Ormond Beach, FL Market Update: The Steady Middle of the Volusia Coast
A beachside that is holding its value, a mainland that is softening, and commercial property priced between Daytona Beach and Port Orange with almost no distress. Every number from the Linton Global Market Map, as of September 2026.
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Michael R. Linton, Florida Broker #BK703722, advises buyers and sellers of retail, industrial, office and small multifamily property in Ormond Beach, Daytona Beach and the Volusia coast through Linton Global Solutions.
Ormond Beach sits between its neighbors in every way that matters to an investor: cheaper than Port Orange, sounder than Daytona, and almost free of distress. It’s a market where you buy good property at a fair price and hold it.
The Bottom Line on Ormond Beach
Ormond Beach, just north of Daytona Beach, is the steady middle of the Volusia coast. Its homes are mostly owner-occupied, its commercial property trades between its two neighbors in price, and it has almost none of the distress concentrated a few miles south. The one surprise in the data is the beachside, which is holding its value while Daytona's oceanfront resets.
- Mainland homes: median list price $397,600, -5.6% from a year ago, with 24.4% of listings cut.
- Beachside homes: median list price $430,000, +1.8%, versus -16.6% on Daytona's beachside.
- Commercial: $168 per square foot on the mainland, between Daytona ($124–$142) and Port Orange ($228–$260).
- Distress: no commercial distress transfers and one bank REO sale on the 2026 tax roll.
Ormond Beach's Two ZIP Codes
- 32174 · Mainland: Mainland Ormond: Granada Boulevard west to I-95 and the newer communities beyond it.
- 32176 · Beachside: Ormond-by-the-Sea and the beachside peninsula along A1A.
Ormond Beach's other ZIP codes (32173 and 32175) are P.O. box codes with no area data.
Housing Market: Mainland vs. Beachside
| Realtor.com, September 2026 | 32174 Mainland | 32176 Beachside | Volusia |
|---|---|---|---|
| Median list price | $397,600 | $430,000 | $362,250 |
| vs. a year ago | -5.6% | +1.8% | -3.4% |
| Active listings | 388 | 280 | 4,171 |
| Active vs. a year ago | -14.2% | -7.4% | — |
| Median days on market | 75 | 85 | 78 |
| Listings with a price cut | 24.4% | 17.7% | 22.8% |
| Price per square foot | $213 | $299 | — |
| Seasonal housing units | 4% | 22% | — |
Mainland Ormond (32174) is the bigger market, with 54,783 residents and 388 listings. It is softening the way most of Volusia is: prices down 5.6%, inventory down 14.2%, and a quarter of sellers cutting price. Homes still sell in about 75 days, faster than the county's 78.
Beachside Ormond Is Holding Its Value
The beachside peninsula (32176) is the standout. Its median list price is up 1.8% from a year ago, only 17.7% of listings have a price cut, and it has 280 listings. A few miles south, beachside Daytona (32118) is down 16.6% with 692 listings. Ormond's beachside is also more owner-occupied (83.7% of homes), even though 22% of its housing units are seasonal.
The condo cost pressures are the same up and down the coast: milestone inspections, reserve studies, special assessments and insurance, which we cover in Florida's Condo Reset. What differs is supply and the buyer pool, and right now Ormond's beachside has less of the first and a steady share of the second. See the comparison in our Daytona Beach market update.
The beachside numbers surprised me. Ormond’s oceanfront is holding its value while Daytona’s, a few miles south, is down double digits. That tells you buyers are paying for a quieter, more owner-occupied beachside with less inventory competing for them.
Who Is Buying: Mortgage Data
| HMDA 2025 home purchases | 32174 Mainland | 32176 Beachside | Volusia |
|---|---|---|---|
| Home-purchase loans | 786 | 215 | — |
| Median purchase price | $385,000 | $405,000 | $345,000 |
| Investor purchases | 4.7% | 14.9% | 8.7% |
| Second-home purchases | 3.2% | 20.5% | — |
| FHA / VA / USDA loans | 36.3% | 12.1% | 40.3% |
| Average rate | 6.14% | 6.8% | — |
Mainland Ormond is an owner-occupant market: investors took just 4.7% of 786 purchase loans in 2025, about half the county rate of 8.7%. Its average rate of 6.14%, well below the beachside's 6.8%, is consistent with new-construction buyers using builder rate buydowns west of I-95. Beachside, 14.9% of loans went to investors and 20.5% to second-home buyers. Source: the CFPB's HMDA data browser.
Rents
HUD's FY2027 Small Area Fair Market Rents put a two-bedroom at $1,630 on the mainland and $1,730 beachside. With fewer than one in five households renting in either ZIP code, Ormond is not a deep rental market; buy-and-hold investors should focus on quality and location rather than volume. Check the numbers with our rental analysis and DSCR calculators.
Commercial Real Estate: Priced Between Its Neighbors
| 2026 tax roll | 32174 Mainland | 32176 Beachside | Volusia |
|---|---|---|---|
| Commercial & industrial parcels | 1,881 | 209 | 15,492 |
| Building area (million SF) | 10.51 | 1.48 | 96.25 |
| Median year built | 1997 | 1969 | 1982 |
| Industrial share of parcels | 25.6% | 3.8% | — |
| Arm’s-length sales | 31 | 3 | 400 |
| Median sale $/SF | $168 | n/a | $182 |
| Distress transfers / bank REO | 0 / 1 | 0 / 0 | 16 / 10 |
Mainland Ormond holds 1,881 commercial and industrial parcels and about 10.51 million square feet of buildings, with a median year built of 1997: newer than Daytona and the county, older than Port Orange. Its median sale price of $168 per square foot sits about where that age would put it. A quarter of its commercial parcels are industrial, making it one of the coast's more balanced commercial bases. See industrial, retail and office.
Beachside Ormond has little commercial property (209 parcels, median year built 1969) and too few sales (3) to report a price.
Distress: Almost None
On the 2026 tax roll, Ormond Beach had no commercial distress transfers and one bank REO sale, against 16 distress transfers and 10 REO sales countywide. The county's 2 locally headquartered banks held about $2.6 million of bank-owned real estate (OREO) on June 30, 2026, per FDIC call reports. For distressed opportunities on the Volusia coast, look to Daytona Beach; for stable holdings, Ormond and Port Orange. Our distressed commercial real estate hub explains how we evaluate both.
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 per the BLS Quarterly Census of Employment and Wages, and housing permits are down 34.3% this year per the Census Building Permits Survey. Fewer new homes today should support values for existing homes in owner-occupied markets like Ormond in the years ahead.
What It Means for Buyers, Sellers and Investors
Mainland buyers: negotiate; a quarter of sellers are already cutting price.
Beachside buyers: expect less room on price than in Daytona, and still read every condo building's reserve study and insurance.
Sellers: beachside sellers are in a stronger position than their Daytona neighbors; mainland sellers should price to the market from day one. A broker price opinion before listing sets a realistic number.
Commercial investors: Ormond is a market for sound, mid-priced property and long holds. Trading up from older property? See 1031 exchanges in Ormond Beach.
How We Built This Report
Like our Daytona Beach, Port Orange and New Smyrna Beach updates, this report comes entirely from the Linton Global Market Map, part of REOMind.ai from Linton Global Technologies. It joins listing, Census, HUD, HMDA, tax roll, BLS, permit and FDIC data for every Florida county and ZIP code, and names the source of every number. See the Volusia County report and the Ormond Beach market hub.
Key Takeaways
- ✓Mainland Ormond (32174) is softening: list prices -5.6%, a quarter of listings cut, but homes still sell in about 75 days.
- ✓Beachside Ormond (32176) is holding: list prices +1.8% while Daytona’s beachside is -16.6%.
- ✓Commercial property sells for about $168 per square foot, between Daytona and Port Orange, matching its 1997 median building age.
- ✓Ormond has almost no commercial distress: no distress transfers and one bank REO sale on the 2026 tax roll.
- ✓Mainland buyers are mostly owner-occupants; investors took only 4.7% of 2025 purchase loans.
- ✓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 Ormond Beach? Thirty-nine years in commercial real estate, 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 Ormond Beach real estate market going down?+
On the mainland, slightly. As of September 2026, the median list price in 32174 was down 5.6% from a year earlier, with a quarter of listings showing a price cut. Beachside Ormond (32176) held up better: its median list price was up 1.8%, and only 17.7% of listings had a price cut.
Are Ormond Beach condo prices falling like Daytona Beach?+
Not to the same degree. Beachside Ormond (32176) median list prices were up 1.8% in September 2026, while beachside Daytona (32118) was down 16.6%. Ormond’s beachside has far fewer listings (280 versus 692), more owner-occupants (84% versus 66% of homes) and a lower share of listings with price cuts. Older oceanfront condo buildings still carry the same inspection, reserve and insurance costs, so buyers should read each building’s documents.
How much does commercial real estate sell for in Ormond Beach?+
Arm’s-length commercial and industrial sales in mainland Ormond (32174) had a median price of $168 per square foot on the 2026 Volusia County tax roll, just below the $182 county median, above Daytona Beach at $124 to $142 and below Port Orange at $228 to $260. Mainland Ormond’s commercial buildings have a median year built of 1997.
Is there distressed commercial property in Ormond Beach?+
Very little. The 2026 tax roll shows no commercial distress transfers and one bank REO sale in Ormond Beach, compared with 16 distress transfers and 10 bank REO sales across Volusia County. Most of the county’s commercial distress is in Daytona Beach.
Who is buying homes in Ormond Beach?+
On the mainland, mostly owner-occupants: investors made only 4.7% of 2025 home-purchase loans in 32174, about half the county rate, and the average rate of 6.14% suggests many buyers used new-construction rate buydowns. Beachside, 35% of purchase loans went to investors (14.9%) and second-home buyers (20.5%).
Is Ormond Beach a good place for commercial investment?+
For steady, mid-priced property, yes. Mainland Ormond has about 10.5 million square feet of commercial and industrial buildings on 1,881 parcels, a quarter of them industrial, and almost no distress. It is a market for buying sound property at a fair price, priced between Daytona Beach and Port Orange.
Where does this Ormond 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.
Who can help me buy or sell commercial property in Ormond 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, small multifamily, land and 1031 exchanges across Ormond Beach, Daytona Beach and Port Orange. 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. REOMind.ai provides 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.