Approved and pre-construction in Ormond Beach, FL
Tomoka Reserve
About 254 new homes on the old Tomoka Oaks golf course, minutes from the Ormond Beach coast
A rare piece of new construction on the coastal side of Volusia County: about 254 single-family homes planned on 147 acres of former golf course, an enclave tucked inside an established, well-loved Ormond Beach neighborhood a short drive from the Atlantic beaches. The city approved the plan in 2026. No builder has been named yet, and nothing is for sale. Join the list and you will hear the day it opens.
- Location
- Ormond Beach, FL
- Homes
- About 254
- Site
- About 147 ac
- Status
- Approved
At a glance
Tomoka Reserve fast facts
Here is what is known today and what has not been released. Anything marked not yet released, join the interest list and it goes out the day it drops.
- City
- Ormond Beach, FL
- County
- Volusia County
- Site
- About 147 acres
- Homes planned
- About 254 single-family homes
- Density
- Low, about 2 homes per acre
- Zoning
- Planned Residential Development
- Status
- City-approved, 2026
- Perimeter lots
- Minimum 80 by 120 feet
- Interior lots
- Minimum 60 by 120 feet
- Prior use
- Tomoka Oaks Golf Course
- Home builder
- None named yetGet notified
- Pricing
- Not yet releasedGet notified
- Model home opening
- Not yet announcedGet notified
Details on this page are compiled from public records and are targets, not commitments. Pricing, floor plans, the home count and timing have not been released by the builder and are subject to change without notice.
Where it is
The former Tomoka Oaks Golf Course at Tomoka Oaks Boulevard and North Nova Road, inside Ormond Beach city limits. An enclave completely surrounded by the existing Tomoka Oaks neighborhood. No new street addresses yet.
Hear about the first release before it is advertised
New construction this close to the Ormond Beach coast is scarce, and this one is not being marketed yet. Add your name, email and phone and you will hear when a builder is announced or a phase is priced, and be registered as represented before your first visit.
Why this one is worth watching
Brand-new homes inside an established coastal neighborhood
Most new construction on this side of Florida happens on raw land at the edge of town, a long drive from the water. Tomoka Reserve is different. It sits on a former golf course completely enclosed by an existing, mature Ormond Beach neighborhood, minutes from the Atlantic beaches, the kind of location where new homes almost never come available.
Because the land was a golf course rather than open acreage, the plan is unusually low density, with larger lots along the perimeter that back onto the existing homes. That is a very different product from the tightly packed subdivisions going up farther inland, and it is a big part of why this one is worth getting in front of early.
Being clear about what this is and is not: the city has approved the plan, but nothing is for sale here yet. There is no builder named, no model home, no price sheet and no floor plan library. That gap, between a community being approved and homes actually going on sale, is exactly the window this list is built for.
What is coming
A low-density community on the old course
The plan is for about 254 single-family homes on the roughly 147-acre former Tomoka Oaks Golf Course. It is a low-density layout for new construction in this market, which reflects what the site is: a golf course carved out of the middle of an established neighborhood rather than open land at the edge of town.
The approval sets lot minimums rather than describing finished houses. Perimeter lots are a minimum of 80 by 120 feet, and interior lots a minimum of 60 by 120. The larger perimeter lots exist to buffer the backs of the existing Tomoka Oaks homes, and a landscaped, irrigated buffer is part of the plan. Access is a single main entrance plus a separate emergency access route, and sidewalks and a new traffic signal are required as the community is built.
What has not been released: home designs and sizes, the amenity lineup, a phasing plan, a builder, a model date and pricing. Those come from the builder at launch, and the day they land for Tomoka Reserve they go out to this list.
The area
Living in Ormond Beach
Ormond Beach sits on the Atlantic coast in Volusia County, just north of Daytona Beach and about an hour up the coast from the Space Coast. It has long been the quieter, leafier neighbor to the busier beach towns around it: tree-lined streets, oak canopies, a walkable historic core and a settled, small-city feel that draws a lot of relocating and retiring buyers who want the coast without the crowds.
The beach is the headline. Ormond's wide, hard-packed Atlantic sand is a few minutes from this site, and the barrier island north of town gives way to the Loop, a canopied scenic drive through hammock and marsh that is a favorite of cyclists and Sunday drivers. Just inland, Tomoka State Park wraps the Tomoka and Halifax rivers in trails, paddling routes and some of the best birding and manatee-watching in the region. Between the ocean and the rivers, this is a genuinely outdoor place to live.
For day-to-day life, Daytona Beach is right next door for shopping, dining, the Speedway and a regional airport, and downtown Ormond has its own restaurants, the historic Casements and a riverfront arts district. Getting around is easy: Interstate 95 runs along the west side of the city for north-south trips to Jacksonville or the Space Coast, and Interstate 4 ties into it nearby, putting Orlando and its theme parks and international airport roughly an hour inland. That combination, a real beach town with a major metro an hour away, is what keeps demand strong on this stretch of coast.
It is also still a relative value. Compared with the barrier-island prices farther south, the Ormond and Daytona area has long offered more coast for the money, which is a large part of the appeal of getting into a community like Tomoka Reserve early, before a builder's first release sets the tone on price.
Read this before you search
Tomoka Reserve is not Tomoka Oaks
A word of warning if you go searching, because several nearby places share the Tomoka name and they are easy to mix up. This community and the neighborhood around it are physically interlocked, which makes confusing them very easy and quite consequential.
Tomoka Oaks is the existing subdivision that surrounds this land on every side. Its homes are built, lived in and resold today. Search for anything with Tomoka in it and those resale listings tend to come first.
Tomoka Reserve is the new community planned on the former golf course in the middle of it. It has no homes, no addresses and no prices yet.
Also in the area and unrelated to the new homes: Tomoka State Park, the Tomoka River and Tomoka Elementary. If a listing you found has a street address today, it is one of the existing neighborhoods, not Tomoka Reserve.
What you need to know
Buying new construction, the smart way
Whoever ends up building the homes at Tomoka Reserve, the same rule applies: the person at the model's sales desk works for the builder, not for you. They are usually helpful and usually honest, and they still represent the seller's side of the transaction. You are allowed, and smart, to have your own representation, and in almost every case it costs you nothing, because the builder budgets a cooperating commission into the deal whether you bring an agent or not.
The catch is timing. Most builders require your agent to register you on your first visit. Tour or sign in alone and bring an agent later, and the builder can refuse to recognize them, and you lose your representation for that community. Get connected before you tour, have your agent register you, and let them read the contract and the addenda with you.
Subdiview is not affiliated with, endorsed by, or sponsored by any homebuilder, the developer, the Tomoka Oaks Homeowners Association, or the City of Ormond Beach. No homebuilder has been named for this community; the developer is identified here because it is the applicant of record in the city's published entitlement documents, which is a statement of fact about the public record and not a representation of any relationship. Community names and marks are the property of their respective owners and are used for identification only. Subdiview is operated by a real estate broker licensed in Illinois. We are not your agent, we do not represent you, and we perform no real estate brokerage services in this state. No one at Subdiview is licensed in this state. If you join an interest list, your information is referred to a real estate professional licensed in the state where the property is located, who will contact you directly. We are compensated by that professional's brokerage, not by you. All community details on this page are compiled from public records, are targets rather than commitments, and are subject to change without notice.
Questions and answers
Tomoka Reserve FAQ
What is Tomoka Reserve?
Tomoka Reserve is a new community of about 254 single-family homes planned for the 147-acre former Tomoka Oaks Golf Course in Ormond Beach. The city approved the plan in 2026. The land is an enclave: it sits entirely surrounded by the established Tomoka Oaks neighborhood, minutes from the Atlantic beaches. Nothing has been built, no builder has been named, and nothing is for sale. This page exists so you can hear the moment it opens.
Who is building the homes?
Nobody yet. No homebuilder has been named for this community. The land is controlled by a development group that plans the community and gets the site approved, and a builder announcement is the natural next milestone. That is exactly what the interest list on this page is built to catch, so you hear it before it is advertised.
When will homes be for sale?
No sales date has been announced. What usually happens next on a project like this is site work and platting, then a builder and a model home, then a first release of homesites. That can take months. The advantage of getting on the interest list now is simple: the earliest buyers hear about a first release before it is advertised, when the most homesites and floor plans are still available and before any lot premiums climb.
What are the lots like?
The approval sets minimum lot sizes rather than describing finished houses. Perimeter lots, meaning those backing onto the existing Tomoka Oaks homes, are a minimum of 80 by 120 feet. Interior lots are a minimum of 60 by 120. Overall this is a low-density plan for new construction in this market, a direct consequence of the site being carved out of a golf course inside an established neighborhood. The larger perimeter lots exist to buffer the existing homes.
Is this the same as Tomoka Oaks?
No, and the two are physically interlocked, which makes this the most important distinction to keep straight. Tomoka Oaks is the existing, long-established subdivision that surrounds this land on all sides, and its homes resell on the open market today. Tomoka Reserve is the new community planned on the former golf course in the middle of it, and it has no homes and no addresses yet. If a listing you found has an address, it is Tomoka Oaks, not Tomoka Reserve.
What is it like to live in Ormond Beach?
Ormond Beach is a settled, leafy coastal city on the Atlantic just north of Daytona Beach, in Volusia County. It trades the noise of the bigger beach towns for tree-lined streets, an easy pace and quick access to the water. The beaches, the Loop scenic drive, Tomoka State Park and the Halifax River are all close, Interstate 95 is minutes away, and Orlando is roughly an hour inland. People move here for the coast, the space and the value, and stay for the small-city feel.
What about taxes and assessments?
The land is inside Ormond Beach city limits, so buyers here would pay city millage in addition to Volusia County millage, the school board, the water management district and other special districts. For an infill site of this size the recurring cost is more likely to be HOA dues than a large district assessment, but no HOA figure has been published. It is one of the first questions to ask when pricing is released. Florida has no state income tax, which is often what starts this arithmetic for relocating buyers.
Does it cost anything to join the interest list?
No. Joining is free, it does not obligate you to anything, and it does not create any brokerage relationship. When homes get close to release, a real estate professional licensed in Florida will reach out and can make sure you are properly represented before you ever walk into a builder's sales office, which is the single most valuable thing a buyer can line up in advance.
Be first in line
Get on the Tomoka Reserve interest list
About 254 new homes on an old golf course, inside an established Ormond Beach neighborhood and minutes from the beach, with no builder named yet. New construction this close to the coast is rare, and the earliest buyers see the most homesites and the best pricing.
Joining costs nothing, creates no brokerage relationship, and does not obligate you to anything. When homes get close, a real estate professional licensed in Florida will reach out and can register you as represented before your first visit to a sales office.