Living in Florida's Space Coast
Brevard County Waterfront Homes For Sale
Waterfront in Brevard means four different products that get sold under one word. Oceanfront on the barrier island, lagoon and river front on both sides of the Indian and Banana Rivers, canal front on Merritt Island and in the beach towns, and freshwater lake front out toward Lake Washington and the St. Johns chain. They price differently, they insure differently and they are inspected differently.
Know Which One You Are Buying
Ocean And Beachside
On the barrier island the flood zone distinction that matters is AE versus VE. VE is coastal high hazard, which factors wave action, and it prices differently. See beachside homes.
River And Canal
The Indian and Banana Rivers and the canal networks off them, concentrated on Merritt Island and in the beach towns. Dockage, seawall and bridge clearance drive value here more than square footage does.
Freshwater
Lake Washington and the St. Johns River chain west of Melbourne. Different boating, different fishing, and a different insurance conversation from saltwater. See the Lake Washington area.
Bridge Clearance Is Not A Marketing Line
What Is Documented
The route from the lagoon system to the Atlantic runs the Canaveral Barge Canal to the Canaveral Lock, which is free, takes twenty to thirty minutes and handles drafts up to twelve feet. The SR 401 bascules at the lock carry 25 feet of clearance closed and open on signal.
What Is Not
Clearance between an individual dock and open water is almost never documented. The SR 528 bridge over Sykes Creek is a fixed span. A blanket claim of sailboat access for a whole neighborhood is not supportable.
Do This Instead
Trace the actual route from that specific dock to open water, bridge by bridge, before you pay a premium for boating access. It takes an afternoon and it has saved buyers six figures.
The Four Waterfront Checks
The Seawall
Seawall replacement is a large number and it is rarely disclosed. Have it inspected specifically rather than folded into a general home inspection.
The Dock Permit
Docks, seawalls and boat lifts go through Brevard County Planning and Development as a Residential Marine Construction permit, with a separate Natural Resources review for shoreline work and a survey less than 180 days old. If the listing photos show a dock, ask whether it was permitted.
The Flood Zone And Elevation Certificate
Do not take the listing's word for it. Pull the parcel on FEMA's Flood Map Service Center and confirm with Brevard County Floodplain Administration at (321) 617-7340, which is the county's official repository for the flood maps. Brevard County flood zones explained. Then ask whether an elevation certificate exists. Brevard County holds them for structures in flood hazard areas permitted in roughly the last decade, and an insurer quoting from the certificate often quotes differently than one quoting from the zone.
The Fifty Percent Rule
Under Brevard County's floodplain code, if you improve or repair a structure and the cost reaches half the building's market value, the whole structure has to be brought to current standards, which for a home generally means raising the living area above base flood elevation. Price any renovation against that threshold before you buy, not after.
Narrow It Down
By Island
Start with Merritt Island waterfront or the barrier island estates at Lansing Island and Tortoise Island.
By Town
See Satellite Beach, Indialantic and Cocoa Beach.
By Budget
Compare luxury homes and condos countywide.
What's Nearby
Let's Talk
Thirty minute call, no pressure. We start with the dock, the seawall and the flood zone, because that is where the money actually is.
Rare direct waterfront condo in a gated community with fair HOA fees and navigable canal access to the Banana River -- plus COMMUNITY BOAT SLIPS with NO additional fees! ...
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- 2 Baths
- 1071425 MLS
This Intracoastal homesite offers front-row views of Kennedy Space Center rocket launches right from your own backyard along the river. Located within one of the area's m...
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Dove l' Oceano è Baciato Dal Sole--Where The Ocean Kisses The Sun. Less than an hour from Orlando International Airport, this stunning east-facing NE corner direct oceanf...
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Experience a level of craftsmanship rarely seen on the market. Not a single expense has been spared by this international developer—every inch of this home reflects preci...
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- 1071331 MLS
Experience a level of craftsmanship rarely seen on the market. Not a single expense has been spared by this international developer—every inch of this home reflects preci...
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- 1071330 MLS
Fully remodeled, like New, this classic deep water, canal front Cocoa Beach home is situated just one block from Thousand Islands Nature Preserve. Its been remodeled down...
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Welcome to resort-style living in Adelaide, Viera's premier luxury community, with easy access to I-95 and both Orlando (MCO) and Melbourne (MLB) airports. This custom-bu...
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- 1071215 MLS
Enjoy beautiful views of the river and the Melbourne Harbor from your private balcony! Spacious unit with three bedrooms and 2 bathrooms, the primary suite has its own en...
- 3 Beds
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- 1071203 MLS
Owner will consider a lease option or Contingent on a Sale. Beautiful single-story home located in the desirable Viera West area! This well-maintained 3-bedroom, 2-bath r...
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- 1071046 MLS
Tropical Paradise Awaits in This Key West-Inspired Townhome! Welcome to your dream home in an exclusive waterfront community, where every day feels like a vacation. Fr...
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- 1071008 MLS
PRICED TO SELL!! GROUND floor unit available in the 80-unit, Indian Riverfront Sunrise Village complex. Featuring two bedrooms and two bathrooms, an open living area with...
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- 1070834 MLS
With 150 feet of direct river frontage and set on 1.15 high elevation acres, this custom concrete block estate commands its position along the protected waters of Honeymo...
- 5 Beds
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- 1070480 MLS
