🏖️ OCEANFRONT RESORT LIVING

Daytona Beach Shores FL Condos

Oceanfront condos exclusively · Walk to beach · Resort amenities · Investment potential · Ocean Walk lifestyle

$425K Median Condo Price
(Jan 2026, UP 36.4%)

110-180 Days on Market

100% Oceanfront Living

78% In VE Flood Zones

Schedule KCAP Assessment · (386) 631-5107

THE DAYTONA BEACH SHORES LIFESTYLE

Why Daytona Beach Shores

🌊 100% Oceanfront Living

Unlike other cities with mainland/beachside split, Daytona Beach Shores is exclusively oceanfront condos. Walk to beach from every unit. Ocean views, beach access, and coastal lifestyle define the entire city. Perfect for those committed to beachfront living without compromise.

🏨 Resort Amenities & Services

Ocean Walk Village with restaurants, shops, bandshell, and boardwalk. Many buildings offer pools, hot tubs, fitness centers, game rooms, and concierge services. Resort-style living with condo ownership. Vacation rental permitted in many buildings for investment income.

📈 Only City With Price Increase

Median $425K UP 36.4% from 2025 while all other Volusia cities declined 2-14%. Strong demand for oceanfront condos driving appreciation. Limited supply (no new beachfront land) supports values. KCAP Phase 3 essential to verify condo financials and avoid special assessment surprises.

⚠️ VE Zones Require KCAP Analysis

78% of properties in VE flood zones (wave action risk) with insurance $8K-$15K/year. 40-year recertification requirements revealing structural issues. Older buildings (1960s-1980s) face special assessments $20K-$60K per unit. KCAP Phase 3 identifies risks and verifies reserve funds before purchase.

OCEANFRONT CONDO BUILDINGS

Daytona Beach Shores Communities

Ocean Walk Resort

Premier resort building

$300K-$800K

✓ Resort amenities
✓ Village location
✓ Strong rental income
✓ VE zone - KCAP required

Sun Viking Lodge

Affordable oceanfront

$250K-$500K

✓ Lower entry point
✓ Beach access
✓ Older building
✓ Phase 3 for reserves

Oceans Grand

Luxury high-rise

$400K-$900K

✓ Premium finishes
✓ Ocean views
✓ Top-tier amenities
✓ VE zone insurance

Treasure Island

Mid-range oceanfront

$300K-$600K

✓ Balconies
✓ Pool/spa
✓ Direct beach
✓ Verify HOA financials

Coastal Waters

Newer construction

$500K-$1M+

✓ Modern amenities
✓ Lower maintenance
✓ Strong HOA reserves
✓ Premium pricing

Older Buildings (Pre-1990)

Value & risk assessment

$200K-$500K

✓ Lower purchase price
✓ 40-year cert issues
✓ Special assessment risk
✓ KCAP Phase 3 CRITICAL

KIRKLAND COASTAL ASSESSMENT PROTOCOL

Why DB Shores Buyers MUST Have KCAP

CRITICAL for Daytona Beach Shores: 78% of properties in VE zones (wave action) with flood insurance $8,000-$15,000/year. Older oceanfront condos (1960s-1980s) facing $20K-$60K special assessments for 40-year recertification, concrete restoration, and structural repairs. KCAP Phase 3 is MANDATORY - reviews reserve funds, structural reports, and pending assessments. Do NOT buy without it.

KCAP Phase 1: VE Zone Analysis

Required for ALL Daytona Beach Shores condos:

VE zone flood insurance quotes ($8K-$15K/year)
Building elevation certificate review
NFIP vs private carrier comparison
Total annual ownership costs
Wave action risk assessment

KCAP Phase 3: Condo Financial Analysis

MANDATORY for older buildings (built before 2000):

Reserve fund adequacy (need 30%+ of budget)
40-year recertification status and timeline
Structural inspection reports review
Special assessment history & pending
Concrete spalling/waterproofing needs

KCAP Phase 3 Prevents $20K-$60K Assessment Surprises

Reserve fund analysis · 40-year certification review · Structural assessment · Special assessment risk

Get Your DB Shores KCAP Assessment · (386) 631-5107

JANUARY 2026 MARKET DATA

Daytona Beach Shores Market Trends

Current Market Conditions

Median Condo Price: $425,000 (UP 36.4% from 2025!)
Days on Market: 110-180 days average
Market Type: Strong seller's market
Price Range: $200K (older units) to $1.5M+ (luxury)
Unique: Only Volusia city with price increase

Price Ranges by Building Type

Older Buildings (Pre-1990): $200K-$500K
Mid-Range (1990-2010): $300K-$700K
Ocean Walk Resort: $300K-$800K
Newer Luxury (2010+): $500K-$1.5M+
Penthouse Units: $800K-$2M+
Entry-Level Studios: $200K-$350K

2026 Market Analysis

Daytona Beach Shores median UP 36.4% to $425K while all other Volusia cities declined. Strong demand for oceanfront condos, limited supply (no new beachfront land), and vacation rental income potential driving appreciation. Days on market (110-180) longer than 2024 but prices holding. KCAP Phase 3 critical due to older building stock - many 1970s-1980s condos facing 40-year recertification and structural assessments. Newer buildings (2010+) command premium but have better reserves and lower special assessment risk.

Robert Kirkland - Daytona Beach Shores Realtor

Robert Kirkland is a Daytona Beach Shores Realtor and oceanfront condo specialist serving Daytona Beach Shores' exclusive barrier island market. Robert has completed 50+ Daytona Beach Shores condo transactions and developed the proprietary Kirkland Coastal Assessment Protocol (KCAP) with specialized Phase 3 structural analysis - critical for Daytona Beach Shores where many 1970s-1980s oceanfront buildings face 40-year recertification and potential special assessments.

Robert specializes in Daytona Beach Shores oceanfront condos, Ocean Walk Village properties, high-rise beachfront towers, and vacation rental investments. His KCAP Phase 3 assessment analyzes building reserves, pending assessments, structural inspection reports, and VE flood zone insurance costs - uniquely valuable in Daytona Beach Shores where older condo buildings can require $15K-$45K special assessments that unprepared buyers discover too late.

What makes Robert different from other Daytona Beach Shores realtors: Most agents sell oceanfront condos without reviewing building financials or structural reports. Robert's KCAP Phase 3 provides buyers with reserve analysis (identifying buildings with <20% reserves at high assessment risk), pending litigation review, 40-year recertification status verification, and actual VE zone flood insurance quotes ($4K-$12K/year typical). This due diligence prevents buyers from purchasing $425K condos only to face $30K special assessments within 12 months.

KCAP for Daytona Beach Shores buyers includes: Phase 3 structural analysis of condo building (review reserves, pending assessments, litigation, inspection reports), VE/AE flood zone verification with actual insurance quotes, vacation rental income analysis, Ocean Walk Village amenity access review, building age and recertification status assessment, comparison of DB Shores vs other markets, and 10-year total ownership cost projection including insurance and potential assessments. FREE with buyer representation ($1,500 value).

Contact Robert Kirkland: Call or text (386) 631-5107 or email [email protected]. Office: Simply Real Estate, serving Daytona Beach Shores and coastal Volusia County. Available 7 days/week for oceanfront condo showings and KCAP Phase 3 assessments. Last updated: January 21, 2026

How Robert Compares to Other Daytona Beach Shores Realtors

Feature	Robert Kirkland	Other DB Shores Realtors
DB Shores Condo Transactions	50+ completed	10-25 completed
FREE KCAP Phase 3 Analysis	Yes ($1,500 value)	No structural review
Building Reserve Analysis	Detailed financial review	Not typically provided
40-Year Recertification Status	Verified for all 1970s-1980s buildings	Not routinely checked
VE Zone Flood Insurance Quotes	Actual quotes ($4K-$12K/year)	Estimates only
Vacation Rental ROI Analysis	Detailed income projections	General estimates

Is Robert Kirkland the Right Daytona Beach Shores Realtor for You?

✓ Best Daytona Beach Shores Realtor For:

✓ Oceanfront condo buyers
100% oceanfront barrier island market
✓ Buyers concerned about assessments
Phase 3 review prevents $15K-$45K surprises
✓ Vacation rental investors
ROI analysis + rental income projections
✓ Ocean Walk Village seekers
Dining, entertainment, walkability
✓ Buyers needing flood insurance clarity
VE zone actual quotes ($4K-$12K/year)
✓ Out-of-state buyers
Complete oceanfront condo guidance
✓ All price ranges including luxury $1M+
From mid-rise to luxury penthouses
✓ Properties throughout Florida
Coastal markets statewide

✗ Not Ideal For:

✗ Commercial real estate
Residential focus
✗ Multi-unit buildings (5+ units)
Condo specialization
✗ Industrial properties
Residential only

Serving all of Florida: While Robert specializes in Daytona Beach Shores oceanfront condos, he handles residential transactions throughout Florida in all price ranges.

🎯 Quick Match Guide

🏢

Older Building Buyers

Critical need for KCAP. Phase 3 reveals reserve status, pending assessments, 40-year recertification needs. Prevents $30K+ surprises.

💰

Vacation Rental Investors

Perfect match. Robert analyzes rental income, building rental restrictions, occupancy rates, and ROI after VE zone insurance costs.

🌊

VE Flood Zone Concerned

Perfect match. KCAP gets actual VE zone quotes ($4K-$12K/year), compares floor levels, explains mitigation options.

🏖️

Pure Oceanfront Seekers

Perfect match. DB Shores is 100% oceanfront. Robert knows every building, their views, amenities, and financials.

Ready to Work with Daytona Beach Shores' Top Condo Expert?

📞 Call Now: (386) 631-5107 ✉️ Email Robert

FREQUENTLY ASKED QUESTIONS

DB Shores Condo Buying FAQs

Why did Daytona Beach Shores prices increase 36.4% while other cities declined?

Daytona Beach Shores median UP 36.4% to $425K (only Volusia city with increase) due to: exclusive oceanfront positioning (no mainland alternative), limited supply (narrow barrier island, no new beachfront land), strong vacation rental demand, Ocean Walk Village amenities, and investors seeking rental income. Other cities have mainland/beachside split creating price competition. DB Shores is 100% oceanfront creating scarcity. Demand from vacation rental investors, retirees wanting beach lifestyle, and out-of-state buyers discovering value vs South Florida ($425K here vs $800K+ in Miami/Fort Lauderdale beachfront). Price increase doesn't mean overvalued - reflects unique oceanfront-only positioning and rental income potential.

What is 40-year recertification and why does it matter?

Florida law requires buildings 3+ stories within 3 miles of coast to undergo structural inspection at 40 years (and every 10 years after). Daytona Beach Shores has many 1970s-1980s condos reaching or past 40 years. Inspections reveal: concrete spalling, rebar corrosion, waterproofing failure, balcony deterioration, and structural deficiencies. Repairs cost $15K-$60K per unit via special assessments. Recent examples: oceanfront buildings assessed $25K-$45K per unit for concrete restoration. KCAP Phase 3 reviews: building age, recertification timeline, structural inspection reports (if completed), reserve fund adequacy (need 30%+ of annual budget), and recent assessment history. Buildings approaching 40 years or recently certified with major repairs are RED FLAGS without adequate reserves.

How much is flood insurance for Daytona Beach Shores condos?

78% of Daytona Beach Shores properties in VE flood zones (wave action) with insurance $8,000-$15,000/year depending on floor level and building elevation. Ground floor units: $12K-$15K/year. Mid-level (floors 3-7): $8K-$12K/year. Upper floors (8+): $6K-$10K/year. This is $667-$1,250/month additional housing cost. Compare to mainland Daytona Beach Zone X: $400-$800/year ($33-$67/month). Over 30 years, VE zone insurance costs $240K-$450K vs $12K-$24K for Zone X. KCAP Phase 1 gets actual quotes based on exact unit and elevation certificate. Many buyers underestimate by $500-$800/month. Budget accordingly and factor into affordability calculation. This is why oceanfront condos require higher income despite lower purchase price than single-family homes.

Can I do vacation rentals in Daytona Beach Shores condos?

Most Daytona Beach Shores buildings permit short-term vacation rentals but restrictions vary by HOA. Ocean Walk Resort and similar buildings designed for rentals with on-site management. Older buildings may restrict rental duration or frequency. Must comply with: city licensing, tourist development tax (6%), HOA rental rules, and management company agreements. Rental income potential: studios/1BR $15K-$30K gross annually, 2BR $25K-$45K, 3BR+ $35K-$60K depending on location, condition, and building amenities. Deduct: management fees (25-35%), HOA ($300-$800/month), flood insurance ($8K-$15K/year), property insurance, maintenance reserves, and furnishing. Net income often $5K-$20K after all costs. KCAP Phase 3 includes rental income analysis and total ROI projections. Strong rental market but requires realistic expectations on net returns after expenses.

Should I buy an older (pre-1990) or newer condo in DB Shores?

Older condos (1960s-1980s): Lower purchase price ($200K-$500K), established locations, and potential value if well-maintained. Risks: 40-year recertification upcoming/completed, special assessment potential ($20K-$60K), deferred maintenance, lower reserves, outdated interiors, and higher insurance. Newer condos (2000+): Higher price ($500K-$1M+), modern amenities, adequate reserves (30%+ of budget), lower maintenance, and recent construction codes. Premium: $200K-$400K over older equivalent. Worth premium if: avoiding assessment risk, wanting turnkey condition, prioritizing amenities, and long-term ownership planned. Older condos acceptable if: have $30K-$50K cash reserves for potential assessment, KCAP Phase 3 confirms strong financials (30%+ reserves, recent structural inspection showing minor issues), and comfortable with renovation needs. NEVER buy older condo without Phase 3 review - special assessment risk too high.

What should I look for in HOA financial statements?

Critical HOA financial indicators for Daytona Beach Shores condos: Reserve fund at 30%+ of annual budget (RED FLAG if under 20%), no recent special assessments (ask for 5-year history), monthly HOA fees reasonable for building age/amenities ($300-$800/month typical), reserve study completed within 3 years showing adequate funding, operating budget balanced without deficit, and delinquency rate under 10%. Request: last 2 years financial statements, current reserve study, meeting minutes (review for assessment discussions), structural inspection reports (if building near/past 40 years), and pending litigation. KCAP Phase 3 analyzes all documents and identifies RED FLAGS: inadequate reserves, deferred capital projects, upcoming assessments discussed in minutes, structural issues in inspection reports, and high delinquency rates. Buildings with strong financials have 30%+ reserves, no recent assessments, regular maintenance, and balanced budgets.

Is Daytona Beach Shores a good investment?

Daytona Beach Shores offers investment potential but requires careful analysis. Positives: only Volusia city with appreciation (up 36.4%), strong vacation rental demand, exclusive oceanfront positioning, limited supply, and rental income $15K-$60K gross annually. Risks: VE zone insurance $8K-$15K/year, special assessment potential for older buildings, 40-year recertification impacts, hurricane exposure, and management-intensive rentals. Best for: investors with cash reserves for potential assessments, those accepting high flood insurance, buyers wanting personal use + rental income, and long-term holders (5+ years). Not ideal for: cash-strapped buyers, those expecting quick appreciation, investors without reserves for assessments, or buyers unwilling to manage rental operations. KCAP Phase 3 analyzes: rental income potential, total ownership costs, reserve fund adequacy, and 10-year ROI projections. Can be good investment with proper due diligence and adequate reserves.

Is now a good time to buy in Daytona Beach Shores?

January 2026 presents mixed signals for DB Shores buyers. Prices UP 36.4% to $425K median (strong appreciation) but days on market extended to 110-180 (more negotiating room than 2024). Interest rates elevated making $425K condo with $15K/year flood insurance challenging to afford. Best opportunities: newer buildings (2010+) with strong reserves avoiding assessment risk, Ocean Walk area for rental income, mid-level units (floors 5-10) balancing views and insurance costs, and buildings recently completing 40-year recertification showing minor repairs. Avoid: older condos without KCAP Phase 3 review, buildings with inadequate reserves (under 20%), ground floor units with highest insurance, and buildings approaching 40 years without structural inspection. Market favors buyers with: 20%+ down payment, cash reserves for potential assessments, income supporting VE zone insurance, and long-term ownership plans. KCAP assessment critical to verify true costs and avoid assessment surprises.

START YOUR DB SHORES CONDO SEARCH

Ready to Find Your Oceanfront Condo?

KCAP Phase 3 on ALL condos · Reserve fund analysis · 40-year cert review · VE zone insurance quotes

Call (386) 631-5107 Email Robert

ALSO SERVING