Michelle Cecchini, Realtor & Broker - Ormond Beach, FL

06/19/2026

Mine is a 10-pound weight loss

06/17/2026

06/16/2026

New Home Construction in Ormond Beach: Are Buyers Missing Some of the Best Opportunities?

New home construction continues to be one of the most active segments of the Ormond Beach housing market. While many buyers focus primarily on interest rates and home prices, some of the best opportunities are often found in builder incentives, inventory homes, and community expansion phases.

For buyers considering a new home in Ormond Beach, understanding where builders are creating value can make a significant difference in both upfront costs and long-term satisfaction.

Why Builders Continue to Offer Incentives
Builders want completed homes sold and future phases moving forward. To accomplish that, many offer incentives that resale sellers simply cannot match.

These incentives may include:

Contributions toward closing costs

Mortgage rate buy-down programs

Appliance packages

Design center credits

Premium lot discounts on select homesites

While incentives vary from community to community, buyers who understand how to evaluate them often find better overall value than expected.

Inventory Homes Are Worth a Closer Look
Many buyers automatically assume they need to build from the ground up. However, inventory homes can offer substantial advantages.

These homes often feature:

Completed upgrades already included

Faster closing timelines

Reduced construction uncertainty

Potential pricing incentives

For buyers relocating to Florida or facing a lease expiration or a home sale, inventory homes can provide a practical solution without sacrificing modern design.

New Communities Continue to Expand
Ormond Beach continues to see growth in several areas, particularly west of I-95, where larger homesites and newer infrastructure appeal to many buyers.

New communities often offer:

Walking trails

Community pools

Green space and recreation areas

Modern stormwater systems

Updated community planning

Buying during the early phases of a development can sometimes provide greater lot selection and pricing advantages than waiting until the neighborhood is nearly complete.

The Importance of Comparing the Total Package
The lowest advertised price does not always represent the best value.

Smart buyers compare:

Base price

Included features

Lot premiums

HOA fees

Insurance considerations

Builder incentives

Sometimes a slightly higher-priced home includes thousands of dollars in upgrades and incentives that make it the stronger financial choice.

Why Local Guidance Matters
Every builder, community, and contract is different.

Understanding:

Which builders are offering incentives

Which communities are expanding

Which inventory homes represent the strongest value

Which lots may offer better future resale potential

can help buyers make more confident decisions throughout the process.

Final Thoughts
New construction in Ormond Beach continues to provide excellent opportunities for buyers seeking modern homes, energy efficiency, and contemporary community amenities.

The key is to look beyond the model home and understand the complete picture. The best opportunity isn't always the lowest price; it's often the combination of location, incentives, included features, and long-term value.

06/08/2026

The Ormond Beach real estate market is operating at two completely different speeds.

The single-family home market is highly competitive, characterized by low inventory, rapid sales paces, and resilient pricing, particularly in the coastal 32176 zip code.

Conversely, the condo and townhouse market is experiencing a sharp slowdown, shifting into a buyer's market with over a year's worth of stagnant inventory.

1. Ormond Beach, FL 32176 — Single Family Residences (Beachside/Coastal)This market segment represents a strong, fast-moving environment where sellers retain substantial leverage.Months of Inventory: 3.06 months (Down 16% Month-over-Month). This indicates a tight market where supply is shrinking rapidly. Sold to List Price %: 95.43% (Holding steady at 0% MoM change). Sellers are securing close to their asking price. Median Days on Market: 48 days (Down 20% MoM). Homes are selling significantly faster than they did the previous month. Median Sold Price: $467,500 (Up a massive 17% MoM). Limited inventory is driving fierce competition and pushing home values up sharply.

2. Ormond Beach, FL 32174 — Single Family Residences (Mainland/Inland)The mainland single-family market remains stable and healthy, though slightly more balanced than its beachside neighbor.Months of Inventory: 3.87 months (Down 11% MoM). Supply is tightening, but buyers still have a bit more selection here than in 32176. Sold to List Price %: 97.73% (Up 1% MoM). Buyers are paying a higher percentage of the list price here than beachside, signaling clean, realistic initial pricing by sellers. Median Days on Market: 49 days (Down 18% MoM). The sales velocity matches the beachside market almost identically, accelerating significantly month over month. Median Sold Price: $419,990 (Down 1% MoM). Prices are holding remarkably steady, showing healthy market stabilization without volatile spikes.

3. Ormond Beach, FL 32176 — Condo / Townhouse / Apt. This sector is experiencing severe headwinds, creating a textbook buyer's market in which sellers must price aggressively to stand out. Months of Inventory: 13 months (Unchanged). Anything over 6 months represents a buyer's market; a 13-month supply indicates a massive backlog of unsold properties. Sold to List Price %: 92.93% (Down 3% MoM). Buyers are negotiating steep discounts, and sellers are forced to compromise to close deals. Median Days on Market: 79 days (Down 40% MoM). While properties that did sell closed faster this month, they still linger on the market nearly a month longer than single-family homes. Median Sold Price: $262,000 (Down a sharp 18% MoM). Flooded inventory and low demand have triggered a major correction in condo valuations.

06/06/2026

Why Buyers Should Never Skip the Final Walk-Through Before Closing

After weeks of searching, negotiations, inspections, financing, and paperwork, buyers are often eager to reach the finish line. But before closing day arrives, there’s one final step that should never be skipped: the final walk-through.

A final walk-through is typically completed within 24 hours before closing and serves as the buyer’s opportunity to confirm that the home is in the agreed-upon condition. While it may seem like a quick formality, it can protect buyers from costly surprises after the transaction is complete.

During the walk-through, buyers should verify that negotiated repairs were completed properly and that no new damage has occurred since inspections or the seller’s move-out. Appliances, plumbing fixtures, electrical systems, garage doors, HVAC systems, and included items should all be checked to ensure they are functioning as expected.

One of the biggest misconceptions is that a final walk-through is another inspection. It’s not. The purpose isn’t to renegotiate minor cosmetic issues; it’s to ensure the property complies with the contract terms and that there are no significant problems affecting the home’s condition.

Vacant homes deserve especially careful attention. Once sellers move out, issues that were previously hidden behind furniture can become visible. Buyers occasionally discover wall damage, flooring issues, leaks, or items that were removed but were supposed to remain with the property.

Florida weather can also create unexpected concerns between contract and closing. Heavy rain, storms, or humidity-related issues can appear quickly, especially in coastal areas like Ormond Beach and surrounding communities. That’s another reason why the final walk-through matters.

Skipping this step can leave buyers with very little leverage after closing documents are signed. Once ownership transfers, resolving issues becomes far more difficult and expensive.

A thorough walk-through helps buyers close with confidence, knowing the home is truly ready for the next chapter.

Buying a home involves more than finding the right property; it’s about protecting your investment every step of the way. If you’re planning to buy in Ormond Beach or nearby coastal communities, let’s create a strategy that keeps you informed, prepared, and protected from contract to closing.