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.
Beach living in this recently renovated townhouse overlooking a pond with fountain in a waterfront community near Patrick Air Force Base and A-rated schools. Only 3 block...
- 3 Beds
- 3 Baths
- 1086545 MLS
An exceptional find, this property perfectly captures the high-end coastal lifestyle of the Space Coast. There is more to the Space Coast than beaches; the direct river v...
- 3 Beds
- 2 Baths
- 1086525 MLS
Beachside Living Made Easy! This 3-bedroom, 2-bath ground-floor condo is the perfect blend of comfort and convenience--no stairs or elevators to worry about! Enjoy amazin...
- 3 Beds
- 2 Baths
- 1086516 MLS
Rare opportunity on a sprawling 0.85-acre lot with tranquil water views! This character-rich brick home offers 2,596 SF under air w/ a low-maintenance exterior & warm, ti...
- 4 Beds
- 3 Baths
- 1086460 MLS
Wake up to breathtaking direct oceanfront views from your private balcony and primary bedroom! This spacious 2-bedroom, 2.5-bath oceanfront condo offers the perfect oppor...
- 2 Beds
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- 1086427 MLS
Welcome to 701 Solana Shores Blvd, Unit 209 in Cape Canaveral! This spacious 3-bedroom, 2-bath condo offers easy coastal living just minutes from Port Canaveral, dining, ...
- 3 Beds
- 2 Baths
- 1086194 MLS
Live the FLORIDA WATERFRONT LIFESTYLE from your own backyard and only blocks to the beach! This move-in-ready, concrete block home blends classic Old Florida charm with e...
- 3 Beds
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- 1086300 MLS
10th-floor penthouse condo with spectacular Indian River view and one of the best vantage points for Space Coast rocket launches! This spacious condo features 3 bedrooms ...
- 3 Beds
- 3 Baths
- 1086430 MLS
Enjoy peaceful lakefront living in this freshly updated Eagle Lake East home! Offering 1,706 sq. ft. with 3 bedrooms, a separate office, 2 baths and a 2-car garage, this ...
- 3 Beds
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- 1086389 MLS
Opportunities like this rarely come available along the highly desirable S. Tropical Trail corridor. Located on the beautiful Merritt Island peninsula, this property offe...
- 3 Beds
- 3 Baths
- 1086360 MLS
large office 5 separate offices/conference spaces , sizable open receptionist work area 2 separate entrances, 2 bathrooms one on each side of the office. A good size wait...
- 2 Baths
- 1086356 MLS
7351 Office Park Place offers a well-positioned 10,849 SF office building designed to meet the needs of today's professional users and investors. The interior and exterio...
- 3 Baths
- 1086352 MLS
