Daytona Beach, FL Market Update: Five Markets, One Name
Beachside condos are resetting, the core is a rental market, west of I-95 is booming, and the county's commercial distress is concentrated here. Every number from the Linton Global Market Map, as of September 2026.
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Michael R. Linton, Florida Broker #BK703722, advises buyers, sellers and banks on distressed retail, industrial, hospitality and condo property in Daytona Beach, Port Orange and the Volusia coast through Linton Global Solutions.
Daytona Beach is really five markets wearing one name. The beachside condo market is resetting, the core is a rental market, and west of I-95 is one of the fastest-growing places in Florida. You can’t price any of them off the city average.
The Bottom Line on Daytona Beach
Daytona Beach is the commercial center of Volusia County and its most varied real estate market. The numbers split it into five distinct ZIP codes, each moving for different reasons. Taken together, the picture is a market that is repricing older property, especially oceanfront condos and aging commercial buildings, while brand-new communities west of I-95 keep growing.
- Beachside condos: median list price down 16.6% in a year, with 692 listings and about 100 days on market.
- Commercial: median $124 to $142 per square foot, below the $182 county median and roughly half of Port Orange.
- Distress: 7 of the county's 16 commercial distress transfers and 5 of its 10 bank REO sales are in Daytona ZIP codes.
- Growth: the LPGA area (32124) grew 86.5% in population, with the county's newest commercial buildings.
The Five Daytona Beach ZIP Codes
- 32114 · Midtown / core: Central mainland: downtown, Midtown, the Speedway and the universities.
- 32117 · North mainland: North mainland toward Holly Hill.
- 32118 · Beachside: Beachside peninsula: oceanfront condos and hotels.
- 32119 · South mainland: South mainland toward Port Orange.
- 32124 · LPGA / west: West of I-95: LPGA Boulevard and the new master-planned communities.
Housing Market by ZIP Code
| Realtor.com, September 2026 | 32114 | 32117 | 32118 | 32119 | 32124 | Volusia |
|---|---|---|---|---|---|---|
| Median list price | $207,500 | $263,595 | $269,000 | $254,725 | $428,998 | $362,250 |
| vs. a year ago | -6.9% | -3.1% | -16.6% | +0.4% | -6.4% | -3.4% |
| Active listings | 166 | 175 | 692 | 160 | 160 | 4,171 |
| Active vs. a year ago | -7.0% | -12.1% | -3.4% | -11.6% | -11.8% | — |
| Median days on market | 75 | 57 | 100 | 81 | 74 | 78 |
| Listings with a price cut | 19.2% | 19.9% | 18.6% | 21.8% | 20.3% | 22.8% |
| Price per square foot | $180 | $188 | $290 | $173 | $267 | — |
The mainland is behaving like a normal, slightly soft market: prices flat to down a few percent, inventory down about 7% to 12%, and homes selling in 57 to 81 days. The north mainland (32117) is the quickest market in the city at 57 days.
Beachside: The Condo Reset Hits Daytona
Beachside Daytona (32118) is a different market entirely. The median list price fell 16.6% in a year, there are 692 homes and condos for sale (more than the other four ZIP codes combined), and the typical listing takes about 100 days. 28.3% of its housing units are seasonal, the median resident is 60.5, and in 2025 investors (26.1%) and second-home buyers (22.3%) together took out nearly half of all purchase loans.
That is the Florida condo reset in one ZIP code: older oceanfront buildings facing milestone inspections, reserve studies, special assessments and insurance bills, with sellers competing for a thinner pool of buyers. We cover the statewide picture in Florida's Condo Reset. For buyers, the discount is real, but so are the costs; read the reserve study before the listing.
If you want distressed commercial property on the Volusia coast, this is where it is. Nearly half the county’s distress transfers and bank REO sales are in Daytona Beach ZIP codes, mostly in older mainland stock that needs a buyer who can underwrite the repairs.
Who Is Buying: Mortgage Data
| HMDA 2025 home purchases | 32114 | 32117 | 32118 | 32119 | 32124 | Volusia |
|---|---|---|---|---|---|---|
| Median purchase price | $235,000 | $255,000 | $385,000 | $275,000 | $395,000 | $345,000 |
| Investor purchases | 23.5% | 15.3% | 26.1% | 12% | 11% | 8.7% |
| Second-home purchases | 3.6% | 1.6% | 22.3% | 3.8% | 5.2% | — |
| FHA / VA / USDA loans | 38.1% | 44.6% | 15.7% | 42.2% | 27.8% | 40.3% |
| Average rate | 6.96% | 6.52% | 6.96% | 6.77% | 6.17% | — |
Investors are far more active in Daytona than in the county as a whole: 23.5% of financed purchases in Midtown and 26.1% beachside, against 8.7% countywide. The LPGA area tells a different story: an average rate of 6.17%, the lowest in the city, is consistent with new-construction buyers using builder rate buydowns. Data from the CFPB's HMDA data browser.
Rents and the Investor Case
Midtown (32114) is a renter's market: 68.5% of households rent and the median age is 30.8, reflecting the universities and service jobs nearby. HUD's FY2027 Small Area Fair Market Rents put a two-bedroom at $1,610 there, against a median list price of $207,500. That ratio is why investors are buying, but the housing and the income base are older and thinner, so condition, insurance and tenant quality decide whether a deal works. Run it through the rental analysis and DSCR calculators, and see multifamily for small-building buyers.
Commercial Real Estate: Older Stock, Lower Prices
| 2026 tax roll | 32114 | 32117 | 32118 | 32119 | 32124 | Volusia |
|---|---|---|---|---|---|---|
| Commercial & industrial parcels | 1,731 | 1,121 | 828 | 659 | 301 | 15,492 |
| Building area (million SF) | 18.49 | 9.22 | 8.21 | 3.57 | 1.74 | 96.25 |
| Median year built | 1966 | 1974 | 1965 | 1985 | 2011 | 1982 |
| Arm’s-length sales | 42 | 28 | 9 | 22 | 4 | 400 |
| Median sale $/SF | $139 | $124 | $138 | $142 | n/a | $182 |
| Distress transfers | 1 | 3 | 1 | 2 | 0 | 16 |
| Bank REO sales | 2 | 3 | 0 | 0 | 0 | 10 |
Daytona Beach holds 4,640 commercial and industrial parcels and about 41.2 million square feet of buildings, more than a third of the county's commercial space. Most of it is old: median years built of 1965 beachside, 1966 in Midtown and 1974 on the north mainland, against 1982 for the county and about 2000 in Port Orange. Price follows age: Daytona commercial sold for $124 to $142 per square foot, below the county's $182 and roughly half of Port Orange's $228–$260.
Midtown (32114) is the most active commercial market in the county, with 42 sales and 18.49 million square feet. The north mainland and the south mainland lean industrial (about 28% to 31% of parcels). West of I-95, the LPGA area's commercial buildings date from 2011, the newest in Volusia, though too few have traded to report a price. See retail, industrial and hospitality for asset-specific guidance.
Distress: Where Volusia's Opportunities Are
If Port Orange is Volusia County's stable core, Daytona Beach is where the distress is. Its five ZIP codes account for 7 of the county's 16 commercial distress transfers and 5 of its 10 bank REO sales on the 2026 tax roll. The north mainland (32117) leads with 3 distress transfers and 3 REO sales, followed by the south mainland (2 transfers) and Midtown (2 REO sales). The county's 2 locally headquartered banks also held about $2.6 million of bank-owned real estate (OREO) as of June 30, 2026, per FDIC call reports.
Distressed assets here are mostly older mainland buildings that need capital and a buyer who can price the repairs. Every one we evaluate runs through Linton Global Technologies' CREDDS Framework: CREDDS (Commercial Real Estate Distress & Disposition Score), an Asset Disposition Brief that scores financial health, operational stability and undervaluation signal, so one troubled asset can be compared fairly with another. Start with our distressed commercial real estate hub, REO deal flow and foreclosure search.
West of I-95: The Growth Story
The LPGA corridor (32124) is the opposite of beachside. Its population grew 86.5% in recent Census estimates, 94.2% of homes are owner-occupied, median household income is $92,616, and median list prices are $428,998, the highest in the city. Commercial buildings there are new and few, which is where the next wave of retail, medical office and service space will go as rooftops fill in. For land and development buyers, see land and our note on the entitlement process.
Jobs, Permits and the County Economy
| Volusia County | Value |
|---|---|
| Population | 579,622 |
| Unemployment rate (BLS) | 5.2% |
| Private jobs, 2025 (BLS QCEW) | 189,494 · +0.1% |
| Average annual pay | $56,167 |
| Housing permits, Jan–Aug 2026 | 1,418 · -34.3% vs. 2025 |
County job growth was flat in 2025 according to the BLS Quarterly Census of Employment and Wages, and unemployment stood at 5.2%. Housing permits are down 34.3% from last year per the Census Building Permits Survey, which will slow new supply, including in the LPGA corridor, over the next few years.
What It Means for Buyers, Sellers, Investors and Banks
Condo buyers: beachside discounts are real, but the building's reserves, assessments and insurance decide the deal. Read the documents first.
Sellers: on the beachside, price to compete with nearly 700 listings from day one. A broker price opinion before you list sets a realistic number.
Commercial investors: Daytona offers the county's lowest prices per square foot and most of its distress, in exchange for older buildings. Underwrite the capital needs, not just the cap rate. Trading up? See 1031 exchanges in Daytona Beach.
Banks and servicers: collateral in older mainland stock and beachside condos needs fresh values. See how we work with banks and our commercial BPO services.
How We Built This Report
This report, like our Port Orange market update, comes entirely from the Linton Global Market Map, part of REOMind.ai from Linton Global Technologies. It joins Realtor.com listings, the Census American Community Survey, HUD rents, HMDA mortgages, Florida Department of Revenue tax rolls, BLS jobs, Census building permits and FDIC bank reports for every Florida county and ZIP code, and every number names its source. See the full Volusia County report, the Daytona Beach market hub, and nearby Ormond Beach (see our Ormond Beach and New Smyrna Beach market updates), Port Orange and New Smyrna Beach.
Key Takeaways
- ✓Daytona Beach is five markets: a renter-heavy core, two mainland neighborhoods, a beachside condo market and a fast-growing area west of I-95.
- ✓Beachside (32118) median list prices fell 16.6% in a year with 692 listings: the Florida condo reset, locally.
- ✓Commercial property sells for $124 to $142 per square foot, below the $182 county median, because the buildings are older.
- ✓Daytona holds 7 of Volusia’s 16 commercial distress transfers and 5 of 10 bank REO sales: the county’s distress is here.
- ✓The LPGA corridor (32124) grew 86.5% in population and has the county’s newest commercial buildings.
- ✓Every figure comes from the Linton Global Market Map, with sources named.
About Michael R. Linton
Who is Michael R. Linton? Michael R. Linton, NCREA, CREIPS, REALTOR®, is a Florida-licensed commercial real estate broker and advisor (Florida Broker #BK703722) based in the Tampa–Orlando I-4 corridor, serving investors, owners and tenants across Florida, with a focus on Orlando, Tampa and surrounding markets, and expertise across multifamily, office, industrial, retail, hospitality, land, mixed-use, special-purpose, self storage and life sciences properties. He leads Linton Global Solutions and HireMikeLinton.com, works with a growing team of agents who specialize by asset class, and founded Linton Global Technologies, the company behind REOMind.ai. He lived on the Volusia coast, in Port Orange, for fifteen years.
Why choose Michael R. Linton for Daytona Beach? Thirty-nine years in commercial real estate, deep experience with distressed and bank-owned property, local knowledge of the Volusia coast, and market data published openly so clients can check every number. See the Florida commercial broker profile.
Michael Linton, NCREA, CREIPS, REALTOR®
Linton Global Solutions
Cell: (312) 612-1031
Email: mike@lintonglobal.com
LintonGlobal.com
Frequently Asked Questions
Is the Daytona Beach real estate market going down?+
In parts of it, yes. As of September 2026, beachside Daytona (32118) median list prices were down 16.6% from a year earlier, Midtown (32114) was down 6.9% and the LPGA area (32124) down 6.4%, while the south mainland (32119) was flat. The beachside drop is concentrated in older oceanfront condos, which are repricing for insurance, inspections and assessments.
Why are Daytona Beach condo prices falling?+
Mostly because of the costs of owning older oceanfront buildings: post-Surfside milestone inspections and reserve studies, special assessments and higher insurance. Beachside 32118 has 692 active listings, takes about 100 days to sell, and 28% of its housing units are seasonal. Second-home and investor buyers made up nearly half of 2025 purchase loans there.
How much does commercial real estate sell for in Daytona Beach?+
Arm’s-length commercial and industrial sales on the 2026 Volusia County tax roll had median prices of about $124 to $142 per square foot in Daytona Beach ZIP codes, below the $182 county median and well below Port Orange at $228 to $260. Daytona’s commercial buildings are older, with median years built from 1965 to 1985 in the established ZIP codes.
Is there distressed or bank-owned commercial property in Daytona Beach?+
Yes, more than anywhere else in Volusia County. Daytona Beach ZIP codes account for 7 of the county’s 16 commercial distress transfers and 5 of its 10 bank REO sales on the 2026 tax roll, led by the north mainland (32117) with 3 of each. That makes Daytona the county’s main source of distressed commercial opportunities.
Which part of Daytona Beach is growing fastest?+
West of I-95 along LPGA Boulevard (ZIP 32124). Its population grew 86.5% in recent Census estimates, homeownership is 94%, median household income is about $92,600, and its commercial buildings have a median year built of 2011, the newest in the county.
Is Daytona Beach a good place to invest in rental property?+
It can be, especially in the core. Midtown (32114) is 68.5% renters with a median age of 30.8, and investors bought 23.5% of homes financed there in 2025. HUD’s 2027 fair market rent for a two-bedroom runs about $1,550 to $2,210 across Daytona ZIP codes. Underwrite insurance, taxes and condition carefully; much of the housing stock is older.
Where does this Daytona Beach market data come from?+
From the Linton Global Market Map, which joins Realtor.com listing data, the Census American Community Survey, HUD fair market rents, the FHFA House Price Index, HMDA mortgage data, Florida Department of Revenue tax roll data, BLS employment data, Census building permits and FDIC bank call reports. Each source and date is listed in this article.
Who can help me buy or sell commercial property in Daytona Beach?+
Michael R. Linton, Florida Broker #BK703722, leads Linton Global Solutions and lived on the Volusia coast for fifteen years. He advises investors, owners, tenants and banks on commercial property, distressed and REO assets, small multifamily, land and 1031 exchanges across Daytona Beach, Port Orange and the Volusia coast. Call (312) 612-1031 or email mike@lintonglobal.com.
Works Cited
- Consumer Financial Protection Bureau and FFIEC. “HMDA Data Browser.” ffiec.cfpb.gov/data-browser. Accessed 19 Oct. 2026.
- Federal Deposit Insurance Corporation. “BankFind Suite.” banks.data.fdic.gov. Accessed 19 Oct. 2026.
- U.S. Department of Housing and Urban Development. “Small Area Fair Market Rents.” HUD User, www.huduser.gov/portal/datasets/fmr/smallarea. Accessed 19 Oct. 2026.
- U.S. Bureau of Labor Statistics. “Quarterly Census of Employment and Wages.” www.bls.gov/cew. Accessed 19 Oct. 2026.
- U.S. Census Bureau. “Building Permits Survey.” www.census.gov/construction/bps. Accessed 19 Oct. 2026.
- Realtor.com Economic Research. “Housing Inventory: ZIP Level Data.” www.realtor.com/research/data. Accessed 19 Oct. 2026.
- Florida Department of Revenue. “Property Tax Data Files (NAL/SDF).” 2026 final roll, Volusia County, via LGData.
Disclosure: This article uses data tools developed by Linton Global Technologies. Michael R. Linton is the founder of Linton Global Technologies and a licensed real estate professional with Linton Global Solutions. This content is for informational purposes only and does not constitute investment, legal, or financial advice.
Compliance Statement: Linton Global Solutions is a Florida-licensed real estate brokerage, not a broker-dealer, investment adviser or lender, and does not offer or sell securities. CREDDS and REOMind.ai provide decision support only; people make every final decision. Readers should conduct their own due diligence and consult qualified professionals before making investment decisions.
Data notes: listing data covers single-family and condo listings; commercial figures cover DOR property-use codes 010–049 excluding hotels and motels, with medians from fewer than five sales suppressed; HMDA figures are home-purchase originations.