Living in Florida's Space Coast
OPUS 21
Opus 21 is the condo building in Melbourne Beach where $700,000 was the median across one closed sales in the last twelve months, three of three properties front the Atlantic, and the association runs about $1,075 a month. Built 1978.
Opus 21 In Melbourne Beach, Florida
Opus 21 sits in Melbourne Beach, in the 32951 zip code, on A1A. Over the last twelve months one of the three properties I tracked here actually closed, at a $700,000 median.
The housing stock is 3 condos, built 1978. Sizes are consistent enough that the comparable sales here read cleanly.
Sellers closed at about 97 percent of original list, a normal working spread for beachside Brevard. The room that exists shows up on properties that have already cut once.
three of the three properties front the Atlantic, so water is the default here rather than the upgrade. What moves price is the condition of the seawall, the dock and the lift, and none of that shows in the photos.
Opus 21 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 | 3 condos |
| Home size range | Roughly 1,454 to 1,775 square feet, median about 1,511 |
| Bedrooms and baths | two bedrooms, two to three baths |
| Lot size | 0.05 to 0.13 acres, median about 0.13 |
| Year built | 1978, median 1978 |
| Median sold price | $700,000 over the last twelve months |
| Sold price range | $700,000 to $700,000 |
| Price per square foot | About $463 median |
| HOA dues | $1,075 median a month, reported on 3 of 3 listings |
| Waterfront | 3 of 3, on the Atlantic |
| Private pools | None reported on the three recent listings |
| Garage | 3 of 3 listings reported a garage |
| Property tax | About $7,835 median annual, ranging widely with assessment history |
| Days on market | 127 days median, at about 97 percent of original asking price |
| Location | Melbourne Beach, 32951 |
Opus 21 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 $7,835 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 97 percent of original listA 127 day median with closings near 97 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.
Opus 21 Features
Waterfront Is Standard
3 of the 3 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 $1,075 a month across 3 of the 3 listings. I pull the budget, the reserve study and the last two years of minutes before you go under contract.
Original Era Housing
Median year built is 1978. 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
3 of the 3 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.
Sits On The Market
Median days on market was 127. Longer market time is where your negotiating room comes from, and it is also worth asking why one specific property has been sitting.
Homes For Sale Near Opus 21
Nothing is listed inside Opus 21 at this moment, which happens in a neighborhood this size. Below is every active Melbourne Beach listing between $425,000 and $1,125,000, the band Opus 21 actually trades in. Call me at (321) 212-7676 and I will tell you the day something lists on these streets.
Opus 21 Frequently Asked Questions
What do homes sell for in Opus 21?
The median closed price over the last twelve months was $700,000 across one sales, ranging $700,000 to $700,000. Median price per square foot was $463.
Does Opus 21 have an HOA?
Yes. The median reported association fee is $1,075 a month, on 3 of the 3 listings. What it covers varies, so I read the budget, the reserve study and the assessment history before you go under contract.
Is Opus 21 waterfront?
3 of the 3 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 Opus 21?
Sellers closed at about 97 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 Opus 21?
The median bill on record is about $7,835, 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 Opus 21?
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
Opus 21 sits in Melbourne Beach, in the 32951 zip code, on A1A. 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 Opus 21 In Melbourne Beach
Considering Opus 21?
If Opus 21 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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