Living in Florida's Space Coast
Iroquois South
Iroquois South is one cul de sac. You come off South Tropical Trail onto Iroquois Street, turn onto Jillotus Street, and that is the neighborhood. Homes were built 1989 to 1992, 2,220 to 2,848 square feet, mostly frame with stucco and wood siding, on wooded third acre lots. Dues run $185 to $200 a year, and Rotary Park sits on the other side of the tree line.
Iroquois South In Merritt Island, Florida
This is about as small as a platted subdivision gets on Merritt Island. Jillotus Street runs in off Iroquois Street from South Tropical Trail, curves, and ends in a cul de sac. There is no second street, no through traffic and no reason for anyone to be on it who does not live there. Lots run 0.34 to 0.37 of an acre and most are wooded, several backing to trees rather than to another house.
The construction is not what most buyers expect on this island. These are frame homes with stucco and wood siding under shingle roofs rather than the concrete block that dominates Merritt Island. That gives the interiors a different feel: vaulted ceilings, skylights, expansive windows and fireplaces appear repeatedly, and the plans are split bedroom layouts with three or four bedrooms and two or three baths. Living area runs 2,220 to 2,848 square feet, typically around 2,552.
The assessment is $185 to $200 a year, collected by Iroquois South Homeowners' Association, Inc., which appears on the Florida corporate register as an active nonprofit. That is the lowest figure of any association I track in South Merritt Island. Nothing is bundled into it: no gate, no pool, no clubhouse, no age restriction. It maintains the entry and common ground and that is the entire scope of what your money does.
Rotary Park is the amenity here, and it is a county park rather than an association asset. Thirty seven and three quarter acres with a free nature center, an 1,800 foot boardwalk through native habitat, a 3,270 foot paved pedway, playing fields and picnic pavilions. It sits between this subdivision and South Courtenay Parkway, and at least some parcels on Jillotus have private access straight into it. That is an unusual thing to own next to.
Values here run $574,900 to $639,900, with sales landing around $620,000 to $629,950 and roughly $253 a square foot. Homes take about 73 days to go under contract and sellers have been settling near 95 percent of their original asking price. With this few houses, one sale sets the tone for the next, so the comparison set is genuinely small and needs to be read alongside the surrounding streets.
Iroquois South At A Glance
Iroquois South at a glance. It is one street, so the list is short and specific.
| Detail | What you get |
|---|---|
| Location | South Merritt Island off South Tropical Trail by way of Iroquois Street, ZIP 32952 |
| Built | 1989 to 1992, most homes around 1990 |
| Home size | 2,220 to 2,848 square feet, about 2,552 typical |
| Bedrooms | 3 to 4, most commonly 4 |
| Bathrooms | 2 to 3, commonly 2 |
| Lot size | 0.34 to 0.37 acre, wooded |
| Construction | Frame with stucco and wood siding, some brick, shingle roofs. Vaulted ceilings and skylights are common |
| Levels | Mostly single story, with at least one two story plan |
| Garage | 2 bays |
| Association | Iroquois South Homeowners' Association, Inc., an active Florida nonprofit corporation. Mandatory, $185 to $200 a year. No amenities are funded by it |
| Street pattern | A single cul de sac. Jillotus Street is the only street in the subdivision |
| Pools | In ground pools on most homes, including screened and heated setups with glass tile finishes |
| Water frontage | None. Wooded lot lines and preserve rather than water |
| Adjacent park | Rotary Park, 37.77 county acres with a nature center, boardwalk, paved pedway and pavilions |
| Utilities | Septic tank on every home. Public water on most parcels with a well listed on some, so confirm per address |
| Gated | No, and not age restricted |
| Price range | $574,900 to $639,900, around $253 per square foot |
Iroquois South Details
A County Park For A Back Neighbor
Rotary Park runs 37.77 acres with a free nature center open Tuesday through Saturday, an 1,800 foot boardwalk through native habitat and a 3,270 foot paved pedway. A subdivision that borders it inherits all of that without paying an assessment for any of it, and without the risk of the land behind you being developed.
The Lowest Dues Around
One hundred eighty five to two hundred dollars a year. There is no association anywhere in South Merritt Island doing more with less, largely because it is doing very little by design. For buyers who want covenants in place but do not want to fund an amenity package, this is the balance point.
Frame Construction With Real Volume
Frame rather than block means these interiors carry vaulted ceilings, skylights and tall window walls that block construction of the same era rarely attempted. It changes how the houses live. It also changes what you inspect, so look closely at framing, sheathing and any past moisture intrusion.
Genuine Privacy On A Third Of An Acre
Wooded lot lines, a cul de sac layout and no through traffic. Several homes have tropical landscaping dense enough that the back yard reads as a private resort rather than a yard, and the fire pits and screened pools out there are used year round.
Between Two North South Routes
South Tropical Trail is at the entrance for the scenic run along the Indian River. South Courtenay Parkway is just east past the park for speed and for everyday retail. Having both available from a single cul de sac is a practical advantage that shows up every day.
Very Few Homes, Very Few Chances
A single cul de sac means the entire subdivision may not produce a sale in a given year. That scarcity supports value over time, but it also means you have to be watching rather than searching when you decide you want in.
Homes For Sale In Iroquois South
Current availability on Jillotus Street. This is a single cul de sac and homes rarely come up, so an empty list here should be read as normal.
Iroquois South Frequently Asked Questions
What are the HOA dues in Iroquois South?
Between $185 and $200 a year, collected by Iroquois South Homeowners' Association, Inc., an active Florida nonprofit corporation. There is no gate, no community pool and no clubhouse, so the assessment covers the entry and common ground only.
How many streets are in the subdivision?
One. Jillotus Street comes in off Iroquois Street from South Tropical Trail and ends in a cul de sac. There is no second entrance and nothing cuts through, which is the main reason this pocket stays as quiet as it does.
What is the connection to Rotary Park?
Rotary Park is a 37.77 acre Brevard County park at 1899 South Courtenay Parkway, sitting between this subdivision and Courtenay. It has a free nature center, an 1,800 foot boardwalk, a 3,270 foot paved pedway, playing fields and pavilions, and at least some parcels here have private access directly into it.
Are these block homes?
No, mostly frame with stucco and wood siding, and some brick. That is the exception on Merritt Island rather than the rule. It is the reason for the vaulted ceilings and skylights, and it is the reason your inspection should look carefully at framing and moisture history.
Is there waterfront?
No. There is no canal, pond or river frontage inside the subdivision. The lots are wooded and the views out the back are trees. South Tropical Trail runs along the Indian River a short distance west if you want water on your weekend.
Well water or public water?
It varies by parcel. Public water reaches most homes and a well is listed as a water source on some. Every home runs its own septic system. Confirm both for the specific property and plan on a septic inspection during due diligence.
How fast do homes sell?
About 73 days to contract, with sellers landing near 95 percent of their original asking price. Homes are scarce enough here that a single sale can move the comparison set, so pricing needs to be read alongside neighboring South Tropical Trail subdivisions.
What do property taxes run?
Annual county bills have ranged from about $3,203 to $6,627 with the middle near $5,560. A recent purchase resets the assessed value, so budget toward the upper end of that band rather than the seller's current bill.
Jillotus Street, Merritt Island 32952
Iroquois South sits in South Merritt Island in the 32952 ZIP code, about two miles below State Road 520 on the Indian River side. From 520 you run south on South Tropical Trail, turn east on Iroquois Street, then right onto Jillotus Street and follow it around to the cul de sac. Rotary Park lies east of the subdivision between it and South Courtenay Parkway, so the wooded ground behind these homes is protected county land.
Both of the island's north south routes are within reach from the entrance. South Tropical Trail is the scenic one, running along the Indian River shoreline. South Courtenay Parkway is a short hop east past the park and carries the retail. State Road 520 is roughly five minutes north, putting Cocoa Beach around fifteen minutes east and Cocoa, US 1 and Interstate 95 around fifteen minutes west. The Pineda Causeway is about fifteen minutes south.
Near Iroquois South In Merritt Island
Considering Iroquois South?
There is exactly one street here and it may go a full year without a sale, so waiting for something to appear in a search is not a plan. The way people get into Jillotus is by being known to the owners before they list. My partner Nichole and I work South Tropical Trail constantly and can put your name in front of them. Call or text (321) 212-7676 and let us start that conversation.
Pool days, peaceful evenings, and timeless Florida living await in this beautifully maintained 3-bedroom, 2-bath home in South Merritt Island's highly desirable Iroquois ...
- 3 Beds
- 2 Baths
- 1079399 MLS
