And my answer these days is usually: It depends.

That may sound like I'm avoiding the question, but I'm really not.

Because there isn't just one real estate market.

The market can look very different depending on whether you're buying, selling or investing. It can also change depending on your price range, where you're looking and even whether you're talking about a single-family home or a condo.

If You're a Buyer

For many buyers, today's market offers something we didn't have much of during the COVID-era market: choices.You may have more time to compare properties, look at what has been sitting on the market and negotiate things that would have been much harder to negotiate a few years ago.

But that doesn't mean every property is sitting around waiting for an offer.

A home that is priced well and checks the boxes for a lot of buyers can still attract attention quickly.

So I wouldn't tell a buyer, "There's no hurry."

I'd say you have more choices and potentially more negotiating power, but when the right property comes along, you still need to be prepared to act.

If You're a Seller

For sellers, this market requires a different strategy.

During the COVID-era market, buyers were often competing for a limited number of homes. Today, buyers are more likely to compare your home with several alternatives.

That makes pricing, condition and presentation much more important.

A seller may look at what the neighbor sold for two years ago and understandably think, "My house should be worth at least that."

But buyers aren't comparing your home with what sold two years ago. They're comparing it with what they can buy **right now**.

That's the competition that matters.

If You're an Investor

Investors are looking at the market through an entirely different lens.

They're not just asking whether a property is a good house or condo. They're looking at the numbers.

What could it rent for?

What are the insurance costs?

What are the association fees?

Are there assessments?

What will maintenance cost?

What is the potential return?

A property that makes perfect sense for someone buying a primary residence may not make sense at all as an investment, and vice versa.

Houses and Condos Aren't Necessarily the Same Market Either

This is particularly important here in Florida.

According to Florida Realtors' July 2026 statewide data, existing single-family homes had about a 4.5-month supply of inventory. Condos and townhouses had about a 7.8-month supply.

That means someone shopping for a condo may be experiencing a very different market from someone shopping for a single-family home, even in the same general area.

And then we can narrow it down even further.

Beachside versus mainland.

Entry-level versus luxury.

Oceanfront versus non-oceanfront.

Ormond Beach versus Daytona Beach.

There are markets within the market.

So, How's the Market?

The better question might be: How's the market for what I'm trying to do?

That's a question we can actually answer.

If you're thinking about buying, selling or investing in the Ormond Beach or Daytona Beach area, tell us what you're trying to accomplish.

Then we can look at the part of the market that actually matters to you.

Amy & Mark GoodsonTeam Goodson | Adams, Cameron & Co., Realtors

Except you're not finished.

In many ways, this is when some of the most important work begins.

I've had buyers tell me after closing that they didn't realize how many things were happening behind the scenes between contract and closing. That's understandable. Most people don't buy and sell houses every day.  Realtors do.

And while every transaction is different, there are several things that commonly happen after a Florida home goes under contract.

First, we start watching the calendar

Real estate contracts have deadlines:

• Inspection periods expire.
• Financing deadlines arrive.
• Deposits are due.
• Appraisals have to be completed.
• Association applications may need to be submitted.

Missing one of those dates can have consequences.That's why one of the first things I do after a contract is accepted is make sure everyone understands what needs to happen and when.The buyer shouldn't have to wake up in the middle of the night wondering, "Was I supposed to do something today?"

Then comes the inspection

An inspection isn't a pass-or-fail test.It's information.Every house has something wrong with it. Even relatively new houses can have issues an inspector discovers.The important question is what those findings mean.Is this normal maintenance?Is it something the buyer should budget for eventually?Is it something that needs to be repaired immediately?Or did the inspection uncover a significant problem that changes the buyer's feelings about the house?That's where perspective becomes important.I've seen inspection reports that look frightening simply because they're long. A good inspector is documenting what they see. A long report doesn't automatically mean it's a bad house.My job is to help my buyer understand what matters, determine what we should address and, when appropriate, negotiate with the seller.

In Florida, insurance can become part of the transaction very quickly

This is something buyers moving here from other states don't always expect.The age and condition of a roof, electrical system, plumbing, HVAC and other components can affect whether a property is insurable and what that insurance will cost.Condos add another layer because the building itself and the association's finances can matter.That's why I don't like waiting until the last minute to start investigating insurance.A beautiful house at a great price isn't necessarily a great purchase if there's an insurance problem the buyer didn't anticipate.### If you're financing, the lender is working tooWhile we're dealing with inspections and insurance, the lender is working toward loan approval.That may mean requests for updated financial documents, verification of funds, underwriting questions and other documentation.It can occasionally feel repetitive to a buyer.There's a reason for it.The lender needs to verify that both the borrower and the property meet the requirements of the loan.The important thing is to respond quickly and keep the process moving.

Then there's the appraisal

If the purchase is financed, the lender will generally order an appraisal to provide an independent opinion of the property's value. Most of the time, the appraisal comes back and the transaction keeps moving. Sometimes it doesn't. If an appraisal comes in below the contract price, the next step depends on the contract, financing and circumstances of the transaction. There may be additional comparable sales worth considering. The buyer and seller may renegotiate. The buyer may decide to contribute additional funds. There may be other contractual options. This is one of those moments when having someone who understands the transaction matters. A low appraisal isn't automatically the end of a deal. It's a problem that needs to be evaluated.

And sometimes something completely unexpected happens

This is the part nobody can put on a checklist. I've been involved in enough real estate transactions to know that something can happen that nobody anticipated.

• An insurance company raises an issue.
• A repair isn't completed correctly.
• An appraisal creates a problem.
• A lender needs something at the last minute.
• An association document raises a question.
• A title issue appears.

That's when you find out what kind of Realtor you hired. Getting a house under contract is important. But getting from contract to closing is where experience, communication and problem-solving become especially valuable.

The final walk-through isn't just another showing

Shortly before closing, we'll usually walk through the property again. This isn't the time to decide whether you still like the kitchen. It's an opportunity to make sure the property is in the expected condition, agreed-upon repairs have been completed and nothing significant has changed since you went under contract. Then, finally, comes closing. Documents are signed. Funds are transferred. The transaction is completed. And you get the keys!

This is why I don't think a Realtor's job ends when the contract is signed

Finding a house is the fun part. Negotiating a good contract is important. But some of the most valuable work I do for clients happens afterward. It's answering the phone when something unexpected happens. It's knowing which question to ask. It's keeping track of deadlines. It's talking with the lender, inspector, insurance agent, title company and the other Realtor. It's recognizing when something is a routine bump in the road and when it's something we need to take very seriously. You shouldn't have to become a real estate expert just because you're buying a house. That's our job.

If you're thinking about buying in Ormond Beach, Ormond by the Sea, Daytona Beach or the surrounding area, I'm happy to help you understand the process before you ever make your first offer.

Amy Goodson | Team Goodson

A house would hit the market and sometimes have multiple offers within days. Buyers were making decisions quickly because they knew another buyer might be right behind them. In some cases, sellers could get away with things that would be much harder to get away with today.

That market is gone. But that does not mean homes aren't selling.

In fact, Florida single-family home sales in June 2026 were up 9.3% compared with June of last year, while condo and townhouse sales were up 14%. (www2.floridarealtors.org)

People are buying homes.

The difference is that today's buyer often has something buyers didn't have much of a few years ago: Choice.

And when buyers have choices, sellers have to compete for their attention.

Buyers don't have to overlook as much anymore

During the frenzy of a few years ago, buyers sometimes overlooked things because they were afraid they wouldn't get another opportunity.

• Dated kitchen?  Maybe they could live with it.
• Old carpet?  They'd replace it later.
• House needs paint?  No big deal.
• Price seems a little high?  Someone else might buy it if they don't.

Today, buyers are much more likely to compare your house with the other homes available in the same price range.

That changes the conversation.

They're not simply asking, "Do I like this house?"

They're asking, "Do I like this house better than the others I can buy for the same money?"

That's an important distinction for sellers.

Pricing isn't about what you need from the house

One of the hardest conversations in real estate can be about price.

A seller may have a number in mind based on what a neighbor sold for, how much they've invested in the property or what they need to walk away with after closing.

But buyers don't know any of that.

They're looking at your home in relation to everything else they can buy.

If another house offers a newer roof, updated kitchen, better location or simply shows better for approximately the same price, that's the comparison that matters.

That's why I think pricing correctly from the beginning is particularly important in today's market.

It doesn't necessarily mean pricing low.

It means understanding where your home fits among its competition.

Preparation matters again

I actually think this is one of the healthier changes in the market.

Sellers have an incentive to make their homes look their best.

That doesn't mean I recommend spending thousands of dollars renovating a house before putting it on the market.

Sometimes the things that make the biggest difference are surprisingly simple.

• Decluttering.
• Touching up paint.
• Cleaning the windows.
• Removing oversized furniture.
• Improving curb appeal.
• Fixing the little things you've stopped noticing because you've lived with them for years.
• And then making sure the photographs actually show the home at its best.

When buyers are scrolling through dozens of listings online, the first showing happens before they ever walk through your front door.

It happens on their phone.

The first couple of weeks matter

This is another place where sellers sometimes get caught using an old strategy.

They'll say: "Let's start high. We can always come down."

Technically, that's true.

But there's a downside.

The buyers most likely to purchase your home may see it during its first days on the market. If they think it's overpriced compared with the competition, they may simply move on.

Later, you reduce the price.

But now you're trying to convince buyers who have already dismissed the property to reconsider it.

I'd much rather have buyers saying,

"We need to see that house."

than

"Let's wait and see if they reduce it."

Buyers have more choices, but good houses still get attention

This is the part I don't want sellers to misunderstand.

More inventory does not mean every seller is in trouble.

Florida Realtors reported a 4.5-month supply of single-family homes statewide in June, while condos and townhouses had a much larger 8.1-month supply. (www2.floridarealtors.org)

That difference alone demonstrates why broad statements like "it's a buyer's market" or "it's a seller's market" aren't particularly useful anymore.

A single-family home in one Ormond Beach neighborhood can face completely different competition than an oceanfront condo a few miles away.

• Price point matters.
• Condition matters.
• Location matters.
• Property type matters.

And sometimes one particular house simply offers something buyers can't easily find somewhere else.

That's why I wouldn't make a selling decision based on a headline about the Florida housing market.

I'd look at the actual competition for your house.

What would I do if I were selling today?

I'd start by answering three questions.

• What else can a buyer purchase instead of my house?
• How does my house compare with those properties?
• What can I reasonably do before listing to make my house the better choice?

That's really the strategy.

You don't have to make your house perfect.

You have to make the combination of price, condition, presentation and location make sense to the buyer you're trying to attract.

The market changed. Your selling strategy should too.

Five or six years ago, sellers could put a house on the market and let intense buyer competition do some of the work for them.

Today's market requires more strategy.

But that's not necessarily bad news.

Homes are still selling. Buyers are still moving. Life is still happening.

The difference is that sellers have to give buyers a reason to choose their home.

If you're considering selling in Ormond Beach, Ormond by the Sea or the Daytona Beach area, I'd be happy to look at your property and show you what you're actually competing against before you make any decisions.

Amy Goodson | Team Goodson

Market statistics cited are statewide Florida data and should not be interpreted as statistics for an individual neighborhood or property.

Florida Realtors June 2026 market report

Today's market looks very different.

That doesn't mean every home is a bargain. It means buyers who are prepared have more opportunities to make smart decisions. 

More Inventory Means More Choices

Across Florida, inventory has increased compared with the extremely competitive market of recent years. Buyers often have more homes to compare before making a decision.
Instead of asking: "Can I find anything?", buyers are now asking: "Which one fits me best?" Here in Ormond Beach and throughout Volusia County, I'm seeing buyers take more time comparing homes and asking for repairs or closing cost assistance that would have been difficult to negotiate just a few years ago.

Negotiation Is Back

Many sellers are realistic about today's market. That can create opportunities to negotiate:

• Purchase price
• Closing costs
• Repairs
• Inspection items
• Flexible closing dates

Every transaction is different, but buyers generally have more room to negotiate than they did during the peak seller's market.

Preparation Still Wins

Having choices doesn't mean waiting forever.
The best homes still attract attention.

Prepared buyers should have:

• Mortgage pre-approval
• A realistic budget
• Clear priorities
• An experienced Realtor helping evaluate each property

Local Knowledge Matters

National headlines don't tell the whole story. One neighborhood may favor buyers while another remains highly competitive. That's why local expertise is so valuable in places like Ormond Beach, Ormond-by-the-Sea, Daytona Beach, and the surrounding Volusia County communities.

Final Thoughts

Today's market isn't about rushing. It's about making confident decisions with more information and more negotiating power than buyers have enjoyed in years.
Helping people make smart real estate decisions and avoid expensive mistakes is still the goal. Thinking about buying in Ormond Beach, Daytona Beach, Port Orange, or Ponce Inlet? Let's talk about what's happening in your price range and whether today's market gives you an opportunity to negotiate more effectively.

Amy Goodson | Team Goodson

One of the questions I hear most often is:

"Should I buy a condo or a house?"

Most buyers assume the answer depends on price.

In reality, the better choice usually depends on something much more important:

How do you want to live?

I've worked with buyers who were convinced they wanted an oceanfront condo until they realized they wanted more privacy, a yard, and space for visiting family.

I've also worked with buyers who started looking at houses before discovering they would much rather spend weekends on the beach than maintaining a lawn.

Neither choice is automatically better.

The goal isn't finding the perfect property.

The goal is finding the property that fits your lifestyle.

Think Beyond the Purchase Price

Many buyers compare the asking price of a condo with the asking price of a house.

That comparison rarely tells the whole story.

A condominium usually includes association fees that help pay for maintenance of common areas and building expenses.

A house may not have those fees, but homeowners become responsible for expenses such as roof replacement, exterior painting, lawn care, landscaping, pest control, air-conditioning replacement, and general maintenance.

Instead of asking, 'Which one is cheaper?' ask, 'Which one will cost less to own over the next ten years?'

Lifestyle Matters More Than Most Buyers Expect

Money is important. Lifestyle is equally important.

If you travel often, a condominium may be an excellent fit because much of the exterior maintenance is handled through the association.

If you enjoy gardening, entertaining outdoors, or simply want more privacy, a single-family home may provide a better experience.

When buyers picture their life five years from now, the right answer often becomes much clearer.

Consider Maintenance Honestly

One of the biggest differences between condos and houses is responsibility.

With a house, you're responsible for nearly everything.

With a condo, many exterior responsibilities are shared.

That doesn't mean condos are maintenance-free.

Owners should still understand monthly association fees, reserve funding, planned repairs, association financial health, and possible special assessments.

A well-managed association can make condo ownership enjoyable. A poorly managed one can become expensive.

Space and Privacy

Houses often offer larger garages, private yards, more storage, and greater flexibility.

Condos frequently offer something many buyers value even more—location. Being able to walk to the beach, restaurants, or local attractions may outweigh having additional square footage.

The best answer depends on how you plan to use the property.

Before You Buy a Condo

If you're considering a condominium, don't stop after looking at the unit.

Spend time understanding the association.

Ask for financial statements, the current budget, meeting minutes, reserve information, insurance information, and milestone inspection information when applicable.

These documents provide a much better picture of the building than beautiful countertops or fresh paint ever will.

Think About Your Future

I always encourage buyers to ask themselves: Will this property still fit my life five years from now?

Maybe you'll have grandchildren visiting. Maybe you'll travel more. Maybe you'll work remotely.

The home that fits today's lifestyle should also support tomorrow's.

There Isn't One Right Answer

Some buyers thrive in condominium living. Others would never trade the freedom of owning a house.

The important thing is making an informed decision.

Buying real estate isn't about choosing the property everyone else wants. It's about choosing the property that's right for you.

Final Thoughts

Whether you're considering a beachfront condominium, a waterfront home, or a traditional single-family residence, take the time to look beyond the listing photos.

Compare the complete costs. Understand the maintenance responsibilities. Review the documents. Picture your daily life, not just your vacation.

The smartest real estate decisions happen when buyers understand exactly what they're purchasing before they make an offer.

If you're considering buying in Ormond Beach, Daytona Beach, Daytona Beach Shores, Port Orange, Ponce Inlet, or anywhere in Volusia County, I'd be happy to help you compare your options so you can make a confident decision.

Helping people make smart real estate decisions by avoiding expensive mistakes.

Here are the upgrades that consistently deliver results.

1. Fresh Paint = Instant Transformation

Neutral, modern colors brighten rooms, make spaces feel larger, and photograph beautifully.
Buyers notice immediately.

2. Hardware & Lighting Swap-Outs

Updating:

• Cabinet handles

• Door knobs

• Light fixtures

• Faucets

…can make an older home feel new again.

3. Curb Appeal Matters Most

Simple updates include:

• Pressure washing

• New mulch

• Fresh plants

• Painted front door

• Clean windows

Buyers start forming opinions before they step inside.

4. Declutter + Deep Clean

A clean, minimal home feels:

• Larger

• Brighter

• More updated

• More valuable

This is one of the highest-impact, lowest-cost improvements you can make.

5. Minor Kitchen & Bath Refreshes

You don't need new cabinets or floors.
Consider:

• Updated hardware

• Fresh paint

• New mirrors

• Modern lighting

• Replacing dated fixtures

These simple touches dramatically increase appeal without heavy investment.

6. Have a Realtor Walk Through First

A good agent can tell you exactly:

• What's worth updating

• What isn't

• Where to get the biggest ROI

Not all upgrades pay off — a walkthrough saves you money and time.

But buying waterfront property comes with unique considerations. Here's what many buyers don't know.

1. Water Orientation Matters More Than You Think

Sunset vs. sunrise. Breeze vs. heat. Shade vs. light.
Orientation affects:

• Energy efficiency

• Outdoor comfort

• Privacy

• Long-term enjoyment

A local expert will tell you which lots offer the best experiences.

2. Boating Access Isn't All the Same

Ask:

• How deep is the water?

• Is the dock permitted?

• What size boat fits?

• Are there bridges?

• How long is the ride to open water?

These details completely change the value of the property.

3. Seawall and Dock Condition Affect Insurance & Longevity

Before buying:

• Inspect the seawall

• Check the age of the dock

• Review past repairs

• Understand future maintenance needs

These systems can be expensive to replace — but easy to evaluate upfront.

4. Wildlife Is Part of the Lifestyle

Dolphins, manatees, and birds are daily sightings.
It's peaceful, calming, and a major value-add for homeowners.

5. Flood Zones Aren't Always Scary

Not all waterfront homes are in high-risk zones.
Some have:

• Elevated lots

• Updated flood mapping

• Manageable premiums

A local Realtor + insurance agent team will walk you through the details.

6. Waterfront Communities Have Unique Personalities

Some are social.
Some are quiet.
Some are boat-focused.
Some are golf-cart-friendly.

Lifestyle fit matters just as much as location.

1. Buyer Activity Is Returning

Interest rates have stabilized, and buyers are active again — especially:

• Out-of-state relocations

• Second-home buyers

• Condo and townhome downsizers

• Families moving between Ormond and Palm Coast

More eyes on your home = better offers.

2. Inventory Is Still Lower Than Normal

While inventory has increased from the ultra-low levels of 2021–2022, it's still lower than pre-2020 levels. That means:

• Sellers face less competition

• Unique homes get more attention

• Move-in ready properties shine brightest

Low supply is often your best friend as a seller.

3. Updated Homes Get Top Dollar

Buyers are extremely motivated by:

• New roofs

• Updated kitchens

• Modern bathrooms

• Strong HVAC systems

• Clean inspections

Homes that check these boxes often sell quickly and for premium pricing.

4. Seasonal Advantage

Winter and early spring bring:

• Snowbirds

• Relocators escaping northern winters

• Early-year job transfers

You have a larger buyer pool than in late summer or fall.

5. Personalized Pricing Matters

Online estimates are rarely accurate here — especially for:

• Oceanfront homes

• Renovated condos

• Homes with upgrades

• Communities with HOA variations

A local Realtor will analyze real data, not automated guesses.

Bottom Line

If you're considering selling in early 2025, you're entering a window with motivated buyers, limited competition, and strong demand for updated, coastal-ready homes.

Here are 7 businesses worth cheering for — places that quietly make Ormond Beach unforgettable.

1. IRA & Son Shoe Repair

Celebrating 40 years of craftsmanship, this father-and-son shop proves that quality still matters. They're keeping shoes out of landfills and keeping Ormond Beach customers loyal for life.

2. Local Coffee Shops With Heart

Between neighborhood cafés and small-batch roasters, Ormond's coffee scene is filled with personality. These spots are perfect for remote work, meetings, or catching up with friends.

3. Family-Owned Restaurants With Stories Behind Them

From homemade sauces to daily specials passed down through generations, these eateries remind us that food tastes better when it comes with history.

4. Boutique Fitness Studios

Whether you prefer yoga, Pilates, or boutique-style group classes, Ormond's studios know your name — and make wellness feel personal.

5. Unique Retailers You Won't Find Anywhere Else

Vintage shops, artisan stores, and curated gift boutiques offer one-of-a-kind finds that beat big-box shopping any day.

6. Local Artists & Makers

Our creative community is vibrant. From pottery to paintings to handmade jewelry, Ormond's artists bring color to the city.

7. Service Pros Who Care

From dog groomers to bike repair shops to small home-service pros, these businesses run on reputation — and they deliver.

Supporting hidden gems isn't just good for the local economy… it's good for the heart of Ormond Beach.

Here's everything you need to know before making your move.

1. Milestone Inspections: What Buyers MUST Know

Florida's updated Milestone Inspection requirements mean condo buildings must complete structural evaluations at specific ages and intervals.
This affects:

• Future assessments

• HOA fees

• Budget planning

• Long-term building health

When buying a condo, ask:

• Has the Milestone Inspection been completed?

• Have needed repairs already been funded?

• Are reserves strong enough to avoid large special assessments?

A knowledgeable local Realtor will pull all of this for you upfront.

Here's how to do it the smart way — and the exact questions you should be asking:

1. Start With Expertise: "How long have you been selling homes in this area?"
2. Dig Into Their Track Record: "Can you show me your recent sales?"
3. Understand Their Strategy: "What's your plan for helping me?"
4. Communication Is Everything: "How quickly do you respond, and what's your preferred method?"
5. Professional Connections: "Do you have trusted local partners?"
6. Transparency & Advocacy: "How will you protect my best interests?"
7. Personality & Trust: "Do I feel comfortable with this person?"

Final Thought: The Right Realtor Makes All the Difference

Real estate isn't just a transaction — it's a life moment. Choosing the right Realtor is choosing the right guide. Ask these questions. Expect transparency. And trust the person who proves they're knowledgeable, dependable, and truly committed to your goals.

Week 1: Declutter & Simplify

Pack up what you don't use daily. Fewer personal items help buyers imagine themselves in the space.

Week 2: Refresh & Repair

Fix the obvious: leaky faucets, chipped paint, or tired landscaping. Fresh mulch and flowers go a long way.

Week 3: Deep Clean & Stage

Focus on light, flow, and scent. Open blinds, add neutral décor, and let natural light be your best accessory.

Week 4: Professional Prep

Schedule photography, finalize pricing, and plan your launch. Timing and presentation matter more than ever.

✨ Team Goodson Tip:

"Even small changes make a big impact — buyers notice effort and care."

Ready to sell this spring?
Let Team Goodson with Adams, Cameron & Co. REALTORS® guide you through your 30-day market prep plan.

Rates May Ease Slightly

Experts predict modest interest rate relief by midyear, which could encourage more buyers to reenter the market, especially those waiting since 2023–24.

Inventory Will Stay Tight

Even with new construction rising in Palm Coast and parts of Ormond, demand remains steady. Well-prepared listings will continue to move quickly.

Florida Still Leads the Way

Lifestyle, tax benefits, and remote work continue to draw buyers south — and the Ormond-to-Palm Coast corridor is a top pick for coastal value.

✨ Team Goodson Insight:

"We're not just reading headlines, we're in the homes, talking to buyers, and seeing what's really driving the market."

Want to know what 2026 means for your neighborhood?
Ask Team Goodson with Adams, Cameron & Co. REALTORS® for a personalized market snapshot.

The "Hidden Costs"

• HOA Fees: Cover amenities, maintenance, insurance, and reserves.

• Assessments: Sometimes necessary for structural repairs or major updates.

• Insurance: Florida's coastal policies are changing so be sure you know what's included.

The "Hidden Gems"

• Maintenance-free lifestyle.

• Resort-style amenities like pools, gyms, and private beach access.

• Turnkey living: lock and leave, or enjoy full-time.

✨ Team Goodson Tip:

"The best condos have solid reserves and proactive management. Always ask about financial health before falling in love with the view."

We'll help you uncover which buildings offer the best long-term value — reach out to Team Goodson with Adams, Cameron & Co. REALTORS® for local insight before you buy.

? Ormond Beach

• Coastal lifestyle close to Daytona Beach amenities.

• Mix of beachside bungalows, updated mid-century homes, and gated golf communities.

• Average home around 1,900–2,200 sq. ft., often minutes from the beach.

? Palm Coast

• Slightly newer construction, larger lots, and more master-planned communities.

• Average home around 2,300–2,600 sq. ft. for the same price point.

• Peaceful neighborhoods with plenty of trails, parks, and access to the Intracoastal.

✨ Team Goodson Insight:

"It's not just about square footage, it's about lifestyle. Some buyers fall for the energy of Ormond; others love the calm of Palm Coast."

Curious what your budget can do?
Contact Team Goodson with Adams, Cameron & Co. REALTORS® for a custom list of homes in your price range across both markets.

? Less Competition, More Attention

When inventory dips, your home stands out. With fewer "For Sale" signs around town, well-presented homes often attract more showings — and sometimes even multiple offers.

? Holiday Homes Feel More Inviting

Buyers are emotional this time of year. A cozy, beautifully staged home with twinkling lights and the scent of cinnamon instantly feels like "home." Small touches can make a huge impact.

? Motivated Buyers Still Looking

End-of-year buyers are often relocating, downsizing, or locking in rates before year-end. They're focused, and that's the best kind of buyer.

✨ Team Goodson Tip:

"List during the holidays with intention, not hesitation. The buyers out shopping right now mean business."

Thinking about selling?
Reach out to Team Goodson with Adams, Cameron & Co. REALTORS®. We'll show you how to make the most of December's hidden real estate advantages.

If you love browsing homes as much as we do, you're in luck—Ormond Beach has some gorgeous new listings this month! From beachside bungalows to newer construction on the mainland, here's a glimpse of what's hot right now.

What's Trending

• Move-in ready: Buyers want turnkey properties—updated kitchens, neutral paint, and new roofs top the list.

• Outdoor living: Pools, screened patios, and summer kitchens are getting more attention than ever.

• Proximity to the beach: Anything within a short golf-cart ride to the shore gets snapped up fast.

Insider Tip

If you see a home you love online, don't wait to call. The best properties are still moving quickly, especially under $600K.

Team Goodson Tip: Get pre-qualified before you tour. It gives you an edge in a competitive situation and lets you move fast when "the one" appears.

Want a first look at new listings before they hit Zillow?
We've got you covered. Reach out to Team Goodson with Adams, Cameron & Co. REALTORS® to get personalized alerts and private tours of homes that match your wish list—before the crowd even knows they're available.

It's easy to fall in love with those ocean views—but before you sign for that dream condo, make sure you understand the real monthly and annual costs.

What's Included in Your HOA Fee

Most oceanfront buildings cover:

• Water, cable, and building insurance

• Exterior maintenance (roof, paint, landscaping)

• Pool, gym, and common area upkeep

These typically range from $400–$800 per month, depending on the building's amenities.

The Hidden Factor: Assessments

Florida's newer safety laws require "Milestone Inspections" and structural reserves. That means many condos are increasing monthly dues or issuing one-time assessments for repairs or modernization.

Insurance & Reserves

Coastal insurance has climbed across Florida, so check whether your HOA's master policy covers wind, flood, and hurricane protection—or if you'll need supplemental coverage.

✨ Team Goodson Insight: A well-managed building with healthy reserves is worth its weight in gold. Ask for the latest budget, reserve study, and Milestone Certificate.

Thinking about buying an oceanfront condo?
Let Team Goodson with Adams, Cameron & Co. REALTORS® help you evaluate the hidden costs before you buy. We'll make sure your "dream view" doesn't come with unpleasant surprises.

Whether you're new to the area or a longtime local considering a move, choosing between beachside (32176) and mainland (32174) living can be tricky. Both have their perks—and it all depends on your lifestyle.

32176 — Beachside Living

• Vibe: Laid-back, coastal, walk-to-the-sand lifestyle.

• Home styles: Charming bungalows, oceanfront condos, and updated mid-century homes.

• Perks: Sunrise views, quick beach access, salty breezes year-round.

• Consider: Flood zones, higher insurance, and smaller lot sizes.

32174 — Mainland Convenience

• Vibe: Suburban comfort with easy access to I-95 and shopping.

• Home styles: Newer builds, gated communities, and larger yards.

• Perks: Lower insurance rates, more new construction, plenty of family-friendly neighborhoods.

• Consider: You'll drive a few minutes to reach the sand—but you'll get more house for the money.

Team Goodson Tip: Many locals eventually own one on each side of the bridge over their lifetime—it's all about what chapter you're in.

Still can't decide?
Let Team Goodson help you compare recent sales, insurance costs, and lifestyle pros and cons for each ZIP. We live and work in both—so you'll get real, lived-in insight, not just a list of stats.

We get this question daily: "What's my house worth?" Between online calculators and automated estimates, it's easy to think you have your answer. But here's the truth—no algorithm can see your home's updates, your lot's unique view, or the new roof you just installed.

Factors That Really Affect Value

• Location & neighborhood: A home in Ormond-by-the-Sea will appraise differently than one near The Trails or Breakaway Trails.

• Upgrades: Kitchens, bathrooms, and flooring updates can add serious value.

• Condition: Fresh paint, newer HVAC, and move-in readiness always attract higher offers.

• Recent comparable sales: The best data comes from homes that just sold—especially ones with similar square footage and age.

The Team Goodson Approach

We don't rely on cookie-cutter numbers. We tour, compare, and study what's really selling around you. Then we create a clear, realistic price range that positions your home to sell quickly and profitably.

Ready to find out where you stand?
Get your free, no-obligation property review with Team Goodson, Adams, Cameron & Co. REALTORS®. We'll give you an honest valuation—and maybe even a few ideas to boost your home's worth before you list.

If you've been wondering whether it's a good time to buy or sell in Ormond Beach, you're not alone. Between interest rate chatter and the usual fall slowdown, everyone's asking, "What's really happening out there?"

Here's the scoop: the median home price in Ormond Beach has hovered around $395,000, up slightly from last month. Homes are averaging about 90 days on market, though well-priced properties under $500K are still moving faster—especially in the 32174 ZIP.

Key Trends to Watch

• Buyer activity: Out-of-state buyers are still strong, many looking for coastal lifestyle homes under $600K.

• Inventory: We're seeing a modest increase in listings, giving buyers a bit more breathing room.

• Sellers: Pricing matters more than ever—buyers are savvy and comparing multiple options online before touring.

What It Means for You

If you're buying, don't wait too long when a great property pops up. For sellers, focus on curb appeal, neutral updates, and accurate pricing.

✨ Team Goodson Insight: We're seeing more buyers prioritize lifestyle—walkability, beach access, and updated kitchens—over square footage.

Thinking about making a move?
Reach out to Team Goodson with Adams, Cameron & Co. REALTORS®. We'll give you a custom market update for your neighborhood—because no two streets in Ormond Beach behave exactly the same.

Check out this map for a list of the properties we've helped our clients purchase and sell!  Let us help you make your dream a reality!

https://www.google.com/maps/d/edit?mid=1BUYbdOSUVIBMGRVODpejraE3Rvhzb9I&usp=sharing

Here are five things to consider when buying a home in Ormond Beach:

1. Your budget

One of the most important things to consider when buying a home is your budget. How much money can you afford to spend on a down payment, monthly mortgage payments, and property taxes? It's important to be realistic about your budget and to factor in all of the associated costs of homeownership.

2. Your needs and wants

What are your needs and wants in a home? Do you need a certain number of bedrooms and bathrooms? Do you want a yard or a pool? Do you prefer to live in a quiet neighborhood or in the heart of downtown? It's important to make a list of your needs and wants before you start your home search. This will help you narrow down your options and find the perfect home for you.

3. The location

The location of your home is another important factor to consider. Do you want to live near the beach? In a quiet neighborhood? Close to schools and parks? Or close to work? It's important to choose a location that is convenient for you and your family.

4. The condition of the home

The condition of the home is also important to consider. Is the home in good repair? Does it need any major renovations? It's important to have a home inspection done before you purchase a home so that you are aware of any potential problems.

5. The resale value

If you plan on selling your home in the future, it's important to consider the resale value. Choose a home in a desirable location and in good condition. This will help you get the best possible price for your home when you sell it.

Buying a home is a big decision, but it can be a very rewarding one. By considering the five factors above, you can increase your chances of finding the perfect home for you and your family in Ormond Beach.

Bonus tip: Work with a qualified real estate agent. A good real estate agent can help you find the perfect home, negotiate the best price, and navigate the buying process.

Whether you're looking for a permanent residence or a vacation home, Ormond Beach has something to offer everyone. Here are just a few of the reasons why you should consider Ormond Beach for your next move:

• Beautiful beaches: Ormond Beach is home to some of the most beautiful beaches in Florida. With their white sand and crystal-clear water, they're the perfect place to relax and soak up the sun.
• Lush green spaces: Ormond Beach is also home to a variety of lush green spaces, including parks, gardens, and nature trails. There's something for everyone to enjoy, from walking and biking to picnicking and playing sports.
• Vibrant downtown area: The downtown area of Ormond Beach is full of shops, restaurants, and bars. It's the perfect place to spend a day strolling around, window shopping, and enjoying a delicious meal.
• Strong economy: Ormond Beach has a strong economy, with a variety of businesses and job opportunities. It's a great place to live and work, with something to offer everyone.
• Variety of amenities and activities: Ormond Beach offers a variety of amenities and activities to enjoy, including golf courses, tennis courts, fishing piers, and more. There's always something to do in Ormond Beach, no matter what your interests are.

If you're looking for a great place to live, work, and play, Ormond Beach is the perfect choice for you. With its beautiful beaches, lush green spaces, vibrant downtown area, strong economy, and variety of amenities and activities, Ormond Beach has something to offer everyone.