Carriage Gate, the honest version.
One hundred fifty-seven homes on half-acre lots in West Melbourne, a wrong ZIP code repeated across multiple sites, and an entirely different townhome community's HOA that keeps getting confused with this one.
Not townhomes, and not 32940.
Carriage Gate sits in West Melbourne, ZIP 32904, on unusually large half-acre lots, built out mostly between 1989 and 2020 in a single recorded plat. Two corrections worth making directly. Several aggregator sites list this community's ZIP code as 32940, which is wrong, actual MLS listings on Carriage Gate Drive and Snowy Egret Drive confirm 32904, an error that looks copied from site to site rather than independently checked. More consequential: a website called carriagegate.org describes a completely different community of townhomes with alleyways and roundabouts, built by a different developer, physically inconsistent with this 157-home single-family subdivision on half-acre lots. A separate site, carriagegatehoa.us, sits at an address matching this community's actual streets and is the more likely real HOA, though it publishes no fee publicly. I could not confirm whether this community is actually gated, no source mentions a gate or guardhouse, and the name reads more like a marketing choice than a physical fact.
What 157 homes look like on paper.
I keep the full Brevard property roll on hand, every parcel, not a listing-site sample. This is all of Carriage Gate as the county appraiser sees it, in a single recorded plat.
Source: Brevard County Property Appraiser public roll, mid-2026. Sale medians are recorded sale prices, not appraiser market value.
Three Carriage Gate realities to price in.
Tennis courts and a "lake beach" are repeated, not confirmed
More than ten listing sites describe identical amenities, tennis courts and a lake beach among them, in language that reads like one shared source copied everywhere rather than independent reporting. A resident forum separately mentions only a community pool. I could not confirm the specific amenities from a primary source, don't assume either exists without checking directly.
Two conflicting HOA fee figures, neither sourced
One figure cites roughly $630 including security, another cites $260 a month including water, sewer and trash, a pattern more typical of a condo or townhome fee than a single-family community on half-acre lots. Neither traces to a primary document. Get the real number from the HOA or a specific listing's disclosure.
A 1995 median means insurance shopping matters more than roof-age panic
This build era is young enough that roof age and outdated electrical panels are less likely to be the dominant underwriting issue the way they are on Brevard's older communities. That does not mean insurance is simple, Florida's 2026 market still prices wind mitigation and claims history hard regardless of age. Shop the policy and pull the wind mitigation report rather than assuming a 1990s-era build keeps the premium automatically low.
Three things I could not source.
Three things I would rather show you the gap on than fill with a mismatched website's claims.
The exact HOA fee
As above, two conflicting figures, neither confirmed. Verify directly with the HOA.
Whether the community is gated and what amenities actually exist
Confirm directly rather than trusting repeated, likely-copied listing descriptions.
Your school zoning and flood zone
Both assigned by address, not by subdivision, and both get redrawn. Verify the exact address with Brevard Public Schools, and pull the flood zone at FEMA's Map Service Center. My flood zone guide walks through what it means for your insurance bill.
If it is large-lot Melbourne you are shopping.
Windsor Estates runs a similar 1990s-era, larger-lot Melbourne story worth comparing. The Melbourne guide covers the wider market.
Questions people actually ask.
Is Carriage Gate in ZIP 32940?
No, and several aggregator sites repeat that incorrectly. The actual ZIP code is 32904, in West Melbourne, confirmed against real MLS listings on Carriage Gate Drive and Snowy Egret Drive. This looks like an error that got copied from site to site rather than independently verified by any of them.
Is carriagegate.org the HOA for this community?
No, and this is a real trap. That site describes a completely different community of townhomes with alleyways and roundabouts, built by a different developer, which does not match this 157-home single-family subdivision on half-acre lots at all. A separate site, carriagegatehoa.us, at an address matching this community's actual streets, is the more likely real HOA site, but it does not publish a fee publicly.
Is Carriage Gate actually gated?
I could not confirm this. No source I found mentions an actual gate, guardhouse, or gated entry, and the name reads more like a developer's marketing choice than a literal physical description. Don't assume a gate exists from the name alone.
Does the community have tennis courts and a lake beach?
This is contested, not confirmed. More than ten listing sites repeat identical claims about tennis courts and a lake beach, which reads as one shared data feed being copied rather than independent confirmation, while a resident forum separately describes only a community pool. I could not verify either specific amenity from a primary source.
Looking at a Carriage Gate listing? No pressure.
Tell me the address and I will confirm the real HOA and amenities before you trust a mismatched website. No drip campaign, no calls.