Living in Florida's Space Coast
SOUTH SHORES
South Shores is the neighborhood in Melbourne Beach where $682,000 was the median across seven closed sales in the last twelve months, five of nine properties front the Atlantic, and the association runs about $325 a month. Built 1985 to 2000.
South Shores In Melbourne Beach, Florida
South Shores sits in Melbourne Beach, in the 32951 zip code, on A1A, Sea Lavender and Cord Grass. Over the last twelve months seven of the nine properties I tracked here actually closed, at a $682,000 median.
The housing stock is 4 condos, 3 single-family homes and 2 townhouses, built 1985 to 2000. The size range runs 1,058 to 2,790 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.
five of the nine properties are waterfront. That single line is the biggest split inside South Shores, and a waterfront property and an interior one on the same street should never be priced off each other.
South Shores 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 | 4 condos, 3 single-family homes and 2 townhouses, mostly one story |
| Home size range | Roughly 1,058 to 2,790 square feet, median about 2,029 |
| Bedrooms and baths | two to four bedrooms, two to four baths |
| Lot size | 0.05 to 0.35 acres, median about 0.07 |
| Year built | 1985 to 2000, median 1986 |
| Median sold price | $682,000 over the last twelve months |
| Sold price range | $387,000 to $930,000 |
| Price per square foot | About $358 median |
| HOA dues | $325 median a month, reported on 9 of 9 listings |
| Waterfront | 5 of 9, on the Atlantic |
| Private pools | 1 of 9 |
| Garage | 9 of 9 listings reported a garage |
| Property tax | About $9,216 median annual, ranging widely with assessment history |
| Days on market | 33 days median, at about 95 percent of original asking price |
| Location | Melbourne Beach, 32951 |
South Shores 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 $9,216 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 33 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.
South Shores Features
Waterfront Available
5 of the 9 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 $325 a month across 9 of the 9 listings. I pull the budget, the reserve study and the last two years of minutes before you go under contract.
Pool Homes Here
1 of the last 9 had a private pool. On the barrier island the pump, the heater and the screen enclosure age faster than they do inland, so those get inspected separately from the house.
Mostly Single Story
8 of the 9 listings reporting stories were one level, typical of when this was platted.
A Very Wide Price Range
From $387,000 to $930,000 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 1986. Roof age, wiring and plumbing are the three things that decide both your insurance quote and your first five years of budget.
Homes For Sale In South Shores
Every active South Shores listing, straight from the MLS and updated as it changes.
South Shores Frequently Asked Questions
What do homes sell for in South Shores?
The median closed price over the last twelve months was $682,000 across seven sales, ranging $387,000 to $930,000. Median price per square foot was $358.
Does South Shores have an HOA?
Yes. The median reported association fee is $325 a month, on 9 of the 9 listings. What it covers varies, so I read the budget, the reserve study and the assessment history before you go under contract.
Is South Shores waterfront?
5 of the 9 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 South Shores?
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.
Are there pool homes in South Shores?
Yes. 1 of the 9 properties have a private pool. On the barrier island the pump, the heater and the screen enclosure age faster than inland, so I have those inspected separately from the structure.
What are property taxes like in South Shores?
The median bill on record is about $9,216, 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 South Shores?
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
South Shores sits in Melbourne Beach, in the 32951 zip code, on A1A, Sea Lavender and Cord Grass. 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 South Shores In Melbourne Beach
Considering South Shores?
If South Shores 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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