Living in Florida's Space Coast
Georgiana Reserve
Georgiana Reserve is a gated pocket of large new houses off South Courtenay Parkway, just below Guy Island Drive and a short walk from South Tropical Trail. Vintage Estate Homes built it between 2021 and 2022 on third-acre lots along Aranceto Circle. Houses run 2,551 to 3,303 square feet and every one has a three-car garage.
Georgiana Reserve In Merritt Island, Florida
The name is not decoration. Georgiana is a real place on south Merritt Island, a settlement dating to the 1880s with twenty-four homesteaders recorded by 1889, built on citrus and pineapple and served by riverboat landings on the Indian River. The Georgianna Church was founded in 1886 and the old burial ground off Crooked Mile Road still carries the name. Building a 2022 subdivision here put new construction inside a very old address.
Vintage Estate Homes developed the community, breaking ground in 2019 and delivering the houses in 2021 and 2022. The plans run large and finish heavy: twelve-foot ceilings and eight-foot interior doors on some elevations, tray and coffered ceiling work, quartz islands, wall ovens, walk-in pantries, luxury vinyl plank through the main living areas and whole-house filtration on at least one home. Sizes here span 2,551 to 3,303 square feet.
Access is through a gate off South Courtenay Parkway just south of Guy Island Drive, and Aranceto Circle carries every address. Lots run a consistent 0.35 to 0.36 acre, so the houses sit on real ground rather than shoulder to shoulder. Several back to a pond, and a few of the plats have no neighbor in front or diagonally. The association also holds a community boat dock, which is a meaningful amenity in a gated subdivision this small.
One structural fact deserves attention: most homes here are on septic rather than public sewer, with public water supplied. That is normal for this part of south Merritt Island, where sewer lines never extended, and it is entirely workable, but it changes your diligence. Locate the drainfield, ask when the tank was last pumped, understand what you can and cannot build over that area, and factor pumping into your annual carrying cost.
Georgiana Reserve HOA charges about $1,660 a year, or roughly $138 a month, which funds the gate, the common areas and the dock. Prices have run $690,000 to $975,000 with the middle near $838,000 and about $297 per square foot. Sellers have been holding firm, generally finishing within two percent of their original figure, and homes go under contract in roughly a month. Annual property taxes have landed in the $6,400 to $9,400 range.
Georgiana Reserve At A Glance
Georgiana Reserve at a glance.
| Detail | What you get |
|---|---|
| Detail | Value |
| Location | Off South Courtenay Parkway just south of Guy Island Drive, near South Tropical Trail, Merritt Island 32952 |
| Built | 2021 to 2022 |
| Builder | Vintage Estate Homes |
| Home size | 2,551 to 3,303 square feet, median about 2,821 |
| Bedrooms | 3 to 4 |
| Bathrooms | 3 to 4 |
| Lot size | 0.35 to 0.36 acre |
| Construction | Concrete block and stucco, shingle roofs, traditional elevations, single story |
| Association | Mandatory. Georgiana Reserve HOA, about $1,660 a year, roughly $138 a month |
| Utilities | Public water. Septic tank on most homes rather than public sewer |
| Price range | $690,000 to $975,000, median about $838,000 |
| Price per square foot | About $297 |
| Garage | Three-car garages on every home |
| Amenities | Gated entry, community boat dock, pond frontage on several lots |
| Annual taxes | Roughly $6,400 to $9,400 |
| Streets | Aranceto Circle |
| Age restricted | No |
Georgiana Reserve Details
A Gate On South Merritt Island
Gated communities are common north of the barge canal and rare down here. Georgiana Reserve is one of the few south-island addresses where you pass a controlled entry to get home.
Vintage Estate Homes Finish Level
The interiors were specified above builder-grade: quartz islands, wall ovens, tray and coffered ceilings, tall doors and generous pantry space. Buying here means skipping the renovation queue entirely.
A Community Boat Dock
The association holds a dock for owner use, which is unusual in a subdivision of this size and answers the question a south-island buyer always asks about getting to the water.
Third-Acre Lots, Three-Car Garages
Every lot is roughly 0.35 acre and every house has three garage bays. That combination gives you side yard, storage and room for a trailer without the acreage upkeep of the older estate plats nearby.
Septic, Not Sewer
Most homes here run on a septic tank with public water. It is standard for this stretch of Merritt Island and it works well, but locate the drainfield and confirm the service history before closing.
Inside The Historic Georgiana Area
The settlement dates to the 1880s, with the Georgianna Church founded in 1886 and an old burial ground nearby. The surrounding roads, including South Tropical Trail and Old Settlement Road, still follow that early layout.
Homes For Sale In Georgiana Reserve
Available homes in Georgiana Reserve are shown below. This is a small gated community, so listings surface only occasionally.
Georgiana Reserve Frequently Asked Questions
Who built Georgiana Reserve?
Vintage Estate Homes. Site work began in 2019 and the houses were delivered in 2021 and 2022. Construction is concrete block and stucco with shingle roofing, on lots of roughly 0.35 acre along Aranceto Circle.
Is Georgiana Reserve gated?
Yes. The entry gate is off South Courtenay Parkway just south of Guy Island Drive. Aranceto Circle is the only street inside, and it does not connect through to anywhere else.
What are the HOA dues?
About $1,660 a year, which works out near $138 a month. The assessment funds the gate, the common areas and the community boat dock rather than a pool or clubhouse.
Is the community on sewer or septic?
Most homes are on a septic tank with public water service. Sewer lines never extended into this part of south Merritt Island. Ask for the tank location, size and pumping history as part of your inspection.
Is there water access?
The association maintains a community boat dock for owner use. The individual lots are not waterfront, though several back to a pond with a water view.
What do homes cost?
The range has been $690,000 to $975,000, with the middle around $838,000 and roughly $297 per square foot. Sellers have been holding close to their original figures, typically settling within about two percent.
How large are the homes?
They run 2,551 to 3,303 square feet with three or four bedrooms, three or four baths and a three-car garage on every home. Single-story plans dominate, with tall ceilings and open living areas.
What are the property taxes like?
Annual bills here have landed roughly between $6,400 and $9,400, reflecting the newer construction and recent assessed values. Your own figure will depend on purchase price and any exemptions you qualify for.
Aranceto Circle, Merritt Island 32952
Georgiana Reserve sits in the historic Georgiana stretch of south Merritt Island, where the island narrows to roughly half a mile wide and South Courtenay Parkway and South Tropical Trail run close together. The entrance is just south of Guy Island Drive on the west side, so the Indian River is the nearer water and the walk to South Tropical Trail is short. Surrounding land is older, larger-parcel residential rather than commercial.
For drive times, the Pineda Causeway is the fast route south and west, reaching Suntree, Viera and Interstate 95 in around twenty minutes. State Road 520 is north for Cocoa Village, US 1 and Cocoa Beach, each roughly twenty to twenty-five minutes. Port Canaveral and the Kennedy Space Center Visitor Complex are farther, generally thirty to forty minutes by way of State Road 3 and State Road 528.
Near Georgiana Reserve In Merritt Island
Considering Georgiana Reserve?
Newer construction behind a gate on south Merritt Island is a narrow category, and when a home in here comes available it does not stay quiet for long. My partner Nichole and I know the plans, the lots and which ones back to the pond. Call or text (321) 212-7676 and we will get you inside the gate.
