91 Carriage Creek Way — Ormond Beach, FL 32174

The Property

91 Carriage Creek Way, Ormond Beach

91 Carriage Creek Way · Ormond Beach, FL 32174

Bedrooms

Bathrooms

2,330

Sq Ft

1988

Year Built

Listed at $399,000

$171 / sq ft · All-brick construction · Breakaway Trails

Property Highlights

All-brick construction — low maintenance, durable
Large enclosed tiled lanai opening to backyard
Cooled sun room (10×12) with roofed patio
Breakaway Trails — 24-hr gated community
Community pool, tennis courts, lakes & nature areas
Established, tree-lined neighborhood since 1988

🌿

Retirees & Empty Nesters

Gated security, single-story living, and a generous sun room — an ideal low-maintenance home for those downsizing in style.

👨‍👩‍👧‍👦

Growing Families

2,330 sq ft inside a safe gated community — with parks, playgrounds, and top-rated Volusia County schools nearby.

🏖️

Beach & City Balance

Minutes from Ormond Beach and the Atlantic coast, yet tucked into a quiet private community. Work remotely, live beautifully.

💼

Corporate Relocation

Easy access to I-95 and Daytona's business corridor. A move-in ready home in a proven community — no compromises on arrival.

Your Options

Three Ways to Sell. You Choose.

We give every seller a clear choice — not just a listing. Compare your options and pick the path that fits your timeline, certainty, and goals.

Option A

Cash Quick Close

$290,000

Net to Seller — Guaranteed

✓ Close in as little as 7–14 days
✓ No repairs, no prep, as-is
✓ No commissions, no showings
✓ 100% certainty — no contingencies
✗ Lowest net of the three options
✗ No open-market competition

Recommended

Option B

Concierge Program

$322,000

Net to Seller — Guaranteed

✓ $32,000 more than the cash offer
✓ Guaranteed net — no surprises
✓ Sell as-is — no repairs required
✓ No commissions charged to you
✓ Flexible close date
~Buyer sourced through our network

Option C

MLS Listing

$399,000

List Price — Market-Dependent

✓ Highest potential net to seller
✓ Full market exposure — MLS + web
✓ Only 2% listing commission
✓ Competitive buyer offers
~Showings & inspections apply
~Timeline depends on market activity

$290,000

Cash Offer

→

$322,000

Concierge Net

→

$382,325

Est. MLS Net (Best Case)

The Concierge advantage: You walk away with $32,000 more than the cash offer — guaranteed, as-is, with no commissions charged to you. Our fee comes from the buyer, not the seller.

Market Analysis

Comparable Sales — Breakaway Trails & Ormond Beach

$395,000

Ormond Beach Median Sale Price

$183

Avg $/Sq Ft — Nearby Comps

57–70

Avg Days on Market

Oct 2025

Most Recent Comparable Sale

Address	Sale Price	Beds	Baths	Sq Ft	$/Sq Ft	Sale Date
30 Creek Bluff Way, Breakaway Trails	$375,000	3	2	1,915	$196	Sep 2024
3 Holly Ridge Trail, The Trails	$395,000	3	2	1,958	$202	Sep 2024
148 Deep Woods Way, Breakaway Trails	$420,000	3	2	2,561	$164	Oct 2025
2 Silver Lake Way, Breakaway Trails (Active)	$465,000	3	—	2,330	$200	Active Listing
91 Carriage Creek Way — Subject Property	$399,000	3	2	2,330	$171	Listing 2026

Why $399,000 Makes Sense

At $171/sq ft, 91 Carriage Creek Way is priced below the comp average of $183/sq ft — a deliberate choice to drive strong early showing activity. Smaller 3/2 homes in the area are selling at $196–$202/sq ft. Our subject's larger 2,330 sq ft footprint, all-brick construction, and Breakaway Trails gated community premium justify upper-market positioning.

Key Differentiators

Solid brick exterior means lower insurance costs and nearly zero exterior maintenance — a selling point buyers will pay for. The enclosed, cooled sun room adds usable year-round square footage beyond the 2,330 sq ft base. The Breakaway Trails community commands consistent buyer demand, with the gated entry, community pool, and lake views attracting buyers who would pay premium over comparable non-gated listings.

Price Recommendation

$399,000

Priced to attract retail buyers seeking maximum value in a gated community — competitive with market while leaving room for motivated offers. The same square footage at 2 Silver Lake Way is listed at $465,000; we come in $66,000 below that, which creates immediate perceived value.

Strategy Note: If showing activity does not produce an offer within the first two weeks, we recommend evaluating a targeted price adjustment to stay ahead of buyer momentum. The goal is to sell in the sweet spot — not to sit.

How We Sell It

Your Marketing Plan

📷

Professional Photography & Drone

High-resolution interior and exterior photography plus aerial drone footage. Buyers make decisions online — we make sure 91 Carriage Creek Way stops the scroll.

🌐

Dedicated Property Webpage

Your home gets its own custom-built website — full gallery, property details, and a direct contact CTA. Not just a listing, a destination buyers can share.

🏠

MLS Syndication

Listed on the MLS and automatically pushed to Zillow, Realtor.com, Redfin, and hundreds of platforms. Maximum reach from day one.

📱

Social Media Campaign

Targeted exposure to buyers actively searching in Ormond Beach, Daytona, and greater Northeast Florida — reaching beyond the MLS.

🤝

Investor & Buyer Network

Direct outreach to our active network of buyers, investors, and agents specifically looking in Volusia County and Breakaway Trails.

📋

Full Transaction Management

Byron handles everything from offer to close — contracts, negotiations, inspections, title coordination, and final walkthrough. You don't navigate this alone.

Live Example — What Your Property Page Looks Like

292 Maxwell Drive — Dedicated Property Website

Every listing gets a page like this — professional, mobile-optimized, and built to convert browsers into buyers. Full photo gallery, property details, and a direct call-to-action.

292maxwelldr.pages.dev ↗

Location

Ormond Beach & Breakaway Trails

24-Hr

Gated Security

~5 mi

To Ormond Beach

~12 mi

To Daytona

32174

ZIP Code

Breakaway Trails is one of Ormond Beach's most established gated communities — featuring private lakes, a clubhouse, community pool, tennis courts, and nature areas. All-brick homes like 91 Carriage Creek Way are rare in this community and attract discerning buyers who know what they're looking for.

Your Agent

Why Byron at MaxRev

Local Market Expertise

Deep knowledge of Volusia County, Ormond Beach, and the Breakaway Trails community — so your home is priced to move and marketed to buyers already looking in this area.

Low 2% Listing Commission

You keep more of what your home is worth. Byron's 2% listing fee saves you thousands compared to a traditional 3% agent — with no reduction in service or marketing.

Three Genuine Options

Cash, Concierge, or MLS — Byron gives you a real choice, not just a listing pitch. You decide what matters most: speed, certainty, or maximum proceeds.

Professional Photography & Drone

Every listing gets pro-grade photos and aerial footage. In today's market, buyers decide online first — we make sure 91 Carriage Creek Way looks exceptional from the start.

Dedicated Property Webpage

Your home gets a custom website — not just an MLS link. A page that tells the full story and gives buyers a reason to call before someone else does.

Full Transaction Management

From listing day to closing day, Byron handles every detail personally. Contracts, negotiations, inspections, title coordination — you're never left wondering what's next.

Commission Comparison

What You Keep at $399,000

Byron charges 2% to list. Under current NAR settlement guidelines, buyer's agent compensation is negotiated separately. Here's how the three commission scenarios compare for you.

Traditional Agent

Standard 6% Commission

$23,940

Total Commission Cost

Listing agent: 3% ($11,970)
Buyer's agent: 3% ($11,970)
+ closing costs: ~$8,694

Est. Net to Seller

$366,366

Byron — Worst Case

Seller Covers Buyer's Agent

$15,960

Total Commission (4%)

Byron lists: 2% ($7,980)
Buyer's agent: 2% ($7,980)
+ closing costs: ~$8,694

Est. Net to Seller

$374,346

Byron — Best Case

Buyer Covers Their Own Agent

$7,980

Total Commission (2%)

Byron lists: 2% ($7,980)
Buyer's agent: $0 to seller
+ closing costs: ~$8,694

Est. Net to Seller

$382,326

Seller Net Sheet — Best Case (2% Total Commission)

Sale Price
Purchase Price	$399,000.00
Title & Escrow Costs
Owners Title Insurance	$2,070.00
Documentary Stamps / Transfer Tax ($.70 per $100)	$2,793.00
Closing / Settlement	$395.00
Search & Exam	$100.00
Estoppel Fee (estimate)	$250.00
Municipal Lien Search	$150.00
ID Verification	$20.00
Wire Fee — Payoff	$10.00
Wire Fee — Proceeds	$10.00
Real Estate Transaction Fee	$495.00
Commission
Listing Broker Compensation (2%)	$7,980.00
Buyer's Broker Compensation	$0.00
Prorations
Property Taxes Proration (Last Year Tax: $5,156.00)	$2,401.42
Total Selling & Escrow Costs	$16,674.42
Estimated Net to Seller	$382,325.58

All figures are estimates only and are not to be construed as actual closing figures. Closing date assumed 6/19/2026. Buyer's broker compensation negotiated separately per NAR settlement guidelines.

Your Savings vs. a Traditional 6% Agent

Worst case — you cover buyer's agent (4% total commission) Save $7,980

Best case — buyer covers their own agent (2% total commission) Save $15,960

Your Agent

About Byron Garber

Byron Garber

Realtor · MaxRev · Serving all of Northeast Florida

Byron Garber is a Northeast Florida real estate agent with MaxRev, working across Volusia County, Flagler County, Putnam County, and the greater Jacksonville area. With firsthand experience on both sides of the transaction — as a buyer, investor, and listing agent — Byron brings a practical, no-nonsense perspective to every deal. He works with a focused number of clients at a time, ensuring every seller receives direct, personal attention from listing day through closing day.

A Personal Commitment to You, Hans

You have three real options on the table: a $290,000 cash close, a guaranteed $322,000 through the Concierge program, or listing at $399,000 on the open market with an estimated net of $382,325. Whatever you decide, I will execute with full professionalism and complete transparency. When you list with Byron, you get Byron — not a team member, not an assistant. I will manage your listing personally, keep you informed every step of the way, and make sure you leave the closing table confident you made the right call.