How much are riverfront condos in Cocoa, FL?
Riverfront condos in Cocoa run from about $388,000 at 115 River Drive to $835,000 at Riverside Landing, with Oleander Pointe near $525,000 and Whitley Bay near $707,500. Monthly association fees range from $670 to $1,399.
There are four riverfront condominium addresses in Cocoa, and you can drive past all of them in under ten minutes. That is the entire market. Everything else people call a Cocoa Village condo is a townhome, an apartment building, or a house on Indian River Drive.
The number that decides these purchases is not the sale price. It is the monthly fee, and in two of the four buildings that fee is a four figure line item before you have paid a dollar of tax or insurance. Buyers who underwrite on price alone find out at the estoppel, which is late.
Here is each building, what its fee covers, and how old the concrete is. That last one matters more every year Florida condo law tightens. If you want a house on the water instead, Carlton Terrace and the new construction at Riverwalk of Cocoa are the two places to look.
The Four Riverfront Buildings
Oleander Pointe
Oleander Pointe is the largest of the four, three phases on Riverside Drive completed in 1998 and 1999, nine stories of concrete and stucco with storm shutters. Fees sit at $793 a month for most residences and $950 for the larger stacks, which is $9,516 to $11,400 a year. For that you get elevators, a secured lobby, off site management, grounds and trash, plus a pool, spa, clubhouse, fitness center, tennis, pickleball and a basketball court. Residences run 1,479 to 2,645 square feet at roughly $348 per square foot. A handful of units convey a boat slip.
Whitley Bay
Whitley Bay went up in 2004 on Indian River Drive and Delannoy Avenue, just east of US 1 where the 520 causeway leaves the mainland. Fees run $1,030 to $1,399 a month, so $12,360 to $16,788 annually, and they include cable television along with the pool, fitness center, spa, clubhouse, elevators, secured lobby, grounds and trash. Floor plans are the biggest on the Cocoa river at 2,101 to 2,910 square feet, three and four bedrooms, block and concrete construction. One thing to confirm in writing: the complex contains more than one condominium association, so know which one your unit belongs to before you read a budget.
Riverside Landing
Riverside Landing is the boutique building, also 2004, on the quieter south end of Riverside Drive. Every residence is a 2,600 square foot four bedroom with impact windows, and the fee is a flat $1,287 a month, $15,444 a year, identical across the building. It buys cable television, a clubhouse, fitness center, elevator, owner storage, spa, grounds, trash, off site management, round the clock security with entry intercom, and a fire sprinkler system. There is a dock. At $321 per square foot this is the priciest riverfront square footage in the city, and units surface rarely.
115 River Drive
115 River Drive is the entry point, three low rise phases built between 1977 and 1986 on Indian River Drive, two blocks north of the Village. Fees run $670 to $845 a month, $8,040 to $10,140 a year, covering grounds, trash, a pool, clubhouse, tennis, shuffleboard, and a community boat dock with slips. Residences run 1,388 to 2,000 square feet at about $219 per square foot, Spanish styling with membrane roofs. Pets are permitted, worth confirming against your own situation in the documents. These move faster than the rest of the riverfront, typically under contract in about six weeks.
The Townhome Answer
Cottages at Cocoa Village
If the four figure fee is the sticking point, Cottages at Cocoa Village is the alternative worth understanding. It is a very small enclave of townhomes on Florida Avenue, built in 2024 and 2025, three or more levels, block and frame with impact windows and two car garages, 1,622 to 2,522 square feet. Prices ran $475,000 to $724,950, typically near $623,425. The fee is $150 a month, $1,800 a year, covering grounds maintenance. That is the trade: no pool, no elevator, no dock, and the roof and exterior sit on your side of the ledger. Upper floors look toward the bridge and the river rather than sitting on it. They also took the better part of seven months each to sell, so there is negotiating room the buildings do not offer.
What The Fees Look Like Side By Side
| Building | Built | Size Range | Typical Price | Monthly Fee | Fee Per Sq Ft |
|---|---|---|---|---|---|
| Oleander Pointe | 1998 to 1999 | 1,479 to 2,645 sq ft | $525,000 | $793 to $950 | About $0.49 |
| Whitley Bay | 2004 | 2,101 to 2,910 sq ft | $707,500 | $1,030 to $1,399 | $0.42 to $0.57 |
| Riverside Landing | 2004 | 2,600 sq ft | $835,000 | $1,287 | About $0.50 |
| 115 River Drive | 1977 to 1986 | 1,388 to 2,000 sq ft | $388,000 | $670 to $845 | About $0.47 |
| Cottages at Cocoa Village | 2024 to 2025 | 1,622 to 2,522 sq ft | $623,425 | $150 | About $0.07 |
Run the fee per square foot and the four buildings land in a narrow band, roughly 42 to 57 cents a month. That is the honest read: nobody on the Cocoa riverfront is meaningfully cheaper to carry than anybody else once you adjust for size. The townhomes sit an order of magnitude below because they deliver an order of magnitude less.
What The Fee Does Not Cover
Your fee is not your total housing cost. It does not include property taxes, and it does not include the interior unit policy you carry on top of the association master policy. Read our Florida homeowners insurance explainer and the hurricane prep and insurance piece before you commit to a number, and check the Brevard County flood zone for the specific building against the county flood zone information page. It also does not include special assessments. Ask for the last two years of board minutes, the current reserve schedule, and any assessment on the books.
Building Age And The Inspection Paperwork
Florida requires a milestone inspection on condominium buildings three habitable stories or more, due by December 31 of the year the building turns 30 and every ten years after, under Florida Statute 553.899. A local enforcement agency can move that to 25 years where conditions such as proximity to salt water warrant it. Phase one is a visual structural assessment. Phase two only happens if phase one finds substantial deterioration.
Applied here: the 115 River Drive buildings, dating to 1977 through 1986, are decades past the 30 year mark, so confirm whether they meet the three story threshold and, if they do, ask for the file. Oleander Pointe reaches 30 in 2028 and 2029. Whitley Bay and Riverside Landing, both 2004, reach it in 2034. Ask the association for the phase one report, any phase two, and the structural integrity reserve study while your inspection period is still open. A building that has already done the work and funded the result is worth paying for. One that has not is a negotiation.
Frequently Asked Questions
Can you walk to Cocoa Village from these buildings?
Whitley Bay and Cottages at Cocoa Village are the shortest walks. Riverside Landing sits on the south edge and 115 River Drive is two blocks north. Oleander Pointe is a longer stroll down Riverside Drive. All of them are close enough to reach historic Cocoa Village and the Friday street party on foot or by golf cart.
Which Cocoa condos have boat access?
Oleander Pointe has units that convey a slip, 115 River Drive has a community dock with slips, and Riverside Landing has a dock. If a slip matters, put it in the search criteria from the first day, because slip inventory does not track unit inventory.
How long do riverfront condos take to sell in Cocoa?
Typical time to a contract runs about six weeks at 115 River Drive, roughly three months at Oleander Pointe and Whitley Bay, and longer for the townhomes. This is a patient market. If you are selling, price it right the first time. If you are buying, you usually have time to read the documents properly.
Read next: Titusville Riverfront Condos Compared: The Three Buildings
Let Us Read The Documents With You
Related on the Space Coast: hurricane rated garage doors on Space Coast homes.
Condo buying in Cocoa is a paperwork sport. The view sells itself, but the budget, the reserve study and the milestone file are what determine whether the number you underwrite is the number you live with. If you want to tour all four buildings back to back and compare the estoppels honestly, my partner Nichole and I got your back. Call or text (321) 212-7676 and we will set it up. If you are still weighing the whole market, start with our Cocoa buyers guide and the Space Coast waterfront overview.
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