28 TREETOP CIRCLE, ORMOND BEACH, FL, 32174
Active1 days on marketListed Jul 31, 2026MLS #FC320278
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Sun, Aug 2
12:00 PM – 2:00 PM
About this home
28 TREETOP CIRCLE
Welcome to 28 Treetop Circle, a beautifully maintained pool home in the gated Plantation Bay Golf & Country Club community in Ormond Beach, Florida. With its charming coastal cottage feel, cedar shake accents and lush, park-like landscaping, this inviting 2-bedroom, 2.5-bath home offers timeless character, flexible living space and the indoor-outdoor lifestyle Florida is known for. A separate bonus room/den adds valuable flexibility and can easily serve as a home office, hobby room, media room, additional sitting area or potential third bedroom. The spacious primary suite includes a beautifully updated ensuite bath with walk-in shower and French doors to the pool. Inside find soaring volume ceilings, tile flooring throughout, skylights, recessed lighting and an abundance of natural light that creates a bright, open and welcoming atmosphere. The updated kitchen features 2019 appliances and flows into a charming bright breakfast sunroom -an inviting place to enjoy your morning coffee or a casual meal while overlooking the beautiful gardens. Step outside and discover what truly makes this home special: a solar-heated pool, (2024 solar panels installed), providing energy-efficient enjoyment throughout the seasons. This private outdoor retreat creates the perfect backdrop for relaxing or entertaining. A paver driveway and walkway enhance the home's curb appeal. Additional updates and features include a 2018 roof, 2023 water heater, and 2015 HVAC. Located in desirable Plantation Bay Golf & Country Club, residents have the opportunity to enjoy golf, dining, fitness, tennis, pickleball, bocce and social amenities through OPTIONAL membership programs. Conveniently located near shopping, dining, medical facilities, I-95 and just minutes from the beautiful beaches of Ormond Beach and Flagler Beach.
Facts & features
The home at a glance
2
Bedrooms
2.5
Bathrooms
2,430
Sqft
0.29 ac
Lot size
2
Garage
1987
Year built
One
Levels
$181
Per sqft
Inside
Outside & construction
Community & fees
Utilities & systems
The numbers
What it really costs
Built from this home's actual numbers — the most recent property-tax bill on record and the real association fee — not generic estimates.
$3,251 /mo · 3.5% down FHA, 30-yr fixed at 6%
The assumptions
FHA is the default here because it gets you in the door with just 3.5% down. Switch to Conventional or VA below.
These numbers assume a generic buyer — your credit, down payment and loan program change them. Get the real quote in minutes:
Andrew Acosta
Acosta Home Loans with PRMG · NMLS #1468866
Run your own numbers
Estimated payment
$3,251/mo
Includes FHA mortgage insurance and the financed 1.75% upfront premium. Taxes reflect the most recent bill on record; insurance is a typical-Florida estimate. Your lender’s numbers will differ. CENTURY 21 Edge partners with Florida’s best lenders.
Value check
Is the price right?
The internet’s favorite home-value number comes from a single automated model that has never seen the street, the finishes, or the view — which is why it routinely misses by tens of thousands of dollars. The edgeAI estimate combines multiple independent data sources with our team’s on-the-ground expertise in this exact market.
$/sqft vs PLANTATION BAY SUB
$181 vs $177
Days on market
1 vs 41 typical
Where $181/sqft sits among the 7 homes for sale in PLANTATION BAY SUB
The edgeAI estimate is a starting point, not an appraisal or a broker price opinion. It is generated from public records, listing data and market modeling, and is subject to change once a licensed real estate professional personally inspects the property. Condition, floor, view and lot are not fully captured by any model — ask us for a full comparative market analysis.
Where it sits
Inside Ormond Beach
Drive times from this address
Estimated driving times, typical traffic. Data © OpenStreetMap contributors.
Get to know Ormond Beach. See the full Ormond Beach guide →
ORMOND BEACH 32174 — neighborhood snapshot
Population
53,087
Median age
56.3
Median income
$67,817
Median home value
$315,100
Avg household
2.19
Households w/ children
4,692
For the school run
Volusia County School District
School assignments and ratings via edgeAI — always verify with the district.
The numbers that matter
The Ormond Beach market
$390K → $415K
Ormond Beach median sold, yr/yr
96.3%
Sale-to-list ratio (12 mo)
3 of 7
PLANTATION BAY SUB have cut their price
Median sold price, Ormond Beach, trailing 36 months (3-month rolling) · live MLS data.
This home is listed 10% above the ORMOND BEACH 32174 median. See the full Ormond Beach market guide →
Paper trail
This home's history
Reality check
What actually sold near 28 TREETOP CIRCLE
Asking prices are opinions — closed sales are facts. The most comparable homes that actually changed hands nearby in the last twelve months.
Sold · Mar ’26$375,000
55 KINGSLEY CIRCLE · same community
2 bd · 2.5 ba · 2,522 sqft · $149/sqft · 14 DOM
Sold · Mar ’26$385,000
78 KINGSLEY CIRCLE · same community
3 bd · 2 ba · 2,266 sqft · $170/sqft · 133 DOM
Sold · Mar ’26$314,000
3 TREETOP TRAIL · same community
2 bd · 2.5 ba · 2,156 sqft · $146/sqft · 152 DOM
Closed-sale data from the MLS, last 12 months, selected for similarity in size and location. No two homes are identical — ask us for a full comparative analysis.
Your home team
The pros in your corner
Buying a home is two conversations — the home and the money. Here’s who handles each, side by side, already working together.
Your agent
John Carpenter
CFO/Broker · CENTURY 21 Edge
Tours, negotiation, and every question about 28 TREETOP CIRCLE — start here.
Your lender
Andrew Acosta
Acosta Home Loans with PRMG · NMLS #1468866
Pre-approval, rates, and the real monthly number for 28 TREETOP CIRCLE — before you fall in love.
See it in person
Schedule a tour
Live availability from John's calendar — pick a time and it's booked. Confirmation lands in your inbox immediately.
Straight answers
28 TREETOP CIRCLE FAQs
What would the monthly payment be for 28 TREETOP CIRCLE?+
With 3.5% down on a 30-year FHA loan at 6%, the all-in payment lands around $3,251/mo — principal and interest, the actual property-tax bill, the $17/mo association fee and typical Florida insurance. The payment calculator on this page lets you switch loan type (FHA, Conventional, VA) and adjust the down payment, rate and term.
How much are the HOA fees at 28 TREETOP CIRCLE?+
The association fee works out to $17 per month. Ask us for the full association documents — they spell out exactly what the fee covers.
What are the property taxes on 28 TREETOP CIRCLE?+
The most recent tax bill on record (2025) was $3,544. A new owner's bill can differ once the sale price resets the assessed value — we can walk you through what to expect.
Are pets allowed at 28 TREETOP CIRCLE?+
The listing reports pets: Yes. Communities often layer on breed or weight rules — we'll verify the specifics with the association before you commit.
How does the price compare to other homes in Ormond Beach?+
At $439,000, this home is listed about 3% above the Ormond Beach median of $425,495. The market section on this page shows how the area is trending.
Which schools are assigned to 28 TREETOP CIRCLE?+
Pathways Elementary School (elementary), David C. Hinson Senior Middle School (middle), Mainland High School (high) — Volusia County School District. Always verify school assignments with the district before relying on them.
The brief
Three things that matter here
01Positioned at the premium end
$439,000 runs 10% above the ORMOND BEACH 32174 median — but at 2,430 sqft it's also 25% larger than the typical Ormond Beach listing.
02Your own pool
A private pool — the feature Florida buyers ask for first, already in the ground and included in the price.
03Fresh on the market
Only 1 day on market in a Ormond Beach market that averages 41 — if it fits, move quickly.
Keep looking
Similar homes nearby
Listing courtesy of ADAMS, CAMERON & CO., REALTORS · Kim Peran. MLS #FC320278.
IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by Stellar MLS.
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