Living in Florida's Space Coast
BEACH WOODS
Beach Woods is the townhouse neighborhood in Melbourne Beach where $445,000 was the median across 13 closed sales in the last twelve months, the association runs about $277 a month, and sellers closed at about 95 percent of original list. Built 1980 to 2006.
Beach Woods In Melbourne Beach, Florida
Beach Woods sits in Melbourne Beach, in the 32951 zip code, on Sand Dunes, River Villa, A1A and Sand. Over the last twelve months 13 of the 17 properties I tracked here actually closed, at a $445,000 median.
The housing stock is 16 townhouses and 1 single-family homes, built 1980 to 2006. The size range runs 923 to 2,532 square feet, which is wide enough that the neighborhood median tells you very little about any one property. Price it off the comparable sales on that street, not the plat.
Sellers closed at about 95 percent of original list, a normal working spread for beachside Brevard. The room that exists shows up on properties that have already cut once.
four of the 17 properties are waterfront. That single line is the biggest split inside Beach Woods, and a waterfront property and an interior one on the same street should never be priced off each other.
Beach Woods At A Glance
Every figure below comes from the last twelve months of Melbourne Beach market data for this neighborhood. Nothing here is an estimate.
| Detail | What you get |
|---|---|
| Housing type | 16 townhouses and 1 single-family homes |
| Home size range | Roughly 923 to 2,532 square feet, median about 1,404 |
| Bedrooms and baths | two to three bedrooms, two to three baths |
| Lot size | 0.02 to 0.08 acres, median about 0.03 |
| Year built | 1980 to 2006, median 1981 |
| Median sold price | $445,000 over the last twelve months |
| Sold price range | $355,000 to $975,000 |
| Price per square foot | About $337 median |
| HOA dues | $277 median a month, reported on 17 of 17 listings |
| Waterfront | 4 of 17, on the Atlantic |
| Private pools | None reported on the 17 recent listings |
| Garage | 14 of 17 listings reported a garage |
| Property tax | About $4,112 median annual, ranging widely with assessment history |
| Days on market | 25 days median, at about 95 percent of original asking price |
| Location | Melbourne Beach, 32951 |
Beach Woods Costs, Honestly
The line items that decide what this actually costs you, beyond the purchase price.
Insurance And Flood
Get the quote firstEvery address on this island is underwritten on its own elevation certificate, roof age and opening protection. Two properties on the same street can be thousands apart a year. I get you a real quote inside the inspection period, before the payment you are picturing becomes the payment you are stuck with.
The Seawall And The Dock
The item people forgetA seawall has a lifespan and replacing one is a five figure job. So is a dock, a lift and the electrical that runs them. On a property where the association may or may not own that structure, that question gets answered in writing before you go hard on a deposit.
The Tax Bill Resets
About $4,112 median todayThat is what the current owners pay, not what you will. Florida caps annual assessment increases for homesteaded owners and the cap resets on sale, so on a property somebody has held fifteen years your first bill can land materially higher. I run the reset number before you write.
Real Negotiating Room
About 95 percent of original listA 25 day median with closings near 95 percent of the original asking price. That is a narrow gap, so the win here comes from being ready to move rather than from grinding the price.
Beach Woods Features
Waterfront Available
4 of the 17 properties front the Atlantic. Verify the seawall condition, the dock permit and the actual depth at low tide before you rely on a listing photo.
Association On Record
A median of $277 a month across 17 of the 17 listings. I pull the budget, the reserve study and the last two years of minutes before you go under contract.
A Very Wide Price Range
From $355,000 to $975,000 on the same streets, so condition and location inside the plat decide price far more than the address does.
Original Era Housing
Median year built is 1981. Roof age, wiring and plumbing are the three things that decide both your insurance quote and your first five years of budget.
Garages Are Common
14 of the 17 listings reported a garage, which on the beachside is less common than buyers expect.
Minutes To The Ocean
The ocean is east and the river west, with A1A running the length of the island south toward Sebastian Inlet and north to the Melbourne Causeway.
Homes For Sale In Beach Woods
Every active Beach Woods listing, straight from the MLS and updated as it changes.
Beach Woods Frequently Asked Questions
What do homes sell for in Beach Woods?
The median closed price over the last twelve months was $445,000 across 13 sales, ranging $355,000 to $975,000. Median price per square foot was $337.
Does Beach Woods have an HOA?
Yes. The median reported association fee is $277 a month, on 17 of the 17 listings. What it covers varies, so I read the budget, the reserve study and the assessment history before you go under contract.
Is Beach Woods waterfront?
4 of the 17 properties front the Atlantic. Which water it is changes the price, and on canal or river frontage the seawall, the dock permit and the low tide depth all need checking before you rely on the photos.
Can you negotiate on price in Beach Woods?
Sellers closed at about 95 percent of original list over the last year. There is some room, and it tends to show up on properties that have already had a price cut. I price the offer off the specific comparable sales, not the neighborhood average.
What are property taxes like in Beach Woods?
The median bill on record is about $4,112, but that is what the current owners pay. Florida caps annual assessment increases for homesteaded owners and the cap resets when the property sells, so your first bill can be materially higher. I run the reset number before you write an offer.
What is the buying process like in Beach Woods?
I pull the closed comparable sales for the specific street, get a real wind and flood quote inside the inspection period, run the tax reset so the monthly payment you are picturing is the one you will actually have, and read whatever association or deed documents apply. Then we write. Call me at (321) 212-7676.
Melbourne Beach, 32951
Beach Woods sits in Melbourne Beach, in the 32951 zip code, on Sand Dunes, River Villa, A1A and Sand. The town runs south along A1A from the Melbourne Causeway toward Sebastian Inlet, and the further south you go the thinner and quieter the island gets.
That geography is the whole story on price down here. A Melbourne Beach address can mean a 1950s cottage two blocks from the pier or a gated riverfront community fifteen minutes south. Those are different markets that happen to share a post office.
Near Beach Woods In Melbourne Beach
Considering Beach Woods?
If Beach Woods is on your list, my partner Nichole and I are the agents to call. We work Melbourne Beach every week, we know these streets, and we will tell you straight whether a property is priced right. Reach out anytime at (321) 212-7676.
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