The Ocean Ritz is one of the quieter buys on the Daytona beachside — a 21-story oceanfront tower at the calm north end of Atlantic Avenue, where nearly every residence is the same roughly 1,330–1,360 sq ft 2-bed/2-bath with a deep oceanfront balcony. That uniformity is underrated: comps are clean, pricing is honest, and you're not paying a premium for a one-off floor plan. Here's what a local Realtor wants you to know before buying or selling here — including the fee, inspection, and insurance questions the listing sites skip.
Ocean Ritz building details & amenities
| Address | 2900 N Atlantic Ave, Daytona Beach, FL 32118 (beachside, north end) |
|---|---|
| Year built | 1974 (county-era records vary slightly) |
| Stories / units | 21 stories; about 121 units, six per floor |
| Unit mix | Essentially all 2BR/2BA, ~1,330–1,360 sq ft plus ~415 sq ft oceanfront balconies; larger penthouses |
| Asking prices (July 2026) | $360,000–$575,000 among active listings; recent closings have centered in the high-$300Ks |
| Monthly fee | Set annually by the association and moving with insurance costs — published figures online are mostly stale. Ask me for the current fee and budget; I'll pull it same day. Fee covers water, sewer, trash, pest control, building insurance, exterior/grounds maintenance, pool, gym, and reserves. |
| Rental policy | 3-month minimum is reported; not a condo-hotel. Confirm current rules with the association before buying for rental income. |
| Pet policy | Reported as 2 pets up to 20 lbs each — confirm with the association |
| Parking / laundry | Underground assigned parking; laundry room on each floor, and in-unit washer/dryers are permitted |
| Amenities | Heated oceanfront pool and deck, renovated gym, social room with kitchen and pool table, BBQ area, shuffleboard, secured entry and beach access, on-site manager |
| Flood zone | FEMA's current maps place the building site in Zone X (minimal hazard) with Zone VE on the seaward dune/beach (FEMA NFHL, checked July 2026) |
| Milestone inspection / SIRS | A 1974 building over 3 stories is squarely inside Florida's milestone inspection and SIRS requirements — the reports exist; review them before you offer (see below) |
What it costs to own at Ocean Ritz
The association fee here is genuinely all-in — water, sewer, trash, pest control, building insurance, exterior maintenance, amenities, and reserves — so compare it against a house's separate bills before calling it high. What I won't do is quote you a dollar figure from the internet: published Ocean Ritz fee numbers are stale, and coastal association budgets have moved a lot since 2022 as insurance repriced. I pull the current fee, what it includes, and the reserve funding straight from the live MLS and association documents — call or text me and you'll have it the same day.
On insurance: the association's master policy covers the structure; you carry an HO-6 policy for your unit's interior and contents. FEMA's current flood maps put the building site itself in Zone X — the beach in front is VE, but the tower footprint is mapped minimal-hazard, which most buyers here never hear (FEMA NFHL, July 2026). That keeps unit-level flood coverage optional for most lenders and comparatively cheap to add. Full local numbers: Daytona Beach flood insurance guide.
Milestone inspection & reserves: the 1974 question
Every Florida condo three stories or taller now lives under the post-Surfside rules: a milestone structural inspection once the building hits the statutory age (with re-inspections every 10 years) and a Structural Integrity Reserve Study (SIRS) with real reserve funding behind it. A 1974 oceanfront tower is well past the age threshold, so for Ocean Ritz this isn't a future worry — it's paperwork that already exists.
That's actually good news for a careful buyer: instead of guessing, you can read the milestone report, the SIRS, and the reserve schedule before you sign. I request all three with every offer I write here, and I'll walk you through what they say in plain English — what's been done, what's funded, and whether a special assessment is realistically on the horizon. My full explainer: Florida condo reserves & SIRS, explained.
Who Ocean Ritz fits
With a reported 3-month minimum rental period, this is not a vacation-rental machine — and the building is calmer for it. It fits full-timers, snowbirds, and long-horizon second-home owners who want direct ocean frontage at a six-figure discount to the newer Shores towers. The all-2BR stock means you're rarely competing against wildly different units when you buy, and when you sell, your comp set is the building itself.
Frequently asked questions
How much do Ocean Ritz condos cost?
As of July 2026, active listings ranged from about $360,000 to $575,000, with recent closed sales centering in the high-$300,000s. Nearly all units are the same 2-bed/2-bath layout, so condition, floor height, and view drive the spread.
What is the monthly HOA fee at Ocean Ritz?
The association sets it annually and it has moved with insurance costs, so published figures online are unreliable. It covers water, sewer, trash, pest control, building insurance, exterior maintenance, pool, gym, and reserves. Ask Robert Kirkland for the current fee and budget — pulled same-day from the live MLS and association documents.
Can I rent out an Ocean Ritz condo?
A 3-month minimum rental period is reported, and it is not a condo-hotel — so it suits seasonal/annual rentals, not Airbnb. Confirm the current policy with the association before buying for rental income.
Has Ocean Ritz completed its milestone inspection?
As a 1974 building over three stories, Ocean Ritz falls fully under Florida's milestone inspection and SIRS requirements, so the reports exist and are the key documents to review before offering. Robert requests the milestone report, SIRS, and reserve schedule with every offer here.
Is Ocean Ritz in a flood zone?
FEMA's current flood maps place the building site itself in Zone X — minimal flood hazard — with Zone VE mapped on the beach and dune seaward of the tower (FEMA NFHL, checked July 2026). Unit-level flood coverage is typically optional and comparatively inexpensive here.