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The Towns of Ormond, near Ormond Beach, Florida

Forty attached townhomes are approved on about nine acres inside Halifax Plantation, on the east side of Tullamore Boulevard north of Acoma Drive. Volusia County has issued the development order, the final plat is approved and at the recording stage, and the county has already assigned the addresses on two new streets, Tarbert Drive and Larson Court. What has not happened is a release: no homebuilder is named in the records yet, and no floor plan, elevation, square footage or price has been published. This page sets out what the record says and opens an interest list so you hear the moment that changes.

Homes

40 attached townhomes

Developer

Towns of Ormond

Where

Halifax Plantation, Ormond Beach 32174

Status

Approved and addressed, nothing released

What is confirmed, and what is not

Everything in the left column below comes from public records. Everything greyed out is genuinely unknown, because it has not been released. We would rather tell you that plainly than fill the gap with a guess.

• Homes planned40 attached townhomes, each on its own lot
• SiteAbout nine acres inside Halifax Plantation
• StreetsTarbert Drive and the Larson Court cul-de-sac
• JurisdictionUnincorporated Volusia County, with an Ormond Beach mailing address
• Lot widthAbout 28.5 feet for interior lots, about 38.5 feet for end lots
• ApprovalVolusia County has issued the development order for a 40-lot subdivision
• Final platApproved by the county and at the recording stage, not yet recorded
• Addresses42 assigned in autumn 2026, on the two new streets
• DeveloperTowns of Ormond, the owner and developer of record
• District assessmentNone. No community development district applies on this land
• Flood mappingMapped outside the special flood hazard area
• HomebuilderNo homebuilder is named in the records yet Get notified
• Floor plans and square footagesNot released, and no elevations either Get notified
• PricingNot released Get notified
• Association and feeNot established, and no figure should be assumed Get notified
• Building coverage rulesAn amendment for this pocket is still in review Get notified
• Model or sales centreNone open yet Get notified
• First closingsNot announced Get notified

Details on this page are compiled from public entitlement and tax records and are targets, not commitments. Pricing, floor plans, home counts and timing have not been released and are subject to change without notice.

About The Towns of Ormond

The Towns of Ormond is a small infill pocket inside an existing community rather than a subdivision on raw ground. County records carry it both as The Towns of Ormond and, in the longer form used on the parcel legals, as Halifax Plantation The Towns of Ormond, so you may see both names attached to the same 40 lots. The approved plan puts those lots along one through street, Tarbert Drive, with a short cul-de-sac, Larson Court, off it, plus five separate common-element tracts that an association will own on behalf of the owners.

The product type is worth being precise about, because the lot dimensions settle it rather than the name. Interior lots measure roughly 28.5 feet wide by 110 feet deep, with the end-of-run lots about 38.5 feet. That is an attached-townhome lot and nothing else: Halifax Plantation's own marketed single-family homesites run 70 to 100 feet wide, so these are roughly a third of that width. Expect shared walls, a compact footprint and a small private yard.

On the approval side the record is unusually clean for a community this early. Volusia Countyhas issued the development order for the 40-lot subdivision, and separately issued the development order for a first modification to it in 2026, which refined the entry treatment and the sidewalk along Tullamore Boulevard. The final plat has been approved by the county and sits at the recording stage. The honest caveat is the last inch: as of this writing the plat had not yet recorded, and recording is the step that turns 40 lines on a drawing into 40 legally conveyable lots.

One piece of history belongs on an honest page: the preliminary plat was continued repeatedly across roughly a year in 2023 and 2024 before it cleared. That stall is resolved, but it should temper any confident schedule. Towns of Ormond is the owner and developer of record. No homebuilder has been named in the records yet, so there are no floor plans, elevations or square footages to look at either.

Subdiview is not affiliated with, endorsed by, or sponsored by Towns of Ormond. Towns of Ormond and its community names are trademarks of their respective owners and are used here for identification only. All community information is compiled from public records and is subject to change.

The address says Ormond Beach. The government is Volusia County

This is the fact almost nobody writing about this address will get right, and it is not a quibble. The mail here comes addressed Ormond Beach, FL 32174. The land sits in unincorporatedVolusia County. The parcel's jurisdiction of record is the county and its incorporated status is unincorporated, the body that approved the subdivision is the county, and the parent parcel's tax notice carries county, municipal service district and fire district millage with no city millage line on it at all.

What that changes is concrete. The county sets the service levels for things like rubbish collection in the unincorporated area. A code complaint about the house across the street goes to the county, not to city hall. Your building, fence and pool permits are county permits from a county office. And when a neighbouring pocket of the same planned development asks for more height or coverage, the hearing is a county hearing inland at the county seat rather than at a city planning board a few miles away. If you assume a city will defend your streetscape here, you will find out at the worst moment that you do not have one.

None of that is bad news; it is different news, and it is checkable. Some buyers prefer the county posture because the millage stack carries no city operating levy; others miss city-level services. What matters is buying on the correct basis rather than on a postal abbreviation.

You can drive this neighbourhood today

Here is the thing this community can offer that a greenfield subdivision never can. Because these 40 lots are an infill pocket inside an already-built golf community, you can drive the surrounding streets this weekend and see what you would be buying into. The mature landscaping is in. The golf course is open and in play. The tree canopy is forty years old, not forty months old. The neighbours you would actually have already live there, and you can see how they keep their houses, how much traffic the street carries and whether the place feels the way you want your neighbourhood to feel.

Compare that with the usual pre-construction experience: a rendering, a site plan and a graded field, with the finished character of the place taken on trust. Here the character already exists and is visible from the car. The only thing missing is the buildings.

Be fair about the other half. Halifax Plantation still has several hundred unbuilt single-family homesites in other sections, so the wider community is genuinely still filling in, and one loop will show you finished streets, newer streets and vacant sections together. Look at the unbuilt sections as well as the pretty ones.

Location, and what is actually nearby

Halifax Plantation sits on the inland ridge north of Ormond Beach, where the coastal strip narrows and the development pattern gives way to the Bulow Creek corridor. US Highway 1 fronts the community and Interstate 95 is the primary north-south link, with an interchange nearby. This is a car-dependent address and should be understood as one.

What distinguishes the location is not really the golf, it is what the golf is next to. The site sits in one of the largest contiguous protected landscapes on Florida's east coast. Bulow Creek State Park holds one of the biggest remaining stands of southern live oak on this coast, including the celebrated Fairchild Oak. Tomoka State Park occupies the confluence of the Tomoka and Halifax rivers to the south. Linking them is the Old Dixie Highway canopy drive, a genuine scenic road rather than a highway, and the thing most people remember about this stretch of the county.

For orientation rather than measured drive studies: downtown Ormond Beach and the beachside are roughly fifteen to twenty minutes south. Daytona Beach, with the speedway, the oceanfront, the area's larger retail concentration and the airport, is about twenty-five to thirty minutes. Jacksonville is roughly eighty to ninety miles north on I-95, a long but routine trip rather than a daily commute; this is a Daytona and Ormond employment market.

Halifax Plantation is built around its golf club, and a home here does not come with automatic club membership: golf is a separate purchase, worth asking about specifically. No amenity programme has been published for these 40 lots either.

Schools

The address is served by Volusia County Schools, the countywide district. Florida school districts are county-coterminous, so the district serves every address in the county, and the parent parcel's own tax notice carries the three school levies you would expect.

We are deliberately not naming a school for these lots and not claiming an attendance zone. No attendance-zone record was established for this project, the plat is not recorded, and Volusia reassigns zones. Once the addresses are live, run the specific address through the district's own school locator and confirm it with the district, especially if a particular school is the reason you are buying.

Flood, wind and insurance

Start with the good news, carefully worded. The site is mapped outside the special flood hazard area on the current effective county flood map, which took effect in 2022, with no base flood elevation assigned. That reflects the inland-ridge position well back from the Halifax River, and it is a real advantage over much of coastal Volusia: no federal lender requirement to carry flood insurance and generally lower premiums. The caveats matter. Mapped outside is not the same as no flood risk, maps get revised, and a lender can still require coverage. Get the lot-specific determination before you close.

Wind, not water, is the real coastal cost here. This is a wind-borne debris part of Florida, which drives impact-rated glazing or shutters under the building code. The line most buyers misread is the hurricane deductible: coastal Florida policies typically carry a separate percentage hurricane deductible, commonly two to ten percent of the dwelling coverage rather than a flat dollar amount, so your out-of-pocket on a hurricane claim is a share of the house. Read that line specifically, in writing, before you commit.

The offset is that new construction to current code generally prices better than the surrounding older stock, because the wind-mitigation credits arrive as a full stack at once: current roof covering, engineered deck attachment, secondary water resistance, roof-to-wall connections and opening protection. Get a wind mitigation inspection at closing, make sure your carrier applies it, and quote more than one carrier. Volusia County took serious damage in the 2022 and 2024 storm seasons; inland siting outside the flood hazard area of the sort this parcel has is exactly what performed better, which is worth saying without pretending it is immunity. The parcel's hurricane evacuation zone was not established here, so check it.

The costs, including one that is absent

The most valuable cost fact here is a negative, and it is correctly sourced. No community development district applies to this land, and no non-ad-valorem assessment is levied on it. That comes from the parent parcel's own 2026 tax notice, whose non-ad-valorem assessments section is the only place such a charge ever appears, and which shows zero with no line items at all.

That is worth more than it sounds. A great many new Florida communities carry a district assessment on top of the ordinary tax bill, bond-financed for roads, lakes and amenities and repaid over twenty to thirty years plus a permanent operations portion. It can add a four-figure annual line that buyers comparing list prices never see, and it attaches to the land rather than to you. This one does not have it, and you can verify that on the tax notice for the lot you buy.

On the ad-valorem side, total millage on the parent parcel's 2026 tax notice is about 17.52, against roughly 17.30 the prior year. The fire district levy is the largest single non-school line, larger than the county general fund, which is a direct consequence of sitting in the unincorporated county rather than in a city with its own fire department. The county municipal service district levy is the other unincorporated-area line to look for. Read the actual rates off the proposed-tax notice for your own parcel.

Three Florida mechanics are worth knowing before you budget. First, the homestead exemption, and the additional relief that brings the total to $51,411, is set by Florida law and is identical in all sixty-seven counties. It is state law, not a county benefit, and the additional portion does not apply to the school part of your bill. Second, the Save Our Homes cap limits annual assessment growth on a Florida primary residence, and portability carries accrued benefit from a prior Florida homestead. Third, the one that catches new-construction buyers every year: the bill in the year you buy is based on the seller's assessed value, not on what you paid, so expect a step up the following year.

An association almost certainly applies, because five parcels here are common elements that somebody must own and maintain, and because Halifax Plantation has long-established associations of its own. We could not establish which association this pod will join, whether it will form its own, or what the fee will be, so we are not going to print a number. Ask for the governing documents, the budget and the reserve study the moment they exist.

What a shared wall actually means

An attached townhome on a 28.5-foot lot is a different proposition from a detached house, and the differences are worth walking through before you fall in love with a floor plan that does not exist yet.

Day to day the shared wall is mostly about sound, and sound performance varies enormously with construction. Ask what the party wall assembly is, whether it is masonry or framed, whether it runs continuously to the roof deck, and where the mechanical equipment sits relative to the bedrooms. Parking is the second question on narrow lots: find out what the driveway accommodates and where visitors leave a car.

Then there is the division of responsibility, which buyers consistently get wrong. On attached product the association typically carries meaningful authority over the exterior and the common tracts, and often the roof and the lawn. That is the appeal for anyone who would rather not spend Saturday on a ladder, and a constraint on what you may change about your own home. Get it in writing: what you maintain, what the association maintains, who insures the structure versus the interior, and how a special assessment can be levied.

There is one open rule worth tracking. An amendment to raise the maximum building coverage in this pocket of Halifax Plantation to 65 percent is still in review and has not been approved. Coverage is the share of your lot the building may occupy, so that decision affects how large the finished buildings may be. Ask which version of the dimensional standards your contract is drawn against. Get notified when it is decided.

Buying pre-construction, with someone on your side

The person sitting at a builder's sales desk works for the builder. That is not a criticism, it is their job: they represent the seller, their duty runs to the seller, and anything you tell them about your budget or your timeline is information held on the seller's behalf. You are entitled to have a licensed agent of your own reading the contract and negotiating for you instead.

The piece most buyers do not know is the timing. On new construction you generally need your own agent involved from the very first visit, because builders commonly require that the agent be disclosed on that first registration. Walk a model alone, sign in alone, and many builders will not recognise your representation afterwards. It is a genuine deadline and it arrives before most people think they have started.

At this stage, what representation is worth is specific. Someone should be reading the purchase agreement for its escalation, substitution and delay provisions, checking what the base price includes against the finish level in whatever model opens, pressing on incentives and closing-cost contributions, and pricing an independent lender against any affiliated one. Someone should also ask what happens to your deposit if completion slips, and whether the plat has recorded before you go hard on it.

The honest tradeoffs

No page is useful if it only lists advantages. Buying this early means committing before plans, a builder, a price and a fee figure exist, on a timeline somebody else controls. The upside is choice of homesite and position in the queue; the downside is negotiating with less information than a buyer who waits.

The setting is quiet, mature and car-dependent. Nothing here is walkable: the beach is a drive, the grocery run is a drive, and the nearest concentrated retail is twenty-odd minutes away. A compact townhome in a long-established golf community reads as a lock-and-leave proposition, which suits downsizers, second-home buyers and people who want this setting without a 70-foot lot's yard, and suits anyone who wants a large garden much less.

And the unknowns are real. The homebuilder, floor plans, elevations, square footages, pricing, the association and its fee, and the hurricane evacuation zone are all unestablished, as is whether the plat recorded in autumn 2026. One more belongs on the list stated precisely: the water management district permit index could not be searched from here at all, so site-work permitting status is simply not established, which is a different thing from being missing or pending and we will not dress it up as either. We also did not search civil court dockets for anyone connected to this community; read that absence as unchecked rather than clean.

Names, and not confusing this with something else

The records use more than one form of the name. The common name is The Towns of Ormond; the longer form on the parcel legal descriptions is Halifax Plantation The Towns of Ormond. Both mean the same 40 lots on Tarbert Drive and Larson Court, and those street names are the most reliable search handle you have. The other new pods inside Halifax Plantation are detached single-family neighbourhoods on much wider lots, and nothing about them reads across to these townhomes.

Questions

See the cross-streets on a map to place the site on Tullamore Boulevard north of Acoma Drive.