Grand Isle (Viera North 55+)
Established 55+ community in Viera North — $405K median, lowest HOA of the four active-adult options at $310/mo.
Live the MaxLife.
$405K
Median Price
$315K – $469K
0
Homes
$310–$310
Monthly HOA
2002
Established
Active-adult community — school zone informational only
School Zone
Stellar MLS · 2026-04-26 · 7 closed sales
Recent market data
Median sold
$405,000
$315K – $469K
$/sqft
$221
Median DOM
115
days on market
HOA
$310/mo
CDD fee
$504
per year (tax bill)
Sale-to-list
98.8%
Background
A brief history
Grand Isle is an active-adult (55+) community in the Viera North section of the master plan, with homes built between approximately 1999 and 2007. It shares the Viera North corridor with Heritage Isle and is operated under similar age-restricted HOA rules. Seven closes in the last 60 days at $405,000 median ($221/sqft) make it one of the more liquid 55+ options in the dataset — only Heritage Isle (14 closes) had higher volume. The 115-day median DOM is the longest of any Viera 55+ community, indicating that sellers occasionally overprice relative to comparable Heritage Isle product.
The feel
What it's like to live here
Grand Isle has the feel of a mature 55+ community that is quieter and more residential than Heritage Isle. The community is smaller (roughly 150 homes vs Heritage Isle's 1,400+), which means less social programming but a more neighborly, low-traffic feel. Residents tend to be longer-tenure owners who bought when the community was new — turnover generates the resale inventory that the 7 closes represent. At 14% waterfront, most lots are interior — the few waterfront lots carry a meaningful premium.
The details
What to expect
Heritage Isle vs Grand Isle
Heritage Isle has 10x the homes and 10x the social programming — fitness classes, events, clubs. Grand Isle is quieter, smaller, and has a lower HOA ($310 vs $392). The price difference is minimal ($405K vs $400K median). Buyers who want community activity and amenities should look at Heritage Isle; buyers who want a smaller, quieter 55+ footprint with a lower monthly cost should evaluate Grand Isle.
115-day DOM — what it means
Grand Isle's 115-day median DOM is the longest of any Viera 55+ community. This is not a liquidity problem — the 98.8% sale-to-list proves sellers get their price. It's a pricing calibration issue: sellers often list 10–15% above the comp, sit for 60–90 days, then reduce. If you're buying, monitor the price history on any listing that has been on market over 60 days — you may find a seller who is now motivated.
Schools — informational only
Grand Isle is age-restricted; the school feeder is academic. The 32940 zone assigns to Quest Elementary, Viera Middle School, and Viera High School.
Community
Amenities
- Community pool
- Clubhouse
- Tennis courts
- Walking paths
- Gated entry
Know Before You Buy
HOA rules worth knowing
- $310/month HOA — lowest of any Viera 55+ community
- $504/year CDD fee on property tax bill
- 55+ age-restricted — at least one resident must be 55+; 80% of units must have at least one 55+ resident
- Short-term rentals typically restricted to 30-day minimum — verify
Education
School assignments
- Active-adult community — school zone informational only
- Quest Elementary (K–5)
- Viera Middle School
- Viera High School
School zone assignments change. Verify with Orange County Public Schools before purchase.
Market Commentary
What the market is doing
7 closes in the last 60 days at $405,000 median ($221/sqft). Price range $315K–$469K. $310/month HOA — the lowest of the four Viera 55+ communities. $504/year CDD. 115-day DOM and 98.8% sale-to-list — sellers leave almost nothing on the table once they price correctly, but the extended DOM suggests initial overpricing is common. For buyers, the DOM means you have time to evaluate; the 98.8% sale-to-list means there is no meaningful price negotiation once the seller has priced to comp.
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Information on this page is compiled from public records, MLS data, community associations, and broker observation. Price ranges, HOA fees, school assignments, and community amenities change — verify all details with MaxLife Realty and the relevant community association before making a purchase decision. Ryan Solberg, Broker, License #BK3354351. MaxLife Realty, 321.373.3536.