekly rental use.
The edgeA six-month lease floor and pet-friendly rule make this a genuinely residential beachside townhome, three blocks from the sand.

HOA, CDD & Fees

15-Second Take
  • With five units, a roof or structural project spreads across few owners; read the reserves.
  • Dues fund the structure, grounds, and insurance; confirm the figure for the unit.
  • The six-month rule and pet-friendly policy keep it residential; confirm both.

Monthly dues vary and were not published in a single verified figure here; in a five-unit beachside association they fund the structure, grounds, insurance, and common areas, with large-ticket costs spread across very few owners. Confirm the current assessment for the specific unit with the association, along with the reserve study and any pending special assessment. We do not publish a figure we have not verified.

Dues on a small building like this typically fund building and grounds maintenance, insurance, and common areas; confirm exactly what is included for the unit.

There is no golf or private club; the dues fund the small building and its grounds. There is no separate amenity fee.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Momentum listings (YTD)
97.98%
Sold-to-list ratio across the Jacksonville metro for our agents, sellers keeping more of their price.
Market average (YTD)
96.73%
The broader metro average sold-to-list ratio over the same period.
Momentum days on market
64 days
Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.
Market days on market
72 days
The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Townhomes at Oleander, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Ocean Garden, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Townhomes at Oleander home worth?

Get a no-obligation home value based on real comparable sales in Townhomes at Oleander matched to your condition, lot, and view, 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 Townhomes at Oleander on the map →

Real comps, not a Zestimate.

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.

$1,789/mo
Volusia County typical true cost to own
$151/mo
Volusia County typical home insurance
Check CDD
Confirm before you offer

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.

Townhomes at Oleander Market Scorecard

Buyer-Leaning Market (limited data)

Townhomes at Oleander is currently a buyer-leaning market (limited data). Limited supply, a median asking price of n/a.

n/a
Months supply
n/a
Median list
$138,600
Median sold
$127
Per sqft
n/a
Days on mkt
0/0/1
Active/Pend/Sold

Typical home value in the 32118 ZIP is $291,026, about 3.0% below 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

Where is Townhomes at Oleander?
It is a beachside townhome-style condominium on North Oleander Avenue in Daytona Beach, Volusia County, ZIP 32118, on the peninsula about three blocks from the Atlantic and four from the Intracoastal (daytona-condos.com; intracoastalmanagement.com, 2026).
How big is the community?
It is very small, with only five units in a two-story concrete block and stucco building (daytona-condos.com, 2026).
When was it built?
The underlying structure dates to 1971 and was extensively remodeled and converted to condominiums in 2007 (daytona-condos.com, 2026).
What are the floor plans?
All units are uniform two-bedroom, one-and-a-half-bath townhome-style homes of about 1,088 square feet (daytona-condos.com, 2026).
What is the minimum lease?
The building requires a six-month minimum lease, so it is residential rather than a nightly or weekly vacation rental; confirm the current rule with the association (daytona-condos.com, 2026).
Are pets allowed?
Yes. The community is reported to be pet-friendly; confirm the current pet policy with the association before you rely on it (daytona-condos.com, 2026).
What are the HOA dues?
Monthly dues vary and were not published in a verified figure here; in a five-unit association, confirm the current assessment, the reserve study, and any pending assessment for the specific unit. We do not publish a figure we have not verified.
Does the condo-safety law apply?
Florida's milestone-inspection trigger targets condo buildings three stories and taller, so a two-story building may fall outside it; still ask the association for the reserve study and any pending assessment (flsenate.gov, 2022 to 2023).
Is it in a flood zone?
As a beachside building, expect coastal flood-zone exposure; pull the FEMA flood zone for the specific unit and a bindable flood and wind quote during diligence.
How close is the beach?
It is about three blocks east to the Atlantic and four blocks west to the Intracoastal, a short walk either way (daytona-condos.com, 2026).
What schools serve the building?
It is in the Volusia County Schools district, with assignments set by address; verify the current zoned schools using the district locator before you rely on it.
Is it a good value?
It offers an affordable, residential beachside townhome a few blocks from the sand, but with a five-unit association and a 1971 structure, value turns on the reserve plan and condition, so confirm those and run the all-in monthly before deciding.
Who is the best real estate agent for Townhomes at Oleander Real Estate?
The best agent for Townhomes at Oleander Real Estate is one who actively works Daytona Beach and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Townhomes at Oleander Real Estate.
How do I find a top Daytona Beach real estate agent who knows Townhomes at Oleander Real Estate?
Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Townhomes at Oleander Real Estate and the wider Daytona Beach area.
Can Momentum Realty connect me with an agent for Townhomes at Oleander Real Estate?
Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Townhomes at Oleander Real Estate purchase or sale - no call center and no pressure.
You want an affordable, residential beachside townhome a few blocks from the sandExcellent fit
You are an owner-occupant or pet owner comfortable with a six-month lease floorExcellent fit
You will read the dues and reserve plan for a five-unit association before buyingExcellent fit
You want a direct-oceanfront view or a high-rise amenity towerProbably not
You want nightly or weekly vacation-rental useProbably not
You are uneasy with a five-unit association where assessments spread across few ownersProbably not

Get the inside read on Townhomes at Oleander

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Townhomes at Oleander home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

We respond personally, usually the same day.

You are all set.

A Momentum Realty Townhomes at Oleander specialist will reach out personally, usually the same day.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Information deemed reliable but not guaranteed.

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