Everyday Property Management manages single-family homes, condos, townhomes, and small rental properties in Ormond Beach, Florida.
Ormond Beach is an owner’s town with an older population. The 2020 Census put the city’s median age at 53.8, and most homes are lived in by the people who own them. That shapes who answers a rental listing here: retirees trying the area before they buy, downsizers between houses, and working families who want the schools and the beach. Leasing well in Ormond means serving all of them under the same written criteria, because Florida fair housing law does not let an ordinary rental prefer one group over another.
Request an Ormond Beach Rental Analysis Or call (407) 907-2933
Why Ormond Beach Owners Hire Us
Owners in Ormond Beach often tell us the tenant they want: a quiet retired couple, no children, no surprises. It is an understandable wish in a city this age, and it is also a direct route into fair housing trouble for a small landlord. Section 760.23 of the Florida Statutes makes it unlawful to refuse to rent, or to set different terms, because of familial status, and it bars any advertisement that states a preference. A listing that says “ideal for retirees” or “perfect for a mature couple” can be the problem before a single application arrives. A national rollup copying a template, or a lead-matching directory passing your name to whoever bids, will not catch that for you.
We do. Our listings describe the house, not the household we hope will rent it: one story, no stairs, a short drive to the beach, a yard that takes little upkeep. Those facts attract the applicants an owner has in mind without excluding anyone. Every applicant then goes through the same income, rental history, credit, and background review against criteria written before the listing goes live. In practice that protects the owner twice, once from a complaint and once from choosing a tenant on a guess.
You talk to the broker
Not a rotating assistant, not a ticket queue. The person who sets your rent is the person who answers when you call.
12-month tenant guarantee
If a tenant we placed breaks the lease or must be removed within the first 12 months, we find a replacement at no additional leasing charge.
Local, not national
Central Florida is the whole business. Our office is in Winter Park, and Volusia County, from Deltona and DeLand to the coast, is part of the territory we cover.
What We Handle for Ormond Beach Rentals
Full service management
Leasing, rent, maintenance, inspections, renewals, and owner reporting run as one program, so nothing depends on a handoff between vendors.
Tenant screening and placement
Income, rental history, credit, and background review applied identically to every applicant, retired or working, against written criteria.
Rent collection
Online payment, a stated late date, consistent follow up, and owner disbursement on a predictable schedule.
Maintenance and repairs
Licensed and insured vendors, an approval threshold you set, photo documentation, and a written process for accommodation requests such as a grab bar.
Marketing and advertising
Professional photography, syndication to the major rental portals, and listing copy that describes the property’s features rather than the tenant an owner would prefer.
Eviction coordination and notices
Statutory notices served correctly and on time, coordinated through your attorney when a case has to be filed.
Older tenants and longer tenancies also change what a good lease looks like. Lawn care, irrigation, filter changes, and who calls whom after a storm should be written down, not assumed, and that work lives in our lease preparation and renewal process and in how often we inspect a rental. Owners can review what management costs.
The Ormond Beach Rental Market
Ormond Beach at a glance
Sources: 2020 Census median age and housing tenure for the City of Ormond Beach as published in Volusia County Economic Development’s Ormond Beach Demographic Profile (October 2024). Average apartment rent, unit size, floorplan averages, and renter share from RentCafe and Yardi Matrix, data as of October 1, 2026. Rental vacancy rate for the U.S. South region from the U.S. Census Bureau Housing Vacancy Survey, second quarter 2026; the survey does not publish a quarterly rate for the Deltona, Daytona Beach, Ormond Beach metropolitan area.
RentCafe and Yardi Matrix put the average Ormond Beach apartment at $1,612 as of October 1, 2026, on an average unit of about 1,024 square feet, compared with $1,677 a year earlier. By floorplan, one-bedroom units average about $1,412, two-bedroom units about $1,653, and three-bedroom units about $2,050. RentCafe publishes no studio average for Ormond Beach, so we do not print one. The same source counts 21 percent of households as renters, 4,078 renter households against 15,560 owners. The 2020 Census count in the county’s profile tells the same story: 14,825 owner-occupied homes and 4,481 rented ones.
With four owners for every renter, a rental house here is usually one of a few similar homes on the market in its part of town, priced against those listings rather than the apartment average. The county profile shows health care and social assistance as the largest industry for working residents at 17 percent, ahead of professional and business services and of leisure and hospitality. Retired applicants often show savings and fixed income instead of a paycheck, and our criteria account for both. Before setting a move-in date, read how long it takes to fill a vacancy.
Ormond Beach Neighborhoods We Manage
- Beachside along North Atlantic Avenue. The barrier island between the Halifax River and the ocean, mostly condos and houses on State Road A1A. Most of the beachside is zoned residential, so a rental there is a long-term rental; we read the condo association’s leasing rules before we list.
- Granada Boulevard and the riverfront. The State Road 40 spine from the beach bridge across the Halifax to downtown, with The Casements, John D. Rockefeller’s former winter home, on the river. Tenants here want to walk to shops and the water.
- The older mainland between the river and Nova Road. Established streets of single-story houses on mature lots. Applicants of every age like the layouts, which is exactly why the listing should describe the floor plan and leave the tenant unnamed.
- The US 1 corridor and the airport area. North-south along US 1 toward the I-95 interchange at Exit 273, near Ormond Beach Municipal Airport and the businesses around it. Working tenants weigh the commute here more than the beach.
- West of I-95 along State Road 40. Newer subdivisions toward the Exit 268 interchange, many with associations that have their own leasing approval steps. We read the governing documents before setting a lease start date.
- Fifty-five-and-older land-lease communities. Several manufactured-home communities in Ormond market themselves to residents 55 and older, and residents typically own the home and lease the lot. Renting a home in one means following the community’s own age and approval rules, which we confirm in writing first.
- Ormond-by-the-Sea and the county edges. Ormond-by-the-Sea, directly north of the city on the peninsula, is an unincorporated census-designated place with 7,312 residents in 2020. County rules, not city rules, apply there, so we confirm jurisdiction before we permit or plan repairs.
Rules Ormond Beach Landlords Should Know
Residential tenancies here are governed by Chapter 83, Part II of the Florida Statutes, and the Florida Fair Housing Act in Chapter 760 governs how a rental is advertised and leased. In a city with Ormond’s age profile, the fair housing provisions deserve as much attention as the landlord-tenant ones.
- No preference by familial status. Section 760.23 makes it unlawful to refuse to rent, set different terms, or publish an advertisement indicating a preference because of familial status, disability, or the other protected classes. “Adults only” or “ideal for retirees” in a listing is the kind of statement the law reaches.
- The older-persons exemption is narrow. Section 760.29(4) exempts housing for older persons from the familial status rules, but only housing that qualifies: for example, housing intended and operated for occupancy by persons 55 or older where at least 80 percent of occupied units have at least one resident that age. A single house or condo you own does not qualify on its own.
- Reasonable accommodations. Refusing reasonable accommodations in rules, policies, practices, or services that a person with a disability needs to use and enjoy the home is unlawful under section 760.23. We handle these requests in writing.
- No transient lodging in residential zones. The city’s residential zoning prohibits use of dwelling units for transient lodging, and the city’s planning director told the Ormond Beach Observer in 2019 that short-term rental is not a permitted use in any residential district. Plan on a long-term lease.
- Security deposit deadlines. To keep any part of a deposit you must send written notice of the claim to the tenant’s last known address within 30 days of the tenancy ending. Miss it and you forfeit the claim. With no claim, the deposit is due back within 15 days. When you do send a claim, the tenant has 15 days from receiving it to object in writing.
- Counting a three-day notice. The statutory notice for unpaid rent gives three days excluding Saturdays, Sundays, and legal holidays. Counting calendar days is the most common defect that gets a case dismissed.
- Local rent regulation is preempted, and managing requires a license. Florida reserves rent control to the state, so neither Ormond Beach nor Volusia County can impose rent caps. Leasing or managing property for an owner for compensation requires a Florida real estate license under Chapter 475.
This is general information, not legal advice. For advice on your property, consult a Florida attorney.
About Ormond Beach
Settlers from New Britain, Connecticut, founded the community in 1875 and called it New Britain; it incorporated as the Town of Ormond on April 22, 1880, named for the early plantation owner James Ormond, and became the City of Ormond Beach after a 1950 referendum. The Ormond Hotel opened on January 1, 1888, Henry Flagler bought and expanded it in 1890, and John D. Rockefeller wintered in the city at the house now called The Casements, which the city bought in 1973 and runs as a cultural center. Automobile speed trials on the hard-packed beach began in 1902, which is why Ormond calls itself the Birthplace of Speed.
The city sits on both sides of the Halifax River, with the Tomoka River draining its mainland and the Atlantic on the east. I-95 crosses it with interchanges at State Road 40 and US 1, and State Road A1A runs the length of the beachside. North of town, the Ormond Scenic Loop and Trail, designated a Florida Scenic Highway in 2007, links Tomoka State Park, Bulow Creek State Park, and the North Peninsula under a canopy of live oaks. Daytona Beach borders the city to the south, and Daytona Beach International Airport is a short drive away.
Frequently Asked Questions About Ormond Beach Property Management
Can I advertise my Ormond Beach rental as ideal for retirees?
No. Florida law bars advertising a preference based on familial status, so a listing should describe the property, such as one story with no stairs, and not the tenant you would prefer. Every applicant is then screened against the same written criteria. See how we screen tenants.
Does the 55-and-older exemption apply to my rental house?
Almost certainly not by itself. Section 760.29(4) covers housing that qualifies as housing for older persons, for example a community operated for residents 55 and older in which at least 80 percent of occupied units house someone that age. If your home sits inside such a community, its rules apply and we follow them. See what a property manager does.
What does a rental cost in Ormond Beach right now?
RentCafe and Yardi Matrix put the apartment average at $1,612 as of October 1, 2026, on about 1,024 square feet, with two-bedroom units near $1,653 and three-bedroom units near $2,050. A house is priced against the similar homes competing with it that month. See whether a manager is worth it and fees.
Can I rent my Ormond Beach home by the week?
Not in a residential zone. The city’s residential zoning prohibits using dwelling units for transient lodging, so homes there should be leased long term. Confirm the zoning of your address before you plan otherwise. See who pays for repairs on a rental.
What happens if an Ormond Beach tenant stops paying rent?
We follow up on the first late day, then serve a three-day notice counted the way the statute requires, excluding weekends and legal holidays. If rent is still unpaid, the case goes to your attorney with the ledger and notice ready. See what to do when a tenant stops paying, how property managers handle evictions, and rent collection.
Areas We Serve in Volusia County
Ormond Beach is one of the Volusia County markets we cover. The Volusia County property management hub has more on the county. We also manage in Seminole County and Orlando.
Managing a rental in one of these cities? Call (407) 907-2933 or request a rental analysis.
Find out what your Ormond Beach property should rent for
We will confirm your address’s jurisdiction and zoning and any association leasing rules, then give you a rent range built from the listings competing with yours right now.
