Cape Canaveral is a condo town. Eighty-eight of the 134 properties that closed here last year were condominiums, and the communities are different enough from each other that picking by photos will get you the wrong one. This is all of them, side by side, on the four numbers that matter.
The Full Comparison
| Community | Sales | Median close | Median size | Price per sq ft | Monthly fee |
|---|---|---|---|---|---|
| Solana Shores | 6 | $850,000 | 2,327 sq ft | $406 | $1,030 |
| Ocean Oaks | 9 | $600,000 | 1,621 sq ft | $370 | $991 |
| Canaveral Sands | 3 | $560,000 | 1,222 sq ft | $458 | $730 |
| The Villages of Seaport | 9 | $505,000 | 1,686 sq ft | $300 | $1,111 |
| Solana on the River | 9 | $462,500 | 2,055 sq ft | $225 | $865 |
| Canaveral Towers | 3 | $463,000 | 1,145 sq ft | $404 | $1,085 |
| Bayport | 7 | $458,000 | 1,507 sq ft | $292 | $750 |
| Puerto Del Rio | 7 | $450,000 | 2,434 sq ft | $216 | $925 |
| Bayside | 6 | $446,250 | 2,031 sq ft | $249 | $765 |
| Shorewood | 6 | $445,000 | 1,891 sq ft | $236 | $825 |
| Solana Lake | 12 | $436,250 | 1,700 sq ft | $250 | $695 |
| Royal Mansion | 1 | $435,000 | 1,058 sq ft | $411 | $1,252 |
| Flores Del Mar | 1 | $425,000 | 1,778 sq ft | $239 | $775 |
| Costa Del Sol | 2 | $421,500 | 1,499 sq ft | $284 | $750 |
| Cape Winds | 2 | $407,500 | 962 sq ft | $423 | $665 |
The Three Solana Communities Are Not Interchangeable
People say Solana like it is one place. It is three, and they are $400,000 apart. Solana Shores closed at $850,000 with 2,327 square foot units at $406 per foot, and held 96.8 percent of original list. Solana on the River closed at $462,500 for larger units at $225 per foot. Solana Lake closed at $436,250 and was the highest-volume community in the entire city with twelve sales, at a $695 fee that is among the lightest in Cape Canaveral. Same name, three completely different buys.
Best Square Footage For The Money
Puerto Del Rio at $216 per square foot is the lowest in the city, and its median unit was 2,434 square feet, the largest of any community here. Shorewood at $236 and Bayside at $249 are the next two. If you are coming from a house and the thing you dread about condo living is the shrinkage, those three are where you will not feel it.
The Fee Is Not Proportional To The Price
Royal Mansion carried the highest fee at $1,252 a month on a 1,058 square foot unit, which works out to more than $14 per square foot per year. Cape Winds ran $665 on a similarly small unit. The Villages of Seaport charges $1,111 but delivers 1,686 square feet and holds its value better than almost anything in the city at 96.2 percent of list. Read the fee against what it covers, not against the purchase price.
Where There Was Room To Negotiate
Canaveral Towers closed at 84.2 percent of original list and Puerto Del Rio at 90.2 percent, the two softest in the city. On the other end, Solana Shores and Solana on the River both held 96.8 percent and The Villages of Seaport 96.2 percent. Writing an aggressive offer into one of those three is generally a way to lose the unit.
What We Check Before You Sign
Florida requires milestone inspections and structural integrity reserve studies for condo buildings of three stories or more once they reach a certain age, and the older Cape Canaveral buildings are squarely in scope. Whether a community has completed that work and funded its reserves changes what the unit is worth by more than any renovation inside it. We pull the association documents, the assessment history and the meeting minutes on every building before you go under contract.
Before you sign any representation agreement, understand transaction broker vs single agent in Florida.
Read next: Titusville Riverfront Condos Compared: The Three Buildings
Thinking About Cape Canaveral?
Cape Canaveral is my partner Nichole Barna’s coverage area and we work the north end of the beach together. Reach out to me at (321) 212-7676 or find Nichole at viewspacecoast.com. Either way you get the same team and the same data behind every number.
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