Living in Florida's Space Coast
THE BREAKERS
The Breakers is the condo building in Melbourne Beach where $562,000 was the median across eight closed sales in the last twelve months, eight of ten properties front the Atlantic, and the association runs about $1,054 a month. Built 1980 to 1981.
The Breakers In Melbourne Beach, Florida
The Breakers sits in Melbourne Beach, in the 32951 zip code, on Atlantic. Over the last twelve months eight of the ten properties I tracked here actually closed, at a $562,000 median.
The housing stock is 10 condos, built 1980 to 1981. The size range runs 1,215 to 2,300 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 90 percent of original list, one of the softer ratios on the beachside. That usually means listings started high and cut more than once, not that buyers are stealing anything.
eight of the ten 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.
The Breakers 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 | 10 condos, mostly one story |
| Home size range | Roughly 1,215 to 2,300 square feet, median about 1,699 |
| Bedrooms and baths | two to three bedrooms, two to three baths |
| Year built | 1980 to 1981, median 1980 |
| Median sold price | $562,000 over the last twelve months |
| Sold price range | $395,000 to $865,000 |
| Price per square foot | About $341 median |
| HOA dues | $1,054 median a month, reported on 10 of 10 listings |
| Waterfront | 8 of 10, on the Atlantic |
| Private pools | None reported on the ten recent listings |
| Garage | 10 of 10 listings reported a garage |
| Property tax | About $7,256 median annual, ranging widely with assessment history |
| Days on market | 173 days median, at about 90 percent of original asking price |
| Location | Melbourne Beach, 32951 |
The Breakers 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 $7,256 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 90 percent of original listA 173 day median with closings near 90 percent of the original asking price. That is a genuine gap and it is where a prepared buyer makes money.
The Breakers Features
Waterfront Is Standard
8 of the 10 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 $1,054 a month across 10 of the 10 listings. I pull the budget, the reserve study and the last two years of minutes before you go under contract.
Mostly Single Story
8 of the 10 listings reporting stories were one level, typical of when this was platted.
A Very Wide Price Range
From $395,000 to $865,000 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 1980. 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
10 of the 10 listings reported a garage, which on the beachside is less common than buyers expect.
Homes For Sale In The Breakers
Every active The Breakers listing, straight from the MLS and updated as it changes.
The Breakers Frequently Asked Questions
What do homes sell for in The Breakers?
The median closed price over the last twelve months was $562,000 across eight sales, ranging $395,000 to $865,000. Median price per square foot was $341.
Does The Breakers have an HOA?
Yes. The median reported association fee is $1,054 a month, on 10 of the 10 listings. What it covers varies, so I read the budget, the reserve study and the assessment history before you go under contract.
Is The Breakers waterfront?
8 of the 10 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 The Breakers?
Sellers closed at about 90 percent of original list over the last year. That is softer than most of the beachside, which usually means listings started high rather than that buyers are getting bargains. I price the offer off the specific comparable sales, not the neighborhood average.
What are property taxes like in The Breakers?
The median bill on record is about $7,256, 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 The Breakers?
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
The Breakers sits in Melbourne Beach, in the 32951 zip code, on Atlantic. 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 The Breakers In Melbourne Beach
Considering The Breakers?
If The Breakers 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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