Tree Top
Homes for Sale in Ormond Beach, FL
All 477 homes for sale in Ormond Beach, FL · median $399,900 · Volusia County homes for sale
True comps, carrying-cost math, and listings before the portals.
Tree Top is a community in Ormond Beach, Volusia County, FL. Across Ormond Beach as a whole, 362 homes closed in the last 12 months at a median of $410,000, 98 median days on market, with 115 homes for sale today. At that median and Volusia County's FY2025-26 rate of 19.21 mills, annual property tax runs about $7,880 ($7,050 with the full homestead exemption).
Tree Top is a small pocket in Ormond Beach, and with limited inventory the price on any given listing is driven far more by the individual home — its condition, updates, and lot — than by any broad neighborhood trend. Treat each home on its own terms rather than assuming a single going rate.
For buyers, that means the work is in comparing homes directly and pricing renovation gaps honestly. For sellers, presentation and condition carry disproportionate weight here; a well-prepared home stands out more sharply when the pool of comparable listings is thin.
Nearby homes for sale
No active listings inside Tree Top right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Tree Top sits within Ormond Beach in Volusia County, a coastal-adjacent market where inland pockets like this trade on the quiet, low-turnover appeal of an established residential setting rather than on volume.
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.
Who Tree Top is best for.
Best for
- Buyers wanting an established inland Ormond Beach base with coastal access nearby
- Patient buyers who can wait for the right listing and act decisively when it comes
- Buyers comfortable evaluating a home on its own condition rather than a fixed neighborhood price
Probably not for
- Buyers who need to choose from many homes on the market at the same time
- Buyers on a rigid timeline who cannot wait for limited inventory to turn over
- Buyers set on a direct beachfront address
The market around Tree Top
Tree Top 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 Tree Top specifically. Momentum Research analysis of MLS records.
Recent Developments in Tree Top
Development, infrastructure, retail, and school activity affecting Tree Top, 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 24 miles northwest of Tree Top, 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 project is about 15 miles northwest of Tree Top, elsewhere in Volusia County.
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 4 miles west of Tree Top.
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 Tree Top buying strategy.
If we were buying in Tree Top 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 Tree Top.
A thin-inventory pocket
Because Tree Top is compact, the market can turn on a single new listing or sale. That makes timing and patience matter: the right home may not be on the market when you start looking, and when it is, the decision window can be short.
Location within Ormond Beach gives you access to the broader Volusia coast and its amenities without paying for a direct beach address. The trade-off is that pricing tends to reflect the specific house you are buying more than a neighborhood premium, so due diligence on condition is where value is won or lost.
The location and the amenities are priced into every listing in Tree Top. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, low-turnover pocket like Tree Top, the advantage comes from knowing when a home lists and how it stacks up against the last few that sold. We track that closely, price condition honestly, and will tell you plainly when a given listing is not worth the ask.
Tree Top in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Tree Top 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 Tree Top sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tree Top, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tree Top home worth?
Get a no-obligation home value based on real comparable sales in Tree Top, 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 Tree Top on the map →
Should you buy in Tree Top?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| 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.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
More Ormond Beach & Volusia County / Daytona Beach Area guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Volusia County / Daytona Beach Area or the full Neighborhood Finder.
See how Tree Top fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Tree Top
Where is Tree Top?
Tree Top is a community in Ormond Beach, Volusia County, Florida.
Are there homes for sale in Tree Top right now?
No active listings inside Tree Top at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Tree Top have an HOA or CDD?
No HOA is on record for Tree Top in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Nearby Communities
Explore more neighborhoods near Tree Top with Momentum Realty’s local guides.
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.