Volusia County has a large supply of older concrete block homes that need updating, and a steady flow of buyers moving in from out of state. That makes Daytona Beach a natural flipping market. It also has a rule that catches many first-time flippers here: in a flood zone, a big enough renovation can trigger a requirement to bring the whole house up to current flood standards.
In short: LendingStreet offers fix and flip loans on 1-8 unit investment properties in Daytona Beach and across Volusia County from $150,000 to $5M+. On some programs we finance up to 90% of cost and up to 100% of the rehab budget, with short-term, interest-only payments and closings in as little as 10 days. Exits are a sale or a refinance into a DSCR rental loan.
The classic Daytona Beach flip is a 1950s to 1970s concrete block home on the mainland in Holly Hill, South Daytona, Port Orange, Ormond Beach or the older Daytona neighborhoods: two or three bedrooms, terrazzo under the carpet, original windows, an older roof and dated kitchens and baths. Block construction is durable, so many of these projects are about systems, finishes, roofs and windows rather than structure.
Beachside flips in the Seabreeze area, Daytona Beach Shores and parts of Ormond Beach and New Smyrna Beach sell at higher prices but come with more flood zone, insurance and permitting complexity. In the western suburbs, flips skew toward 1980s to 2000s frame and block homes in Deltona and DeLand.
Buyers drive the finish level. Many buyers relocating from the Northeast and Midwest want move-in-ready homes with new roofs and impact windows, because insurance is now part of every Florida purchase decision. Local first-time buyers tend to focus on price and monthly payment. Pick the buyer before you pick the countertops.
In a FEMA special flood hazard area, local floodplain rules treat any improvement costing 50% or more of the building's market value (the structure only, not the land) as a substantial improvement. A substantially improved house generally has to meet current flood requirements, which for an older slab-on-grade home can mean elevation or other costly changes. Storm damage repairs count the same way under the substantial damage rule.
Cities and the county set how they measure market value and whether improvements are counted over time, so ask the local floodplain office before you finalize a scope. Flippers who know the threshold design the renovation to stay under it or price in the compliance work.
This example is illustrative and not a quote. An investor buys a 1960s block home in a flood zone in Holly Hill for $240,000. The local building official uses a structure value of $150,000, so the 50% threshold is $75,000. The first scope, at $92,000, would cross it. The investor trims it to $70,000 by keeping the existing layout and deferring a garage conversion, with an after-repair value of $405,000.
The loan covers 85% of the purchase ($204,000) and 100% of the rehab ($70,000), for $274,000, about 88% of the $310,000 total cost. Five months of interest on an average drawn balance is about $8,391. At sale, a 6% selling cost ($24,300), Florida documentary stamp tax on the deed at 0.70% (about $2,835, customarily paid by the seller in Volusia), $4,500 of purchase closing costs and $6,500 for taxes, insurance and utilities leave an estimated profit of about $48,474 before income taxes.
| Line item | Amount |
|---|---|
| Purchase price | $240,000 |
| Structure value used for the 50% test | $150,000 |
| 50% threshold | $75,000 |
| Original scope (crosses threshold) | $92,000 |
| Revised scope | $70,000 |
| Total loan | $274,000 |
| Estimated interest carry | $8,391 |
| After-repair value | $405,000 |
| Estimated profit before income taxes | $48,474 |
Hurricane season runs from June 1 through November 30. A project with the roof off or windows out in late August is exposed. Many local investors schedule roofing and window replacement for winter and spring, and keep builder's risk or vacant-property coverage with wind protection in place throughout the project.
After a major storm, roofers, insurance adjusters and building departments all get busy, and material prices can jump. Build slack into your timeline if you are working during the season.
Your buyer will need homeowners insurance, and Florida insurers look hard at roof age and condition. A flip with a new roof, impact windows or shutters and clean insurance inspection and wind mitigation reports is easier to insure, which widens the buyer pool. That is often the best money spent in a Daytona flip, even when cosmetic upgrades look more exciting.
Daytona Beach, Holly Hill, South Daytona, Port Orange, Ormond Beach, New Smyrna Beach, DeLand and Deltona each run their own building departments, and unincorporated areas go through Volusia County. Roofing, windows, electrical, plumbing and mechanical work generally need permits. Florida buyers' inspectors and title searches often turn up open or expired permits, which can delay a sale.
If the sale market slows, a renovated home with a new roof and mitigation features can make a good long-term rental, and its lower insurance helps a DSCR loan. A rate-and-term DSCR refinance can pay off the flip loan once the home is leased. See our Daytona Beach rate-and-term refinance page, and Florida fix and flip loans for statewide details.
Florida's tenant laws are statewide, and local rent control is effectively unavailable, so long-term rents follow the market. That makes holding a finished flip as a rental easier to underwrite than in many states, as long as the insurance and taxes fit the rent.
Our investor loans are business-purpose loans on non-owner-occupied property. Send the address, flood zone, purchase price, scope and budget, and comparable sales. We will size the loan and help you check the plan against the realities above. Use the form below or call (877) 298-1001.
On some programs, up to 90% of total cost and up to 100% of the rehab budget, depending on the deal and your experience.
In a special flood hazard area, improvements costing 50% or more of the structure's market value generally require bringing the building up to current flood standards.
In Volusia County the seller customarily pays the deed stamp tax, at 0.70% of the price.
In as little as 10 days with title, insurance and the scope ready.
Not necessarily, but schedule roof and window work carefully and carry coverage with wind protection.
Through draws after inspections confirm completed work.
Yes. A DSCR loan can pay off the flip loan once the home is leased.
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