Blog, Space Coast Real Estate, Explained

2026-08-04

Buying a Brevard Beach Condo? Ask About December 31 First

Florida's hard deadline for condo reserve studies is December 31, 2026, and Fannie Mae's condo review rules changed on August 3. What beach buyers should ask.

2026-08-02

The $100 Inspection That Can Cut Your Brevard Insurance Bill

Florida's wind mitigation form changed April 1, 2026. What a $75 to $150 inspection documents, what it's worth, and when your old form still counts.

2026-07-31

Moving to Melbourne: The Honest Version

Brevard's single-family median hit $400,000 in June 2026. In Melbourne that same number buys three different decades of house. Price bands, commute, airport.

2026-07-30

Brevard Foreclosure Auctions Move Online on September 2

Brevard's foreclosure auction has run Wednesdays at 11am in Titusville. Sales on or after September 2, 2026 go online. Here is how the bidding actually works.

2026-07-29

What It Really Costs to Sell a House in Brevard

On a $400,000 Brevard sale, expect around $7,600 in costs before commission, and roughly $29,600 with it. Here is every line, and which ones you can move.

2026-07-28

What Brevard Buyers Actually Pay at Closing

A line-by-line look at closing costs on a $350,000 Brevard purchase, including the two Florida taxes buyers never see coming. Around $13,000 total.

2026-07-27

Hired on the Space Coast? Where to Live, by Commute

KSC and Cape Canaveral SFS are different gates on different roads, and Melbourne is a third commute. Which Brevard town fits your badge, with real price anchors.

2026-07-26

Down Payment Help in Brevard: What Stacks and What Doesn't

You can't combine two Florida state programs. You can put Brevard County money on top of one. And Hometown Heroes narrowed who qualifies for 2026.

2026-07-24

Moving to Palm Bay: The Honest Version

A Palm Bay local on price bands, quadrants, septic vs city water, and the L3Harris and Northrop commute. What around $300K actually buys in 2026.

2026-07-23

Zone X Doesn't Mean No Flood Risk (and AE Doesn't Mean Run)

Nearly a third of NFIP flood claims come from outside high-risk zones. How to read your Brevard flood zone, the 30-day wait, and how to look up any address.

2026-07-22

Space Coast Mid-Year Check: Condos Are Soft, Rates Aren't Dropping

Brevard's June numbers: houses steady near $400K, condos softer near $269K with more supply, and 30-year rates stuck in the mid-6s. No rate cut is priced in.

2026-07-21

School Starts August 10. Here's What's Realistic If You're Buying Now

Brevard's first day is August 10, 2026. Financed buyers starting now close in September, not August. Why a purchase contract still gets your kid enrolled.

2026-07-21

The Seller's Tax Bill Is Not Your Tax Bill

In Florida, a home's assessed value resets to market price the year after you buy. Why the seller's low Brevard tax bill will not carry over to you.

2026-07-18

Good News for Once: Florida Home Insurance Is Getting Cheaper

Citizens cut Brevard multiperil rates about 8.8% for 2026 and dozens of private carriers filed decreases. Why it's happening, and where the caveats hide.

2026-07-18

The Mid-2026 Brevard Market, Measured: What 13,075 Recorded Sales Show

I analyzed every recorded sale on the Brevard County roll. The median slipped under 2 percent, two cities rose, and the condo market tells a different story.

2026-07-16

The November Property Tax Amendment, Explained for Brevard Homeowners

Florida's November 3 ballot would raise the homestead exemption to $250,000, non-school taxes only. What changes in Brevard, and the five-year catch.