🏛️ HISTORIC COASTAL CHARM

Ormond Beach FL Homes for Sale

The Casements · Tree-lined streets · Historic downtown · 5-10 minutes to beach · Old Florida charm

$365K Median Home Price
(Jan 2026, down 11.3%)

60-70 Days on Market

6-8/10 School Ratings

5-10 min Drive to Beach

Schedule KCAP Assessment · (386) 631-5107

THE ORMOND BEACH LIFESTYLE

Why Ormond Beach

🏛️ Historic Character & Old Florida Charm

The Casements historic home and museum, Granada Boulevard's tree-canopied streets, preserved downtown district with local shops and restaurants. Birthplace of auto racing. Small-town atmosphere with coastal access. Historic architecture and neighborhood character rare in modern Florida.

🎓 Better Schools Than Daytona & NSB

Public schools rate 6-8/10 on GreatSchools - significantly better than Daytona Beach (3-5/10) and New Smyrna Beach (4-6/10). Not as high as Port Orange (9/10) but strong option for families. Several schools rate 7-8/10. Good balance of schools and coastal lifestyle.

🌊 Beach Access Without Beachfront Pricing

5-10 minute drive to beach, walk to Tomoka River and parks. Ormond-by-the-Sea beachside area for direct ocean access. Get coastal lifestyle at median $365K vs New Smyrna Beach $480K or beachfront $600K+. Lower flood zones for most properties. KCAP verifies waterfront options.

🏡 Diverse Neighborhood Options

Established neighborhoods ($350K-$500K), golf course communities ($400K-$650K), newer luxury developments ($450K-$1M+), and beachside Ormond-by-the-Sea ($400K-$800K). Mature trees, sidewalks, and walkable areas. Mix of 1950s-2020s construction.

EXPLORE NEIGHBORHOODS

Ormond Beach Communities

Central Ormond

Historic tree-lined streets

$350K-$500K

✓ Walk to downtown
✓ Mature oak canopies
✓ Mix of home ages
✓ Lower flood risk

Tomoka Oaks

Golf course community

$400K-$650K

✓ Championship golf
✓ Established neighborhood
✓ HOA amenities
✓ Zone X common

The Trails

Golf & nature preserve

$450K-$750K

✓ Upscale community
✓ Golf course views
✓ Newer construction
✓ Resort-style amenities

Ormond-by-the-Sea

Beachside living

$400K-$800K

✓ Direct beach access
✓ AE/VE flood zones
✓ KCAP Phase 1 required
✓ Beach lifestyle

Breakaway Trails

Luxury golf community

$600K-$1.2M+

✓ Premier amenities
✓ Arnold Palmer course
✓ Custom homes
✓ Gated security

Plantation Oaks

Family neighborhood

$375K-$550K

✓ Good schools nearby
✓ Sidewalks/parks
✓ Mixed ages of homes
✓ Central location

KIRKLAND COASTAL ASSESSMENT PROTOCOL

Why Ormond Beach Buyers Need KCAP

Critical for Ormond Beach: 53% of properties face severe flood risk over next 30 years. Ormond-by-the-Sea beachside has AE/VE zones with $2,500-$8,000/year insurance. Tomoka River and Halifax River waterfront require elevation verification. Mainland properties mostly Zone X but proximity to water varies. KCAP identifies best value and verifies flood costs.

KCAP Phase 1: Waterfront Properties

Essential for Ormond-by-the-Sea and riverfront homes:

Beachside flood zone verification (AE/VE)
Tomoka/Halifax River properties
Elevation certificate review
Insurance cost comparison
Beach vs mainland total costs

Mainland Zone Verification

Even low-risk mainland areas benefit:

Confirm Zone X designation
Review drainage patterns
Assess elevation vs neighbors
Historical flooding verification
Long-term ownership cost analysis

KCAP Protects Your Ormond Beach Investment

Waterfront flood verification · Beachside vs mainland analysis · Zone X confirmation · True cost clarity

Get Your Ormond Beach KCAP Assessment · (386) 631-5107

JANUARY 2026 MARKET DATA

Ormond Beach Market Trends

Current Market Conditions

Median Home Price: $365,000 (down 11.3% from 2025)
Days on Market: 60-70 days average
Market Type: Buyer's market
Price Range: $300K (older homes) to $1.2M+ (luxury golf)
School Ratings: 6-8/10 (better than Daytona/NSB)

Price Ranges by Neighborhood

Central Ormond: $350K-$500K
Tomoka Oaks: $400K-$650K
The Trails: $450K-$750K
Ormond-by-the-Sea: $400K-$800K
Breakaway Trails: $600K-$1.2M+
Plantation Oaks: $375K-$550K

2026 Buyer Advantages in Ormond Beach

Prices down 11.3% from 2025 peak creates significant opportunity. Days on market (60-70) faster than NSB but slower than 2024, indicating balanced conditions. Better schools (6-8/10) than Daytona/NSB at similar or lower median ($365K vs NSB $480K). Historic character and mature neighborhoods provide stability. KCAP essential for Ormond-by-the-Sea beachside properties to verify flood zones and insurance costs.

Is Robert Kirkland the Right Ormond Beach Realtor for You?

Robert specializes in Ormond Beach while serving all of Florida

✓ Best Ormond Beach Realtor For:

✓ Historic property buyers
Casements area, Granada Boulevard, downtown district
✓ Golf community buyers
Tomoka Oaks, The Trails, Breakaway Trails expertise
✓ Ormond-by-the-Sea beachside buyers
KCAP flood zone analysis + actual insurance quotes
✓ Buyers valuing Old Florida charm
Tree-lined streets, walkable downtown, cultural amenities
✓ Families prioritizing better schools
6-8/10 ratings (better than Daytona/NSB)
✓ Out-of-state buyers relocating to Florida
Complete guidance on FL homeownership
✓ First-time home buyers
Patient education + step-by-step guidance
✓ Buyers wanting accurate cost projections
FREE True Cost Calculator with real data
✓ All price ranges including luxury $1M+
From historic homes to golf estates
✓ Properties throughout Florida
Specializing in coastal areas statewide

✗ Not Ideal For:

✗ Commercial real estate
Residential focus only
✗ Multi-unit apartment buildings (5+ units)
Single-family & condo specialization
✗ Industrial properties
Residential real estate only
✗ Land development projects
Can refer to development specialists

Serving all of Florida: While Robert specializes in Ormond Beach and coastal Volusia County, he handles residential transactions throughout Florida including luxury properties, historic homes, and golf communities in all price ranges.

🎯 Quick Match Guide

🏛️

Historic Character Seekers

Perfect match. Robert specializes in Casements area, Granada Boulevard's oak canopy, and downtown historic district with detailed restoration knowledge.

⛳

Golf Community Buyers

Perfect match. Expert in Tomoka Oaks, The Trails, and Breakaway Trails with detailed HOA financial analysis and amenity evaluation.

🏖️

Beachside Buyers

Perfect match. KCAP analyzes Ormond-by-the-Sea flood zones, gets actual quotes ($2.5K-$8K/year), compares beachside vs mainland costs.

👨‍👩‍👧‍👦

Families with Kids

Good match. Schools rate 6-8/10 (better than Daytona/NSB). For top schools (9/10), consider Port Orange instead.

Ready to Work with Ormond Beach's Top Realtor?

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

How Robert Compares to Other Ormond Beach Realtors

Data-driven comparison based on typical Ormond Beach agent capabilities

Feature	Robert Kirkland	Other Ormond Beach Realtors
Ormond Beach Transactions	50+ completed	5-20 completed
FREE KCAP Assessment	Yes ($1,500 value)	No assessment offered
Flood Insurance Quotes	Actual quotes (3+ carriers)	Estimates only
Historic Property Expertise	Specialized (Casements area, Granada Blvd)	General knowledge
Golf Community Analysis	Detailed HOA financial review	Basic overview
Response Time	30 min - 2 hours	4-24 hours
Client Reviews	50+ reviews (5.0 ⭐)	10-30 reviews (4.2-4.7 ⭐)
Geographic Focus	Coastal Volusia specialist	Multi-county generalist
Full-Time Agent	Yes (100% real estate)	Often part-time
Proprietary Methodology	KCAP (documented process)	No formal methodology

Why these differences matter: Ormond Beach's unique characteristics - historic properties, beachside flood zones, golf community HOAs, and Old Florida charm - require specialized expertise. Robert's 50+ Ormond Beach transactions and KCAP methodology provide buyers with accurate cost projections and risk analysis that generic real estate services cannot match.

Robert Kirkland - Ormond Beach Realtor

Robert Kirkland is an Ormond Beach Realtor and coastal real estate specialist serving Ormond Beach, Ormond-by-the-Sea, and surrounding Volusia County communities. Robert has completed 50+ Ormond Beach real estate transactions and developed the proprietary Kirkland Coastal Assessment Protocol (KCAP) - a comprehensive flood zone and coastal risk analysis system specifically designed for historic Ormond Beach properties and beachside homes.

Robert specializes in historic Ormond Beach properties, The Casements area, Tomoka Oaks golf community, The Trails, Breakaway Trails, and Ormond-by-the-Sea beachfront homes. His KCAP assessment provides buyers with actual flood insurance quotes (not estimates), elevation certificate analysis, and comprehensive cost projections - critical for Ormond Beach buyers navigating AE/VE flood zones in beachside areas and evaluating the true cost of historic properties.

What makes Robert different from other Ormond Beach realtors: While most agents provide flood insurance estimates, Robert's KCAP delivers actual quotes from multiple carriers showing exact costs ($400-$800/year for mainland Zone X properties vs $2,500-$8,000/year for Ormond-by-the-Sea AE/VE zones). Robert has completed 3-10x more Ormond Beach transactions than typical agents in the market and specializes in helping buyers understand the total cost of historic property ownership including restoration costs, HOA fees in golf communities, and long-term maintenance considerations.

KCAP for Ormond Beach buyers includes: Flood zone verification with FEMA maps, actual insurance quotes from 3+ carriers, elevation certificate review for beachside properties, historic district analysis for Granada Boulevard area, golf community HOA financial assessment (Tomoka Oaks, The Trails, Breakaway Trails), cost comparison between mainland and beachside properties, and 10-year total ownership cost projection. The KCAP assessment is provided FREE with buyer representation (valued at $1,500).

Contact Robert Kirkland: Call or text (386) 631-5107 or email [email protected]. Office: Simply Real Estate, Ormond Beach, FL. Available 7 days/week for Ormond Beach property showings and KCAP assessments. Last updated: January 21, 2026

FREQUENTLY ASKED QUESTIONS

Ormond Beach Home Buying FAQs

How does Ormond Beach compare to Port Orange for families?

Port Orange has superior schools (Spruce Creek 9/10 vs Ormond's 6-8/10) and slightly higher median price ($360K vs $365K - essentially equal). Ormond Beach offers historic character, tree-lined streets, walkable downtown, The Casements cultural center, and Old Florida charm Port Orange lacks. Both have good access to beach (5-15 minutes). Port Orange focuses on newer developments and family amenities. Ormond Beach appeals to buyers valuing character and history. For top schools: choose Port Orange. For historic charm and walkability: choose Ormond Beach. Prices similar enough that preference should drive decision, not budget.

What is The Casements and why does it matter?

The Casements is John D. Rockefeller's former winter home (1918-1937), now a museum and cultural center on Granada Boulevard. Hosts concerts, art exhibits, weddings, and community events. Defines Ormond Beach's historic identity and cultural focus. Surrounded by Granada Boulevard's iconic oak canopy creating one of Florida's most beautiful residential streets. Property values near The Casements benefit from historic district designation, mature landscaping, and cultural amenities. Living near The Casements means access to riverfront park, cultural events, and walkable historic downtown. This level of historic character and cultural infrastructure is unique in Volusia County and creates stable property values.

Should I buy in Ormond Beach or Ormond-by-the-Sea?

Ormond Beach mainland ($350K-$750K) offers Zone X flood designation, lower insurance ($400-$800/year), better schools, historic character, golf communities, and walkable downtown. Ormond-by-the-Sea beachside ($400K-$800K) provides direct beach access, ocean views, and beach lifestyle but comes with AE/VE flood zones ($2,500-$8,000/year insurance), higher property insurance, and more tourist traffic. Price difference ($50K-$100K premium for beachside) plus insurance difference ($2,000-$7,000/year) equals significant cost gap. KCAP Phase 1 analyzes total cost of beachside vs value of mainland. Choose beachside if: daily beach access is priority, accepting flood insurance costs, and beach lifestyle worth premium. Choose mainland if: schools matter, prefer lower insurance, like historic character, and willing to drive 5-10 minutes to beach.

What are the flood zones like in Ormond Beach?

Ormond Beach mainland west of US-1 is primarily Zone X (minimal risk) with insurance $400-$800/year. Ormond-by-the-Sea beachside has AE zones (near beach) and VE zones (oceanfront) with insurance $2,500-$8,000/year depending on elevation. Tomoka River and Halifax River waterfront properties vary by elevation - many AE zones requiring verification. Overall, 53% of Ormond Beach properties face severe flood risk over next 30 years per climate projections. Mainland golf communities (Tomoka Oaks, The Trails, Breakaway Trails) typically Zone X with minimal risk. KCAP Phase 1 essential for ANY waterfront or beachside property to verify exact zone, review elevation certificate, and get actual insurance quotes. Don't assume - verify.

Are Ormond Beach golf communities worth the premium?

Golf communities (Tomoka Oaks $400K-$650K, The Trails $450K-$750K, Breakaway Trails $600K-$1.2M+) offer: championship golf, resort amenities, HOA-maintained landscaping, gated security (Breakaway), and higher-end finishes. Premium over non-golf homes: $50K-$200K depending on community. Worth it if: you golf regularly (saving $3K-$8K/year in club fees), value amenities and HOA maintenance, prefer newer construction, and want gated security. Not worth it if: you don't golf (paying for unused amenities), prefer character over newness, want to avoid $200-$500/month HOA fees, or prioritize historic Ormond Beach charm. Resale values stable in golf communities but appreciation slower than unique historic properties. KCAP verifies flood zones (most are Zone X) and assesses long-term value vs alternatives.

How are the schools in Ormond Beach?

Ormond Beach schools rate 6-8/10 on GreatSchools - better than Daytona Beach (3-5/10) and New Smyrna Beach (4-6/10) but lower than Port Orange (9/10 for Spruce Creek). Several elementary schools rate 7-8/10. Middle and high schools range 6-7/10. Adequate for families but not elite. Benefits: significantly better than Daytona/NSB, improving district-wide, and sufficient for most families. Drawbacks: not as competitive as Port Orange, fewer AP/advanced programs, and lower test scores. Best for: families accepting good (not great) schools for historic charm and walkability, younger children (elementaries rate higher), or families supplementing with private tutoring. Families prioritizing top schools should compare $360K Port Orange (Spruce Creek 9/10) vs $365K Ormond Beach (6-8/10) - prices similar enough that schools should decide.

Is Ormond Beach walkable?

Historic downtown Ormond Beach is walkable with Granada Boulevard, Main Street shops/restaurants, The Casements, riverfront park, and local businesses accessible on foot from Central Ormond neighborhoods. Sidewalks common in established areas. Beach access requires 5-10 minute drive (not walkable except from Ormond-by-the-Sea). Golf communities and newer developments less walkable due to car-dependent design. Benefits: Central Ormond offers rare Florida walkability, tree canopy provides shade, and downtown has local character. Limitations: beach not walkable, limited public transit, and suburban areas require driving. More walkable than Port Orange, Edgewater, or Daytona mainland but less than urban areas. Best for buyers valuing walkable downtown lifestyle while accepting car needed for beach/major shopping.

Is now a good time to buy in Ormond Beach?

January 2026 favors Ormond Beach buyers. Prices down 11.3% from 2025 peak ($365K vs $412K) creates opportunity. Days on market 60-70 indicates balanced conditions with some negotiating room. Interest rates elevated but price correction offsets higher financing costs. Best opportunities: Central Ormond historic homes with character, golf communities for amenity buyers, mainland properties with Zone X designation, and Ormond-by-the-Sea with KCAP-verified elevation. Avoid: beachside without flood zone assessment, golf communities if you don't golf, and properties needing major updates without renovation budget. Historic character and good schools (6-8/10) provide stability. KCAP assessment maximizes value by verifying flood zones and comparing total cost vs alternatives. Strong entry point for buyers valuing character and coastal access.

START YOUR ORMOND BEACH HOME SEARCH

Ready to Find Your Ormond Beach Home?

KCAP assessment on every property · Historic charm expertise · Waterfront verification · Mainland vs beachside analysis

Call (386) 631-5107 Email Robert

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