How much is the oceanfront penthouse at 3390 Ocean Shore Blvd Unit 402 in Ormond Beach?

The penthouse is listed at $699,000, reduced from an original list price of $799,000. That works out to roughly $368 per square foot of interior space — and does not count the private 1,400 sq ft rooftop deck, which is deeded to the unit.

Where is Ormond-by-the-Sea and what is the beach like?

Ormond-by-the-Sea is an unincorporated barrier-island community in Volusia County, Florida, sitting between the Atlantic Ocean and the Halifax River (Intracoastal Waterway), just north of Ormond Beach and about 10 miles north of Daytona Beach. The beach here is quiet and residential rather than resort-lined. It is protected sea turtle nesting habitat, and Volusia County recorded more than 1,100 nests in the 2026 season.

Can you drive on the beach at 3390 Ocean Shore Blvd in Ormond-by-the-Sea?

No. The beach in front of this property is a no-drive zone, closed to vehicle traffic and beach parking. This is uncommon in Volusia County, Florida, where beach driving is permitted along much of the coastline, so car-free oceanfront is comparatively scarce here.

How far is the property from Daytona Beach, St. Augustine, and Orlando?

Daytona Beach is roughly 10 miles south, Daytona Beach International Airport about 15 minutes away, historic St. Augustine roughly 45 minutes north, and Orlando and its theme parks about 75 minutes southwest.

Oceanfront Penthouse for Sale | 3390 Ocean Shore Blvd #402, Ormond Beach FL

Q: What is the minimum rental period for this Ormond Beach condo?

The Ocean Aire Condominium association permits a one-month minimum lease term. Many oceanfront condominium associations in Volusia County require three, six, or twelve-month minimums, so a 30-day minimum gives an owner substantially more flexibility for seasonal and shorter-term rental use.

Q: What are the HOA fees and taxes on 3390 Ocean Shore Blvd Unit 402?

The condominium association fee is $600 per month, which includes building insurance and trash service. Annual property taxes are approximately $6,798. All current special assessments have been paid by the seller.

Q: Has the building passed its Florida milestone structural inspection?

Yes. Ocean Aire Condominium completed its Phase 1 milestone inspection in October 2024 with zero structural deficiencies identified. The building also received a new TPO roof in 2022 and a new elevator. This matters in Florida, where post-Surfside legislation has left many older coastal condominium buildings facing large special assessments.

Q: Are there infrastructure improvements underway near 3390 Ocean Shore Blvd?

Yes. Volusia County has begun construction on a new sidewalk and pedestrian crossing serving this stretch of Ocean Shore Boulevard, improving walkable access on the barrier island.

The first impression

You open the front door and the Atlantic is simply there — framed, edge to edge, like the building was designed around a single window.

That is the honest pitch for this residence, and everything else is detail. Unit 402 sits on the top floor of Ocean Aire, a small four-story condominium on the barrier island in Ormond-by-the-Sea. Directly oceanfront. Nothing between the glass and the water but dune and sand — and on that sand, no cars. This is a no-drive beach on a coast that is nationally known for letting vehicles onto it.

What sets it apart from every other oceanfront condominium in this price range is what sits above it: a private, gated, 1,400-square-foot rooftop deck belonging to this unit alone. Sunrise over the Atlantic on one side. Sunset over the Halifax River and the Intracoastal on the other. It is, in practical terms, a second home on top of the first one — and it is the reason people who walk this property tend to stop talking for a moment.

At a glance

Price: $699,000
Layout: 3 bed · 2 bath
Interior: 1,900 sq ft
Private rooftop: 1,400 sq ft
Position: Top floor, oceanfront
Association fee: $600 / month
Annual taxes: ~$6,798
Minimum lease: 1 month
Milestone inspection: Passed clean
Roof: New in 2022
Parking & pets: Assigned · pets OK
The beach: No-drive zone
Views: Ocean & Intracoastal
Furnishings: Negotiable
MLS: FC318735

The residence

An oceanfront penthouse built around the view.

The floor plan opens rather than divides — kitchen, dining and living read as one bright room with the ocean at the end of it. The chef's kitchen carries stone countertops, solid wood cabinetry and an illuminated sitting bar that becomes the natural gathering point when there are people over.

The primary suite is on the main level, with a spa-inspired bath. Two further bedrooms give you room for family or guests without anyone feeling stacked on top of anyone else. An electric fireplace anchors the living area for the handful of evenings each winter when Florida decides to be cool.

Wood and tile throughout. In-unit laundry. Full-size appliances. Furnishings are negotiable — the unit can convey turnkey.

Panoramic picture window framing the Atlantic Ocean and beach from inside the oceanfront penthouse at 3390 Ocean Shore Blvd, Ormond Beach

The location

Ormond‑by‑the‑Sea: the quiet stretch of a famous coast.

Ormond-by-the-Sea is the barrier-island community sitting between the Atlantic and the Halifax River, just north of Ormond Beach and about ten miles up the coast from Daytona. It is residential rather than resort — low buildings, long sightlines, and a beach that stays legitimately quiet even in season.

The beach here is a no-drive zone. That is worth sitting with for a second. Volusia County is famous for letting cars onto the sand — it is the thing the coastline is known for. This stretch is closed to vehicles. No traffic, no engines, no watching for bumpers while your grandchildren play. On a coast where beach driving is the default, car-free sand is genuinely scarce, and it is the difference between a beach you look at and a beach you use.

County ordinance also restricts pets to specifically designated beach areas, which this is not — so the sand stays clean. It is protected sea turtle nesting habitat; Volusia recorded more than 1,100 nests in the 2026 season. Dolphins run the sandbar most mornings. Right whales migrate past this coast in winter.

The county has broken ground on a new sidewalk and pedestrian crossing serving this stretch of Ocean Shore Boulevard — walkable access improving in real time, not on a wish list.

Everything you would actually drive to is close. Downtown Ormond Beach and its restaurants are minutes away. Daytona Beach International Airport is about fifteen minutes. Historic St. Augustine is a comfortable forty-five minutes north, and Orlando is roughly an hour and fifteen southwest.

Aerial view of the car-free no-drive beach and Atlantic coastline at Ormond-by-the-Sea, Florida, with no vehicles on the sand

For investors

The investment case.

Set the view aside for a moment. There are four things about this asset that are difficult to find together in oceanfront Florida right now.

Day minimum lease

The association permits a one-month minimum term. Many oceanfront associations in Volusia County require three, six, or twelve months. A 30-day floor materially widens who you can rent to and how you can use the shoulder seasons.

Structural deficiencies

Ocean Aire passed its Phase 1 milestone inspection in October 2024 clean. In post-Surfside Florida, where aging coastal buildings are handing owners six-figure assessments, a clean milestone is a real balance-sheet item — not a footnote.

Outstanding assessments

New TPO roof in 2022, new elevator, and all current special assessments paid in full by the seller at closing. The major capital items on a 1984 building have already been addressed.

3,300

Total usable square feet

1,900 interior plus 1,400 of private deeded rooftop. Priced against interior area alone the unit runs about $368 per square foot; against total usable space the number tells a very different story.

The seller has reduced the price from $799,000 to $699,000. Rental performance depends on furnishing, management, season and market conditions, and nothing here should be read as a projection or a guarantee of income. Buyers should verify association rules, rental restrictions, insurance, and tax treatment independently and consult their own financial and legal advisors.

Request the full package

Questions

Questions buyers ask about this Ormond Beach penthouse.

What is the price, and has it changed?

The penthouse is offered at $699,000, reduced from an original list price of $799,000. That is approximately $368 per square foot of interior space — and that figure does not account for the private 1,400 sq ft rooftop deck deeded to the unit.

What is the minimum rental period?

The Ocean Aire association permits a one-month minimum lease. Many oceanfront condominium associations in Volusia County require three, six, or twelve-month minimums, so a 30-day floor gives an owner considerably more flexibility for seasonal and shorter-term use. Buyers should review the association's current rules and any rental registration requirements directly.

What are the association fees and taxes?

The condominium fee is $600 per month, which includes building insurance and trash service. Annual property taxes are approximately $6,798. Florida taxes reassess on transfer, so your figure will differ — verify with the Volusia County Property Appraiser for your situation.

Has the building passed its Florida milestone inspection?

Yes. Ocean Aire completed its Phase 1 milestone inspection in October 2024 with zero structural deficiencies. The building also received a new TPO roof in 2022 and a new elevator, and all current special assessments have been paid. This matters: Florida's post-Surfside legislation has left many older coastal buildings facing large structural assessments, and a clean milestone removes a meaningful category of risk.

Where exactly is Ormond-by-the-Sea?

It is an unincorporated barrier-island community in Volusia County, Florida, between the Atlantic Ocean and the Halifax River (the Intracoastal Waterway), immediately north of Ormond Beach and roughly ten miles north of Daytona Beach. The character is residential and low-rise rather than resort.

Can you drive on the beach here?

No — this is a no-drive beach. Volusia County permits beach driving along much of its coastline, which makes the car-free stretches genuinely uncommon. The sand in front of this building is closed to vehicles: no traffic, no parking on the beach, no engine noise. For families and for anyone who actually intends to use the beach rather than just look at it, this is one of the most meaningful differences between otherwise comparable oceanfront addresses in the county.

What is the beach itself like?

Quiet, wide, clean and car-free. County ordinance restricts pets to specifically designated beach areas, which this stretch is not. It is protected sea turtle nesting habitat — Volusia County recorded more than 1,100 nests in the 2026 season. Dolphins are a common sight along the sandbar in the mornings, and North Atlantic right whales migrate past this coast in winter.

Are there any infrastructure improvements planned nearby?

Yes — construction is already underway on a new county sidewalk and pedestrian crossing serving this stretch of Ocean Shore Boulevard, improving walkable access between the beachside residences and the Intracoastal side of the barrier island.

How far is it to airports and cities?

Daytona Beach International Airport is about fifteen minutes. Downtown Ormond Beach is minutes away. Historic St. Augustine is roughly forty-five minutes north; Orlando and the theme parks are about an hour and fifteen minutes southwest; Orlando International Airport is roughly ninety minutes.

Are pets allowed? Is parking assigned?

Pets are permitted up to 100 lbs, subject to association rules. The unit conveys with one assigned parking space. Furnishings are negotiable and the residence can convey turnkey.

How do I see it?

Showings are arranged through the listing brokerage, Stiles Real Estate Co. Contact details are below. Buyers working with their own agent are welcome — cooperating compensation is offered.

The whole ocean,
from your own roof.A top-floor oceanfront penthouse for sale in Ormond‑by‑the‑Sea, Florida, with 1,400 square feet of private sky above it.