Property Makler
Advanced analytics for residential real estate investing

Deltona-Daytona Beach-Ormond Beach, FL housing market

Housing market indicators

Indicator	2022	2023	2024	2025*	2022	2023	2024	YTD
Median Listing Price per Square Feet	$228	$244	$240	$229	9.6%	7%	-1.6%	-4.6%
Active Listing Count	3,432	4,501	5,858	6,016	98%	31.1%	30.1%	2.7%
Median Days on Market	64	65	87	90	23.1%	1.6%	33.8%	3.4%
Share of listings with price increase	1.8%	1.9%	1.2%	1.1%
Share of listings with price decrease	16.4%	21.1%	23.6%	24.2%
Employees, thousands	220	228	231	229	2.4%	3.4%	1.4%	-0.9%
Permits	446	586	352	512	-3.5%	31.4%	-39.9%	45.5%

* last available value

Home prices

Short term housing supply drivers

Long term housing demand drivers

Long term housing supply drivers

Note: 12M MA - 12 months moving average, Permits - New Private Housing Structures Authorized by Building Permits. Source: FRED

Housing market overview

Geographic overview and included cities

Deltona–Daytona Beach–Ormond Beach MSA consists of Volusia and Flagler counties in East Central Florida.
Anchored by the principal cities of Deltona, Daytona Beach, Ormond Beach, DeLand; also includes Palm Coast, Port Orange, New Smyrna Beach, Edgewater, South Daytona, Holly Hill, Orange City, DeBary, etc.
MSA population ≈ 720k–740k, fast‑growing, with suburban expansion inland (Deltona/DeBary/Orange City) and coastal growth (Palm Coast, Ormond, New Smyrna).
Key sub‑regions:
- Volusia coastal – Daytona Beach, Ormond Beach, New Smyrna Beach, Port Orange, coastal tourism/condo markets.
- Volusia inland – Deltona, DeLand, DeBary, Orange City; more commuter‑suburban to Orlando.
- Flagler coastal – Palm Coast, Flagler Beach; planned communities, golf/coastal retirement markets.

Area	City/town	Population (approx.)	Density	Income level	Quality of Schools (GreatSchools range)	Crime level	Property tax (%)	Personal Income tax	Comments
Volusia inland	Deltona	96k–100k	Suburban, moderate	Middle	Elementary/middle mostly 4–7; some 2–3 outliers	Moderate; largely residential, some property crime	≈0.9–1.1% effective	None (no local income tax)	Largest bedroom community; strong commuter link to Orlando via I‑4
Volusia coastal – core	Daytona Beach	≈86k–90k	Urban, high on barrier island and mainland core	Lower‑middle; strong tourism/student mix	Wide range 2–7; pockets of higher‑rated magnet/charter	Higher than US average; concentrated in older urban neighborhoods	≈1.0–1.2% effective	None	Tourism, events, hospitality; significant condo and investor stock, more volatility
Volusia coastal – north	Ormond Beach	≈45k–70k (city and urban area)	Suburban‑coastal, moderate	Middle‑upper‑middle	Many schools 6–9; some top‑tier elementary	Below national average; relatively safe residential areas	≈0.9–1.1%	None	Popular among retirees and professionals; strong single‑family resale market
Volusia inland – county seat	DeLand	≈40k–45k	Small city, moderate	Middle; boosted by university jobs	Several 5–9, especially near Stetson‑area zones	Moderate; downtown safer than some outlying tracts	≈0.9–1.1%	None	Historic downtown, Stetson University; walkable core, constrained infill supply
Volusia coastal – south	Port Orange	≈65k–70k	Suburban, moderate	Middle‑upper‑middle	Many 6–9; considered one of better school clusters in county	Below average; family‑oriented suburbs	≈0.9–1.1%	None	High demand for family SFR; relatively tight inventory and new subdivisions
Volusia coastal – south	New Smyrna Beach	≈33k–35k	Coastal, moderate‑low inland	Upper‑middle; strong second‑home/retiree buyer base	Roughly 5–8; some strong elementary schools	Moderate; tourist/short‑term rental areas increase petty crime	≈0.9–1.1%	None	High coastal desirability; limited land on barrier island, strong appreciation history
Flagler coastal – main city	Palm Coast	≈95k–100k	Low‑moderate, master‑planned subdivisions	Middle; many retirees on fixed income, some higher‑income golf/coastal enclaves	Many schools 5–8; improving but mixed performance	Below average overall; quiet suburban profile	≈0.8–1.0%	None	Large lots, newer housing stock; significant room for greenfield expansion
Volusia coastal – infill	South Daytona	≈14k	Urban‑suburban, high	Lower‑middle	Mostly 3–6	Moderate‑high; adjacent to Daytona urban core	≈1.0–1.2%	None	More affordable entry‑level stock; investor‑friendly pricing but higher risk
Volusia inland – commuter	DeBary / Orange City	Each ≈15k–25k	Suburban, low‑moderate	Middle	Roughly 4–8, depending on zone	Low‑moderate; predominantly residential	≈0.9–1.1%	None	Strong appeal to Orlando commuters; growth along I‑4 and SunRail corridor
Flagler coastal	Flagler Beach	≈5k–6k	Small coastal town, low	Upper‑middle	Mostly 5–8 via county schools	Low‑moderate; small‑town profile	≈0.8–1.0%	None	Tight coastal inventory; strong second‑home and retirement demand

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Citizens: income and education

Median household income (MSA): roughly mid‑$60k to upper‑$60k, below major Florida metros but rising faster than inflation.
Income distribution:
- Large share in $35k–$75k band; relatively smaller very‑high‑income cohort vs Orlando/Jacksonville.
- Higher poverty and low‑income concentration in central Daytona Beach and older inland tracts.
- Higher‑income clusters in Ormond Beach, Port Orange, New Smyrna Beach barrier island, Palm Coast golf/coastal communities.
Education level:
- Share with bachelor’s degree or higher: below US average, roughly mid‑20s percent range.
- DeLand and Daytona Beach cores have elevated college‑educated shares due to Stetson University, Embry‑Riddle, Daytona State College.
- Many residents have technical, aviation, hospitality, logistics, and healthcare credentials rather than 4‑year degrees.
Age profile:
- Median age high 40s; significant retiree and near‑retiree segment (65+ approaching 30% of population).
- Growing working‑age cohort in Deltona/DeBary/Orange City commuting to Orlando and in Palm Coast commuting to Jacksonville or local employers.

Key economic sectors

Tourism and hospitality
- Beach tourism, motorsports (Daytona International Speedway, NASCAR), bike festivals, spring break, convention/event tourism.
- Large base of hotels, restaurants, short‑term rentals; cyclical but structurally supported by Florida tourism growth.
Aviation, aerospace, and advanced manufacturing
- Cluster around Daytona Beach (Embry‑Riddle, associated aerospace firms, maintenance/repair/overhaul).
- Light manufacturing and industrial parks in DeLand, Ormond Beach, and Palm Coast industrial areas.
Healthcare and senior services
- Major hospital systems (AdventHealth, Halifax Health, HCA) plus outpatient, rehab, assisted living.
- Driven by aging population and retiree in‑migration; relatively stable, non‑cyclical demand.
Education
- Stetson University (DeLand), Embry‑Riddle Aeronautical University (Daytona), Daytona State College, Bethune‑Cookman University.
- Supports student housing demand, faculty/staff housing, and knowledge‑sector employment.
Logistics, distribution, and construction
- I‑95 and I‑4 corridors support warehousing, trucking, and regional distribution centers.
- Construction sector substantial due to sustained in‑migration, new subdivisions, and coastal redevelopment.
Government and services
- County and city governments (Volusia seat in DeLand, Flagler in Bunnell) plus courts, schools, public safety.

Housing buying market – supply drivers

Zoning and land availability
- Inland areas (Deltona, DeBary, Orange City, Palm Coast interior) have relatively abundant land for greenfield development.
- Coastal cities (Daytona Beach, Ormond Beach, New Smyrna, Flagler Beach) constrained by ocean, ICW, wetlands, and built‑out barrier islands.
- Local zoning is moderately open to single‑family subdivisions, but coastal and environmentally sensitive tracts face stricter regulations and impact reviews.
Regulatory strictness
- Florida statewide building codes tightened after hurricanes; wind, flood, and elevation standards raise build costs but improve resilience.
- Coastal high‑risk flood zones require more expensive foundations and insurance; this limits purely speculative supply.
- Short‑term rental regulations vary by city; some condo associations and cities tighten rules, affecting investor‑oriented units.
Construction workforce and cost
- Construction labor availability tight but better than South Florida; wages up meaningfully over the last several years.
- Materials and insurance costs significantly increased since 2020, raising replacement and new‑build costs.
- Large regional builders (DR Horton, Lennar, etc.) active in Deltona area, West Volusia, and Palm Coast, smoothing supply cycle but focusing on price points with highest demand.
Infrastructure and transport
- Capacity improvements on I‑4 and I‑95, local arterials, and water/sewer extensions enable new subdivisions, especially west of I‑95 and along I‑4.
- SunRail connection into DeBary (just outside Volusia core) encourages transit‑adjacent suburban growth around stations.
Existing housing stock
- Daytona Beach and some coastal tracts have aging housing and condo stock from 1960s‑1980s, creating rehab/teardown‑rebuild niches.
- Palm Coast and Deltona have large 1990s‑2000s single‑family inventories with standardized floorplans and relatively affordable price points.

Housing buying market – demand drivers

Migration patterns
- Strong net in‑migration from Northeastern and Midwestern states, South Florida, and Orlando/Jacksonville seeking lower costs and slower pace.
- Significant retiree in‑migration to coastal and golf communities (Ormond, Palm Coast, New Smyrna, Flagler Beach).
- Working‑age families moving to Deltona, DeBary, Orange City, Port Orange as relatively affordable alternatives to Orlando metro while retaining job access.
- Some out‑migration of younger residents from older urban Daytona Beach neighborhoods due to wages, crime, and housing quality, partly offset by student and hospitality workers.
Growing and declining industries
- Growing:
  - Healthcare and senior care – stable, expanding provider footprint.
  - Aerospace/aviation and advanced manufacturing – anchored by Embry‑Riddle and local industrial parks.
  - Logistics/warehousing along I‑95/I‑4 – adds blue‑ and white‑collar jobs.
  - Construction and real estate services – supported by regional in‑migration and retiree housing demand.
- Flat or slowly growing:
  - Traditional retail – under pressure from e‑commerce, but tourism‑oriented retail relatively resilient.
- Vulnerable/volatile:
  - Tourism and events – cyclical with macro conditions and weather/hurricane seasons, but structurally supported by Florida’s brand.
Affordability relative to other Florida metros
- Home prices generally lower than Orlando, Tampa Bay, and South Florida, particularly in inland Volusia and non‑waterfront Palm Coast.
- This relative affordability is a major draw for retirees and remote workers.
Lifestyle and amenities
- Atlantic beaches, boating, motorsports, golf, and outdoor recreation catalysts for second‑home and retirement purchases.
- Proximity to Orlando theme parks and airports without big‑city congestion enhances weekend/commuter attractiveness.

Key challenges on the housing market

Hurricane and climate risk
- Exposure to hurricanes, storm surge, and flooding, particularly for coastal and riverfront properties.
- Rising homeowners insurance and wind/flood premiums compress affordability and investor yields.
Insurance and operating costs
- Florida‑wide insurance disruptions; older roofs and structures may be expensive or difficult to insure.
- Condo associations on the coast face higher reserves and special assessments, affecting condo values and liquidity.
Income and wage constraints
- Median wages lag more expensive Florida metros; home prices have risen faster than incomes since 2020.
- Local households sensitive to mortgage rate moves; higher rates quickly cool demand at lower price bands.
Infrastructure and congestion
- I‑4 congestion towards Orlando, seasonal tourism traffic on A1A and beachside corridors.
- New subdivisions can strain local schools, roads, and utilities before expansions catch up.
Neighborhood disparities
- Significant variation between higher‑income, low‑crime suburbs (Ormond, Port Orange, parts of Palm Coast) and distressed urban pockets (central Daytona Beach, some older inland tracts).
- This creates localized over‑supply of older, lower‑quality housing while newer areas remain tight.
Regulatory and environmental constraints
- Wetlands, conservation areas, and coastal setback rules limit greenfield supply in some desirable corridors.
- Potential future tightening of coastal construction and insurance requirements may cap density or increase costs.

Investment potential by area / region

Area	Appreciation potential	Risk	Key drivers
Ormond Beach (city and nearby unincorporated north Volusia)	High	Moderate	Desirable coastal‑suburban lifestyle; good schools; limited coastal land; strong retiree and professional demand; relatively lower crime and stable owner‑occupancy
Port Orange	High	Moderate	Family‑oriented suburbs; strong school reputation; proximity to jobs in Daytona and I‑95; continuing subdivision and infill potential; tight SFR inventory
New Smyrna Beach (especially near beachside and downtown)	High but volatile	Moderate‑High	High coastal desirability; strong second‑home and short‑term rental demand; limited land on barrier island; but elevated hurricane/insurance risk and tourism cyclicality
Palm Coast (interior and newer subdivisions)	Moderate‑High	Moderate	Ample land for growth; newer housing stock; attraction of retirees and remote workers; pricing still relatively affordable; risk from over‑building in weaker economic cycles and insurance costs
Flagler Beach and premium coastal Flagler	High (long‑term)	High	Scarce direct oceanfront; strong lifestyle/retirement appeal; but high exposure to storm, erosion, and insurance; liquidity can drop sharply in downturns
Deltona (core city)	Moderate	Moderate	Large, affordable bedroom community for Orlando; continued in‑migration; ample land means less long‑term scarcity; returns more tied to regional wage growth and mortgage rates
DeBary / Orange City / West Volusia commuter belt	Moderate‑High	Moderate	Benefiting from Orlando sprawl and SunRail access; suburban single‑family demand from families and remote workers; room for expansion but attractive school and safety profiles in many neighborhoods
DeLand (historic core and university‑adjacent)	High (select submarkets)	Moderate	University‑anchored demand; limited walkable historic housing stock; growing cultural and dining scene; good for long‑term hold and rehab, but small scale and localized risks
Daytona Beach – beachside condos	Moderate‑High (speculative)	High	Strong tourism branding; potential upside from redevelopment and amenity upgrades; but heavily exposed to storms, insurance, association assessments, and tourism cycles; higher vacancy volatility
Daytona Beach – older inland urban neighborhoods	Low‑Moderate	High	Lower entry prices and high rent‑to‑price ratios; elevated crime and property maintenance issues; tenant‑management intensive; appreciation relies on long‑term revitalization and public investment
South Daytona, Holly Hill, older multifamily corridors	Moderate	Moderate‑High	More affordable than Ormond/Port Orange; decent cash‑flow potential; mixed property quality and localized crime; sensitive to economic cycles and insurance costs
Rural west Volusia / west Flagler	Speculative / uneven	High	Land and large‑lot opportunities; appreciation depends on future infrastructure and zoning changes; low current liquidity; better suited to long‑horizon land banking than short‑term flips

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