New Construction Homes Ormond Beach: Top Neighborhoods and Builders in 2026

Ormond Beach added over 400 new construction homes in 2025, and 2026 shows continued strong activity as the city maintains its reputation as one of Volusia County's most desirable addresses. With communities ranging from affordable mainland subdivisions to prestigious golf course estates, finding the right location matters as much as choosing the right builder. The neighborhood you select determines your daily commute, beach access, school options, HOA fees, and long-term property values - and in Ormond Beach, the combination of tree-canopied elegance and thoughtful growth creates exceptional value.

This guide breaks down Ormond Beach's top neighborhoods for new construction, what builders work in each area, typical pricing, and what makes each community unique. You'll know exactly where to focus your search based on budget, lifestyle, and priorities.

Plantation Bay: Ormond Beach's Premier Master-Planned Community

Plantation Bay represents one of Northeast Florida's most comprehensive master-planned communities, offering championship golf, extensive amenities, and diverse home options across 4,400 acres.

Location and Access: Positioned in western Ormond Beach off LPGA Boulevard near I-95, Plantation Bay provides quick highway access while maintaining a secluded, resort-like atmosphere. The location puts residents 12-15 minutes from the beach, 10 minutes from Granada Boulevard shopping, and convenient to medical facilities.

Builder and Home Options: Multiple custom and semi-custom builders work throughout Plantation Bay's various villages, creating architectural diversity. Floor plans range from 2,000 to 6,000+ square feet with 2-6 bedrooms. Base prices start around $400,000 for smaller homes and exceed $2 million for golf course estates or custom waterfront builds. The community's size allows numerous micro-markets - waterfront lots, golf course frontage, preserve views, and interior parcels each command different pricing.

Community Amenities: Plantation Bay features two championship golf courses (Champions and Legends), extensive clubhouse facilities with fine dining, resort-style pools, state-of-the-art fitness centers, tennis and pickleball courts, and miles of nature trails. The community hosts regular social events, clubs, and activities. HOA fees run approximately $300-$550 monthly depending on your village and golf membership status, covering extensive amenity maintenance, security, and community management.

Schools: Homes feed into Volusia County Schools, with access to Osceola Elementary, Ormond Beach Middle School, and Seabreeze High School. The community attracts a diverse mix of families, empty nesters, and retirees seeking active lifestyle amenities.

What Makes It Stand Out: Plantation Bay's combination of championship golf, resort-style amenities, multiple neighborhoods within the community, and established reputation attracts buyers seeking comprehensive lifestyle beyond just a house. The community's size (over 3,000 homes when fully built) creates critical mass for activities and social connections while maintaining quality standards. Property values have remained remarkably stable through market cycles, reflecting the community's enduring appeal and quality construction standards.

Breakaway Trails: Upscale Golf Course Living

Breakaway Trails offers refined golf community living with championship course, upscale homes, and comprehensive amenities.

Location and Character: Located in central Ormond Beach off Breakaway Trail, the community combines golf course frontage with natural preserve areas. The established neighborhood (developed since early 2000s) features mature landscaping and tree-lined streets throughout.

New Construction Opportunities: Custom and semi-custom builders work on scattered available lots throughout Breakaway Trails. New construction typically ranges from 2,200 to 4,500 square feet with prices from $380,000 to $750,000+. Golf course lots command significant premiums over interior lots, while preserve-view lots offer middle-ground pricing.

Golf and Amenities: The 18-hole championship golf course provides members-only access. Additional amenities include an elegant clubhouse, fine dining facilities, resort-style pool, fitness center, and tennis courts. HOA fees ($280-$420 monthly) reflect comprehensive golf course maintenance and upscale community services.

What Makes It Stand Out: Breakaway Trails attracts buyers wanting golf-focused lifestyle with established community character. The neighborhood's maturity means homes sit among developed landscaping rather than bare lots, creating immediate curb appeal. The community draws primarily affluent retirees and empty nesters, though some younger families appreciate the location and schools.

Hunter's Ridge: Accessible Golf Community Entry

Hunter's Ridge provides golf community living and comprehensive amenities at more accessible price points than premium golf communities.

Location and Features: Situated in northwest Ormond Beach, Hunter's Ridge offers an 18-hole golf course and various recreational facilities. The established community (developed since 1980s-90s) appeals to families, first-time move-up buyers, and retirees seeking amenities without premium pricing.

Pricing and Home Types: Production and semi-custom builders offer homes ranging from 1,700 to 3,000 square feet. New construction pricing starts around $300,000 and reaches $520,000 for larger homes with upgrades. The community attracts buyers seeking golf access and amenities at mainland prices well below Plantation Bay or Breakaway Trails.

Golf and Amenities: The golf course welcomes residents and outside members. Additional amenities include clubhouse facilities, pools, tennis courts, and social programming. HOA fees ($200-$320 monthly) remain moderate while covering essential maintenance and amenity access.

What Makes It Stand Out: Hunter's Ridge fills an important niche for buyers wanting golf community living without the $450,000+ entry costs of more exclusive developments. The neighborhood maintains quality construction standards while keeping prices competitive. Families appreciate the location near schools and the blend of amenity-focused living at achievable costs.

Tomoka Oaks: Nature and Golf Combined

Tomoka Oaks combines golf course living with natural Florida surroundings and Tomoka State Park proximity.

Natural Setting: Located in northern Ormond Beach near Tomoka State Park, the community features abundant trees, natural areas, and golf course views. The established neighborhood appeals to nature lovers who also appreciate golf amenities.

Home Options: Custom and semi-custom builders work on available lots throughout the community. New homes typically range from 2,000 to 3,600 square feet with prices from $340,000 to $620,000. The community's mature character and natural setting create unique appeal.

Amenities: The 18-hole golf course provides the centerpiece, with clubhouse facilities and pool. The community maintains more modest amenity offerings than large master-planned developments, reflected in lower HOA fees ($180-$280 monthly).

What Makes It Stand Out: Tomoka Oaks attracts buyers who prioritize natural Florida character and proximity to Tomoka State Park alongside golf amenities. The combination of outdoor recreation access and golf lifestyle creates distinct appeal. Many residents enjoy kayaking, hiking, and nature photography in addition to golf.

Ormond Lakes: Family-Friendly Mainland Community

Ormond Lakes provides affordable new construction with family-friendly amenities in convenient mainland location.

Location and Appeal: Situated in western Ormond Beach off LPGA Boulevard, Ormond Lakes offers easy access to I-95, schools, and shopping. The neighborhood appeals primarily to young families and first-time buyers.

New Construction: Production builders offer homes from 1,600 to 2,400 square feet with prices from $290,000 to $430,000. The straightforward development provides quality construction at accessible price points. Floor plans emphasize functional family living with open concepts and adequate storage.

Community Amenities: Amenities include pool, playground, walking trails, and common areas. HOA fees ($140-$220 monthly) remain modest while covering basic maintenance. The focus stays on essentials rather than elaborate country club features.

What Makes It Stand Out: Ormond Lakes delivers quality new construction at price points accessible to typical families and first-time buyers. The neighborhood's focus on family amenities, good school access, and convenient location creates strong appeal for young families establishing themselves in Ormond Beach.

Mainland Established Neighborhoods: Infill Opportunities

Ormond Beach's established mainland neighborhoods offer scattered new construction opportunities with mature character.

Neighborhood Character: Areas throughout mainland Ormond Beach between US-1 and the Halifax River feature established neighborhoods where custom builders work on available lots. These areas provide Ormond Beach's signature tree-canopied streets, varied architectural styles, and established community feel.

Custom Construction: Individual custom homes on scattered lots range from 2,000 to 4,000 square feet with prices from $380,000 to $800,000 depending on lot size, location, and customization level. Many lots exceed half-acre, providing space uncommon in newer subdivisions.

Low HOA or No HOA: Many established neighborhoods have minimal or no HOA restrictions, appealing to buyers wanting freedom from extensive community rules. This allows greater architectural freedom and lower ongoing costs.

What Makes It Stand Out: Buyers wanting new construction without subdivision cookie-cutter aesthetics often choose these established neighborhoods. Building custom homes on larger lots among mature trees creates immediate character. Proximity to Granada Boulevard (shopping, dining), beach access (10-12 minutes), and downtown Ormond Beach provides convenience while maintaining residential tranquility.

Halifax River Waterfront: Mainland Water Access

Properties along the Halifax River provide waterfront living, boating access, and stunning views at significantly lower costs than oceanfront.

Waterfront Character: The Halifax River runs along Ormond Beach's eastern edge, creating opportunities for homes with water views and boat access. These mainland-side waterfront properties offer protected waters ideal for boating, fishing, and water sports, with access to the Intracoastal Waterway and ocean (via Port Orange inlet).

Construction Opportunities: New construction on Halifax River waterfront lots typically involves custom builds on individual parcels rather than subdivisions. Available waterfront lots range from $250,000 to $900,000 depending on location, water depth, and views. Construction costs run $280-$420 per square foot including elevated foundations and seawalls, resulting in total projects from $750,000 to $2,000,000+ depending on size and finishes.

Waterfront Requirements: Properties require seawall construction or maintenance ($500-$1,500 per linear foot), possible dock construction ($25,000-$100,000), and elevated foundations due to flood zones. Environmental permits add 2-4 months to timelines. However, these properties avoid oceanfront's extreme costs and exposure while providing full water lifestyle.

What Makes It Stand Out: Halifax River waterfront provides boating access to the Intracoastal and ocean, spectacular sunsets over the river, and water views at 50-70% lower costs than beachside or oceanfront. The protected nature of the river makes it ideal for year-round boating and families. Wildlife viewing (manatees, dolphins, pelicans) adds daily enjoyment.

Beachside Ormond: Limited Premium Opportunities

Ormond Beach's barrier island east of the Halifax River offers limited new construction due to established development and lot scarcity.

Beachside Reality: The beachside portion of Ormond Beach (east of A1A) is heavily developed with mostly established neighborhoods. New construction opportunities arise primarily through teardowns and rebuilds on existing lots rather than new subdivisions. The city's tree preservation ordinances and community character standards limit large-scale beachside development.

Construction Costs and Character: Beachside new construction requires elevated foundations, enhanced hurricane protection, and compliance with coastal building codes. Homes typically range from 2,000 to 4,000 square feet with construction costs of $320-$500 per square foot. Combined with land costs ($350,000-$2,000,000 for buildable beachside lots), total projects start around $900,000 and easily exceed $2.5 million for premium near-ocean locations.

Beachside Neighborhoods: Areas north and south of Granada Boulevard (beachside extension) each offer distinct character. Northern areas provide established neighborhoods with mature trees. Southern areas near Ormond-by-the-Sea offer slightly more affordable beachside entry points. All beachside locations provide walkable or bikeable beach access and coastal lifestyle.

What Makes It Stand Out: The beachside lifestyle - walking or biking to beautiful beaches, salt air, coastal culture, and elevated property values - justifies premium costs for buyers prioritizing location. Limited inventory and Ormond Beach's reputation for quality maintain strong property values. Buyers accept higher costs and smaller lots for the irreplaceable benefit of living steps from the Atlantic Ocean.

Ormond-by-the-Sea: Beachside Community

Ormond-by-the-Sea, technically separate from Ormond Beach proper, offers more affordable beachside entry with similar ocean access.

Community Character: This small beachside community just south of Ormond Beach provides ocean access at slightly lower costs than prime Ormond Beach beachside areas. The laid-back beach town atmosphere appeals to buyers wanting coastal living without extreme premiums.

New Construction: Opportunities arise periodically on scattered lots. New construction typically ranges from 1,800 to 3,000 square feet with prices from $600,000 to $1,500,000 depending on ocean proximity and finishes. The more accessible pricing (relative to oceanfront locations) attracts buyers prioritizing beach access over luxury finishes.

Beach Access: The community provides walkable beach access throughout, creating full coastal lifestyle. The smaller scale and local character appeal to buyers seeking authentic beach town living rather than resort atmospheres.

What Makes It Stand Out: Ormond-by-the-Sea offers beachside living at more accessible price points than premium Ormond Beach beachside locations. The trade-off - smaller community size, more modest commercial development, slightly less prestigious address - results in 15-25% lower costs while maintaining full beach lifestyle benefits.

Comparing Community Costs Beyond Purchase Price

Understanding total monthly costs helps you budget accurately across different Ormond Beach neighborhoods.

HOA Fee Ranges:

• Basic mainland neighborhoods: $140-$250/month
• Standard golf communities (Hunter's Ridge, Tomoka Oaks): $180-$320/month
• Premium golf communities (Breakaway Trails): $280-$420/month
• Plantation Bay: $300-$550/month (varies by village)
• Beachside neighborhoods: $200-$400/month (when HOAs exist)
• Established mainland: $0-$150/month (minimal or no HOAs)

Property Taxes: Volusia County property taxes average approximately 1.1-1.3% of assessed value annually. A $500,000 home generates roughly $5,500-$6,500 in yearly property taxes. Beachside properties often face slightly higher assessments reflecting location premiums.

Insurance Costs: Location impacts insurance costs. Mainland homes might pay $3,000-$5,500 annually for homeowners insurance on a $500,000 home. Beachside properties pay $7,000-$15,000 annually. Near-ocean homes can exceed $18,000-$30,000 annually for comprehensive coverage.

Utilities: Newer homes with modern HVAC and insulation perform efficiently, but Florida's climate means air conditioning runs 9-10 months yearly. Expect $220-$320 monthly for electric in summer, $140-$200 in winter months. Beachside homes may see slightly lower cooling costs due to ocean breezes.

School District Considerations

Ormond Beach students attend Volusia County Schools with generally strong ratings.

Top-Rated Schools: Ormond Beach Middle School and Seabreeze High School maintain solid ratings. Several elementary schools throughout Ormond Beach receive high marks. The city's commitment to education and active parent involvement supports quality schools.

School Boundary Research: Before committing to a neighborhood, verify current school boundaries through Volusia County Schools. Boundaries occasionally shift as enrollment changes and new schools open.

Private School Access: Ormond Beach's location provides access to numerous private schools including Father Lopez Catholic High School in Daytona Beach (10 minutes), Halifax Academy, and various religious schools throughout Volusia County.

New Construction Market Trends in 2026

Several trends shape Ormond Beach's new construction market this year.

Steady Inventory: Unlike 2021-2023's severe shortages, Ormond Beach's new construction inventory has improved. Builders maintain steady production in multiple communities, though premium golf course lots and beachside opportunities remain scarce.

Golf Community Appeal Remains Strong: Plantation Bay, Breakaway Trails, and other golf communities continue attracting strong buyer interest. The comprehensive lifestyle offerings justify premium pricing for buyers seeking more than just housing.

Beachside Premium Persists: The gap between mainland and beachside construction costs remains substantial (40-60% premiums). Buyers continue paying these premiums for coastal lifestyle, reflecting limited beachside inventory and strong demand.

Builder Incentives Selective: Mainland builders occasionally offer incentives (closing cost assistance, rate buy-downs) in response to interest rates. Golf communities and beachside construction rarely include incentives due to consistent demand.

Tree Preservation Costs: Ormond Beach's strict tree preservation ordinances add $3,000-$12,000 to some projects through permit fees, mitigation requirements, and careful site planning. Buyers appreciate the resulting character these policies preserve.

Making Your Neighborhood Choice

Choosing where to build or buy in Ormond Beach requires balancing multiple factors against your priorities.

Prioritize non-negotiables first. If golf drives decisions, Plantation Bay or Breakaway Trails deliver championship courses. If budget matters most, Hunter's Ridge or mainland neighborhoods offer quality at accessible prices. If beach proximity is essential, focus beachside despite higher costs.

Visit at different times. Drive through neighborhoods during morning commutes, afternoon hours, and evenings. Traffic patterns, neighborhood activity, and character vary throughout the day.

Understand ongoing costs. HOA fees in premium golf communities ($300-$550 monthly) add significantly to housing costs over time. Calculate total monthly obligations including mortgage, property taxes, insurance, HOA fees, and utilities.

Consider resale potential. Established golf communities with good amenities maintain strong values through economic cycles. Beachside properties sell quickly due to limited inventory. Mainland homes in desirable neighborhoods offer steady appreciation and good liquidity.

Talk to residents. Most neighbors happily share experiences about community life, builder quality, HOA responsiveness, and whether they'd buy there again. These conversations reveal information missing from marketing materials.

Ormond Beach offers exceptional new construction options across diverse price points and lifestyle preferences. Whether seeking affordable family-friendly neighborhoods, resort-style golf community living, or exclusive beachside homes, the right community exists within this desirable coastal city. The combination of tree-canopied elegance, quality construction standards, and thoughtful growth management creates lasting value and exceptional quality of life.

Find experienced home builders in Ormond Beach who specialize in custom homes built from the ground up and new construction projects. Ready to start comparing Ormond Beach home builders? Browse our directory of local builders, read reviews from real clients, and connect with builders who match your project needs.