Living in Florida's Space Coast
Broadview Manor
Broadview Manor is the oldest housing stock in this part of Cocoa. Manor Drive, Berkshire Drive and Circle Drive run between US 1 and North Indian River Drive, and the houses date to 1925 and 1935, with a few much newer builds mixed in. There is no association of any kind. Lots average about half an acre and everything is on septic with city water.
Broadview Manor In Cocoa, Florida
Broadview Manor was platted in the Florida land boom era and built out starting in the mid 1920s. You reach it by turning east off US 1 onto Broadview Drive, which becomes Manor Drive, or by coming up North Indian River Drive and turning west on Beverly Road. Berkshire Drive, Bedford Place and Circle Drive fill in the rest. The neighborhood sits on the strip of high ground between US 1 and the river road, roughly two to three miles north of Cocoa Village.
There is no homeowners association here. None, not voluntary, not mandatory, no dues, no covenants enforcement, no architectural committee. That is the trade you are making. It is why you find a 1,450 square foot 1930s cottage on one corner and a 4,372 square foot custom waterfront build from 2019 with a five car garage two streets over, and why the price band runs from $387,000 all the way to $1,775,000.
The architecture is the draw. Five of the last seven homes are two story, several are frame construction with stucco, and three carry balconies with river and Intracoastal views. Three are classified as historic in style, and a couple have been restored top to bottom with modern systems behind period detailing. Two are set up for multi generational living. This is the only neighborhood in my Cocoa coverage where you will regularly see hand crafted interior work from the 1920s.
Utilities are the recurring homework item. All seven homes are on septic tanks with City of Cocoa water. On a 1925 house that means asking two separate questions: how old is the drainfield, and what has been done to the original plumbing and electrical since. Sidewalks and street lights exist on part of the plat, which is a legacy of the original boom era layout and is rare for an unincorporated pocket this old.
Lots are generous by Cocoa standards at 0.22 to 0.92 acre with about half an acre typical, and garages range from a single bay on an original house to five on the newest one. Marketing time has run about 42 days. The per foot number, around $270, is high for the mainland, and it is paid for character, land and proximity to the river road rather than for square footage.
Broadview Manor At A Glance
What the 1920s plat between US 1 and the river actually offers.
| Detail | What you get |
|---|---|
| Detail | Value |
| Location | Between US 1 and North Indian River Drive north of Dixon Boulevard, Cocoa 32922 |
| Streets | Manor Drive, Berkshire Drive, Circle Drive, Broadview Drive, Bedford Place, Beverly Road |
| Built | 1925 to 2019, with most of the original stock from the mid 1920s and 1930s |
| Home size | 1,450 to 4,372 square feet, about 2,298 typical |
| Bedrooms | 3 to 5, with 2 to 7 baths |
| Lot size | 0.22 to 0.92 acre, about half an acre typical |
| Construction | Frame and stucco on the older homes, concrete block on the newer, shingle roofs |
| Levels | Mostly two story, several with balconies |
| Association | None. No mandatory dues, no voluntary association, no covenants enforcement |
| Waterfront | A small number of parcels front the Indian River with private frontage |
| Views | River and Intracoastal views from the upper floors on several homes |
| Utilities | City of Cocoa water with septic tanks on every lot |
| Garage | 1 to 5 spaces |
| Streetscape | Sidewalks and street lights on part of the plat |
| Days on market | Around 42 typical |
| Price range | $387,000 to $1,775,000, around $270 per square foot |
Broadview Manor Details
Houses From The Nineteen Twenties
Original stock here goes back to 1925. Frame and stucco, two stories, real interior millwork, balconies facing the water. Nothing else on the Cocoa mainland gives you that era in this quantity.
No Association At All
There are no dues, no covenants committee and no architectural review. You can paint the house, park the boat and build the shop. You also have no protection from what your neighbor decides to do.
A Very Wide Price Band
The range runs $387,000 to $1,775,000 on the same handful of streets, because a restored 1930s cottage and a 2019 custom waterfront with a boat house, a lift and a five car garage are both Broadview Manor.
Half Acre Lots On High Ground
Parcels average close to half an acre and reach nearly an acre. That is unusual this close to the river road, and it is why the mature oaks and the setbacks here feel different from newer plats.
Every Lot Is On Septic
City water, septic sewer, on all of them. On a house this old, budget a tank inspection and ask what has been done to the original plumbing and electrical. It is the single biggest variable in this neighborhood.
Walk And Cycle To The Village
North Indian River Drive runs south from here under old oaks straight into historic Cocoa Village. Owners here walk, run and ride it, and the front porches on this side face the launch pads across the water.
Homes For Sale In Broadview Manor
Homes for sale in Broadview Manor on Manor Drive, Berkshire Drive and the surrounding streets in Cocoa 32922 are listed below. Turnover is low here, and the character houses tend to attract a specific buyer.
Broadview Manor Frequently Asked Questions
Where is Broadview Manor?
In Cocoa 32922, on the ground between US 1 and North Indian River Drive north of Dixon Boulevard, roughly two to three miles north of historic Cocoa Village. Enter east off US 1 on Broadview Drive, which becomes Manor Drive.
Is there a homeowners association?
No. There is no mandatory association and no voluntary one. No dues, no covenants enforcement and no architectural review apply to these parcels.
How old are the houses?
The original stock dates to 1925 through the 1930s, with several homes rebuilt or replaced later. One custom waterfront home on the plat was built in 2019, which is why the range extends to 2019.
Are the homes waterfront?
A small number front the Indian River with private river frontage, and one of those set the top of the price range at $1,775,000 with a boat house, a lift and a guest cottage. Most homes are a block or two inland with upper floor water views.
Are the homes on septic?
Yes, every one, with City of Cocoa water. On houses of this age a septic inspection and a look at the original plumbing and electrical are the two things I insist on before closing.
How large are the lots?
0.22 to 0.92 acre, averaging close to half an acre. That is a lot of land for a location this close to the river road and to Cocoa Village.
Why is the price per square foot so high?
Around $270 a foot reflects age, character, land and proximity to the water rather than size. Restored 1920s houses on half acre lots near the river are a limited supply on the Space Coast.
Can you see rocket launches from Broadview Manor?
Yes. The plat faces east toward the Indian River and the launch pads at Cape Canaveral and Kennedy Space Center. Several of the two story homes here have balconies specifically oriented that way.
Manor Drive off Broadview Drive, Cocoa 32922
The plat occupies the ribbon of land between US 1 and North Indian River Drive. Broadview Drive comes in from US 1 on the west and turns into Manor Drive, while Beverly Road and Bedford Place connect east toward the river road. Dixon Boulevard is the major cross street just south, and the newer gated community at Riverwalk of Cocoa sits immediately south down Indian River Drive.
Drive times: historic Cocoa Village in about five to eight minutes south on Indian River Drive or US 1, the State Road 520 causeway to Merritt Island in ten to fifteen minutes and Cocoa Beach in twenty five, Port Canaveral around half an hour, Interstate 95 about ten minutes west on 520, Kennedy Space Center roughly thirty minutes north, and Orlando International Airport just under an hour.
Near Broadview Manor In Merritt Island
Considering Broadview Manor?
Whether you are buying in Broadview Manor or thinking about selling here, work with an agent who is in these neighborhoods every week. My partner Nichole and I got your back. We will run the numbers on any address, tell you straight what it is worth, and handle the whole process from the first showing through the closing table. Call or text (321) 212-7676.
Breathtaking panoramic views, gorgeous custom-built waterfront home on Intercoastal Waterway. Unbelievable location, watch rocket launches w/unobstructed views. Multiple ...
- 5 Beds
- 7 Baths
- 1084189 MLS
