Tomoka Oaks is the established, tree-lined section of Ormond Beach where older live oaks shade the streets and many homesites run close to half an acre. If you are shopping this part of town, here is what makes the neighborhood unique, and what is changing on the old golf course in 2026.
Where it is and how it feels
Tomoka Oaks sits in ZIP 32174, roughly between Nova Road and Granada Boulevard (State Road 40), with I-95 close by and Tomoka State Park and the Tomoka River just to the north. The neighborhood grew up around the Tomoka Oaks golf and country club, and it kept its big trees and custom homes after the course closed. Annual HOA dues are modest in most sections, reported in the neighborhood guides at roughly $200 to $600 a year, through the Tomoka Oaks Homeowners Association.
Big news: Tomoka Reserve on the old golf course
On March 24, 2026, the Ormond Beach City Commission voted 3-2 to approve a development order for Tomoka Reserve: 254 single-family homes on about 147.94 acres of the former golf course, with the first phase covering 24 lots. The developer, Triumph Oaks of Ormond Beach I, LLC, bought the shuttered course in 2021. The Tomoka Oaks homeowners association filed a writ of certiorari in April 2026, and on May 20, 2026, residents asked a court to reverse the approval and halt construction. The project has moved through the preliminary plat stage (first submittal June 5, 2026; site plan review comments July 1; revised traffic impact analysis July 23), but no construction was confirmed as of late 2026, so watch local reporting for the latest status. Either way, new construction coming to the ZIP is a sign of continued demand, and it makes the established larger lots in the original sections of the neighborhood more desirable.
Why larger lots matter
Homes in the tree-lined section sit on generous lots with mature trees, which is why you see pools and outdoor living rooms here that many newer Florida neighborhoods simply do not have room for. At 101 N Saint Andrews Dr, that means a screened pool with water features and travertine decking within a fully fenced backyard, plus a 27-by-22 air-conditioned garage and room to spare. Buyers who want both a big interior and space between neighbors come to Tomoka Oaks specifically for this combination.
Lifestyle and access
Granada Boulevard shopping and dining are minutes away, the Halifax River and Ormond's Atlantic beaches are a short drive, and Tomoka State Park sits right at the top of the neighborhood, with I-95 close for commuters heading south toward Daytona or north along the coast. The area is served by Volusia County Schools, with the feeder pattern for this part of the neighborhood typically running through Tomoka Elementary, David C. Hinson Sr. Middle, and Seabreeze High; confirm the current assignment for any specific address before you make an offer.
The bottom line for buyers
Tomoka Oaks offers the mature, larger-lot character that many newer communities cannot replicate, and the Tomoka Reserve approval shows that interest in this ZIP is not slowing down. If you value trees, space, and easy access to everything Ormond Beach offers, this neighborhood is worth a serious look right now.