Bradford Park HOA Guide

Ormond Beach, Volusia County · HOA, CDD, rules, builders and amenities in plain English

At a glance

Location	Ormond Beach, Volusia County
Builders	Meritage Homes
Home types	Townhomes
HOA	Reported at about $225/month — confirm before relying on it.
CDD	Not confirmed — we're checking.
Status	Selling

Builders and starting prices

Starting prices as advertised in October 2026. Prices change often, and builders run incentives that come and go. Ask us for the current numbers before you visit.

Builder	Homes	From	Floor plans
Meritage Homes	Townhomes	$259,990	2 plans, about 1,566–1,808 sq ft, 3 bedrooms, 2.5 baths

Visiting the model homes? Bring your agent, or call us first, so you’re registered with the builder on your first visit.

HOA and CDD at Bradford Park

HOA

Dues: reported at about $225/month (listing data, Oct 2026) — confirm before relying on it.
Townhome buyers: ask what the HOA covers (roof, exterior, lawn, insurance) and what you cover.
Management company and HOA documents are not posted online yet.
Association: The Reserve at Bradford Homeowner's Association, Inc. (Florida not-for-profit). The community is The Reserve at Bradford (Bradford Park plat), developed by Meritage Homes of Florida, in Ormond Beach, Volusia County.
2025 budget: single-family homes $1,380.04 per year ($115 per month); townhomes $2,700.04 per year ($225 per month). The townhome amount includes an extra $1,320 for townhome landscaping. 260 units total (80 single-family, 180 townhomes). The budget does not fully fund reserves, so special assessments are possible. The budget is for 2025, so get the current year's figures.
Due at closing from the builder: a $1,000 working fund contribution (paid to the Declarant; may rise up to 25% a year), plus a reserve contribution of one-sixth of the annual assessment.
Due at every sale: a transfer fee of 10% of the current annual assessment, paid by the buyer.
Due on resales: a $1,000 CIAC capital contribution, paid by the buyer (the Association may raise it up to 25% a year).
Late payments: 18% interest plus the greater of 5% or $25 after 30 days. Fines can be up to $1,000 per violation or $100 per day.
The 2025 budget includes a management fee line, but the management company is not named in the documents on file.
Golf course note: some lots may border a golf course that is not HOA property, and owning a home there gives no right to use it.
Volusia County may create an MSBU (municipal services benefit unit) for streetlights and other infrastructure, which would be a separate charge. Owners consent to this by accepting a deed.

CDD

Not confirmed — we're checking. Ask us before you write a contract.
If a CDD applies, its assessment is billed on the Volusia County property tax bill and varies by lot.

Rules that affect daily life

Topic	What the documents say
Renting	No home may be leased for less than 6 months. Owners must give tenants (and any property manager) copies of the community documents, notify the Association with the tenant's and manager's contact information, and are responsible for tenant violations. No 'For Lease' or 'For Rent' signs are allowed for 24 months after the builder's first sale of a home.
Pets	Dogs, cats and other common household pets are allowed (types and breeds acceptable to the Board), but not for breeding or commercial use or in unreasonable numbers. Pets must be leashed or in a fenced yard. They may not be tied out or left alone in a yard, porch or patio. No dog runs, pens or dog houses. Owners must pick up waste. Pets are not allowed in the ponds. If the Board finds a pet is a nuisance, it must be removed within 48 hours of notice. Service dogs are exempt.
Vehicles and parking	Cars park in the garage or driveway only, never blocking the sidewalk, on the grass, or in guest spaces. Boats, jet skis, kayaks, campers, RVs, trailers of any kind, ATVs and commercial vehicles (lettering, ladders or racks) must be kept inside a closed garage. Clean personal pickups and vans used for daily driving are fine. Street parking is limited to guests (up to 24 hours) and oversized vehicles during daylight only. Golf carts and other vehicles may not be kept on common areas. Violating vehicles can be towed at the owner's expense.
Fences	Every fence needs written approval first. Conflict: the January 2025 Declaration allows beige PVC, black wrought iron or black aluminum up to 6 feet. The July 2025 Community Standards allow only black aluminum or wrought iron (no PVC, wood or chain link). Lots on a pond or conservation area are limited to black open metal no taller than 5 feet behind the house. Fences must start at least 5 feet back from the front corners of the home and stay out of drainage easements. Townhome yards may not be fully enclosed.
Pools and screen enclosures	In-ground pools, spas and hot tubs need written approval. Above-ground pools and fiberglass-shell pools are not allowed. Pool cages can be no taller than the roofline or one story and generally cannot extend past the sides of the home. Screen enclosures must have bronze or black aluminum frames with dark, non-opaque screen. Pool water may not be drained onto neighbors' lawns, streets or ponds.
Exterior changes	Any exterior change (including paint color, additions, landscaping changes, grading, lighting, play sets and basketball goals) needs prior written approval from the Architectural Committee. If the committee does not act within 60 days of a complete application, approval is not required. Street-facing windows need permanent window treatments within 30 days of move-in. No reflective film or foil. Garages may not be converted to living space. A newly bought lot without landscaping must be landscaped and irrigated within 120 days.
Hurricane shutters	Shutters and panels must be an approved type and color (panel, accordion or roll-up). They may go up 48 hours before a storm and must come down within 72 hours after the watch or warning ends. They may not stay closed during hurricane season. Impact windows and doors and reinforced garage doors are allowed. Generators and fixed fuel tanks need approval of color and style.
Signs and flags	No signs without approval, except one professional 'For Sale' or 'For Lease' sign up to 18 by 24 inches for up to 60 days after notifying the Association (no rental signs during the first 24 months). U.S. and Florida flags plus one military or POW-MIA flag are allowed, up to 4.5 by 6 feet, on a pole no taller than 20 feet.
Trash	Cans must be lidded and kept out of view, screened by landscaping if stored at the side of the house. They may go out no earlier than 7 p.m. the night before pickup and must be put away by 10 p.m. on pickup day.
Other restrictions	No outdoor clotheslines visible to neighbors. No spotlights aimed at neighbors. Yard sales are limited to 2 days a year, 6 a.m. to 5 p.m. Holiday decorations are allowed November 1 through January 31 and one week before or after other national holidays. No swimming or eating fish from the ponds. No discharging firearms, BB or pellet guns. The Association runs a private irrigation system that draws from community ponds and does not guarantee water supply.
Townhomes	Townhome owners maintain their own unit exterior, but the Association may handle routine lawn care and the fire-safety equipment on townhome lots (2025 First Amendment). It may also pressure wash or paint walls and shared roofs through a special assessment. Owners may not paint or alter a townhome's exterior without approval.

Amenities

Pool and cabana, basketball, pickleball, water features, and a tot lot.

Before you buy here

Bring your agent (or call us) before your first visit so you're registered with the builder.
Sales are run from Meritage's nearby Ridgehaven sales office. Call ahead.
Get what the HOA covers in writing.
Ask whether a CDD applies to your lot.
Ask the builder for its written warranty booklet.

Get the Bradford Park HOA packet

We’ll send you the HOA and CDD information we have on file and run the true monthly cost on any home you like, including HOA, CDD, taxes and insurance.

Request the HOA packet Call 386.449.9248 All communities

Sources: Builder website, listing-site data, and community directory (October 2026); Declaration of Covenants, Conditions and Restrictions for The Reserve at Bradford, recorded January 7, 2025 (Volusia Instrument 2025003349, Book 8651, Page 3876); First and Second Amendments, both dated June 13, 2025, recorded 2025; Articles of Incorporation and Certificate of Good Standing; Reserve at Bradford Community Standards, adopted July 2025; 2025 HOA Budget. All are more than 12 months old as of October 2026. The Declaration and the Community Standards conflict on allowed fence materials. A duplicate 'Copy' subfolder was ignored.

The Decker Group Brokered by Navy To Navy Homes
Garrett Decker, Broker Associate BK 3466920 · Mortgage Loan Originator NMLS 2567934, FLO Mortgage (Company NMLS 1835856) · Angel Decker, Sales Associate SL 3530137 · Brokerage CQ1038170
386.449.9248 · buyahomeatthebeach.com · BUILT ON TRUST. DRIVEN BY RESULTS.

Information provided by the builder/HOA and subject to change. Verify all fees, terms, and figures directly before relying on them. This page summarizes community documents in plain English and is not legal advice. Have a real estate attorney review contract and HOA questions.