Heritage Isle (55+)
Brevard's marquee 55+ community — 478 acres, full clubhouse, $400K median sale.
Live the MaxLife.
$400K
Median Price
$300K – $580K
1,300
Homes
$392–$392
Monthly HOA
2003
Established
Quest Elementary
School Zone
Stellar MLS · 2026-04-26 · 14 closed sales
Recent market data
Median sold
$399,950
$300K – $580K
$/sqft
$218
Median DOM
42
days on market
HOA
$392/mo
CDD fee
$1,309
per year (tax bill)
Sale-to-list
96.8%
Background
A brief history
Heritage Isle is the 55+ active-adult anchor of Viera — a 478-acre gated community master-planned and built by The Viera Company starting in the early 2000s. The first homes delivered around 2003 and build-out continued through the late 2010s across more than a dozen named phases (Phase 1 through Phase 6 plus Terrace condos). The Viera Company set out to build the largest planned 55+ community in Brevard, and Heritage Isle has remained that benchmark — by sale volume, amenity package, and demographic identity — for two decades. The Terrace condominiums on the perimeter (low-maintenance flats with elevator access) shipped alongside the single-family side, giving the community a single-family + condo mix that few Brevard 55+ communities offer.
The feel
What it's like to live here
Quiet, manicured, and unmistakably retiree-skewed. The streetscape is meticulously landscaped, mature live oaks line the spine roads, and golf carts are the most common vehicle on a weekday afternoon. The 478-acre footprint includes a substantial conservation buffer along the eastern edge — many lots back to ponds, golf, or preserve. Lot sizes are modest (most homes sit on 0.10–0.20 acre with zero-lot-line side yards) but the streetscape is generously planted to compensate. Architecture is consistent: tile-roof Florida ranch and Mediterranean revival from the 2003–2015 build wave, with the newer Phase 6 builds skewing transitional. The community is gated 24/7 with a guard at the main entrance off Legacy Boulevard.
The details
What to expect
Architecture & Lots
Tile-roof Florida ranch and Mediterranean revival, 1,400–2,400 sqft single-family on 0.10–0.20 acre lots, plus elevator-access Terrace condominiums in the 1,200–1,500 sqft range. Most homes have screened lanais; pool homes are a small minority (~0% of recent closes show private pools, since residents use the community pool). Architectural review is active — exterior color and landscaping changes need pre-approval.
Lifestyle & Amenities
Full amenity center: resort-style pool with cabanas, fitness center, tennis and pickleball courts, shuffleboard, billiards, library, ballroom for community events. Active social calendar (cards, mahjong, fitness classes, holiday programming). Pet-friendly with breed and weight restrictions. Golf carts are street-legal on interior roads. Heritage Isle Golf Club (small executive course) sits inside the gates.
HOA & CDD Fees
HOA ~$392/month (median from 14 recent closes; varies by phase and product type — Terrace condos run higher because exterior maintenance is included). CDD fee approximately $1,309 per year on top of HOA — Heritage Isle is one of the higher-CDD Viera communities because the amenity infrastructure is CDD-financed. Combined monthly carrying cost (HOA + CDD) typically runs ~$500/month before mortgage. Cable TV, internet, security, trash, and water are commonly included in HOA dues for Terrace condo owners.
55+ Restrictions
Age-restricted: at least one resident must be 55+; no permanent residents under 19. Standard HOPA (Housing for Older Persons Act) compliance. Visiting children and grandchildren are welcome with no time limits, but full-time residence requires meeting the age rules. Confirm exact occupancy rules with the HOA before closing if multi-generational use is contemplated.
Schools
Heritage Isle is age-restricted, so school zoning is informational only. The MLS-derived feeder pattern: Quest Elementary, Kennedy Middle, Viera High School. Brevard Public Schools is an 'A'-graded Florida district; Viera HS is among the strongest high schools in the county.
Access & Commute
Main gate off Legacy Boulevard, immediately east of Wickham Road. SR-528 (Beachline) is 10 minutes north for Orlando access. I-95 is 5 minutes west. Indian Harbour Beach via Pineda Causeway is 15 minutes east. The Avenue Viera retail and Health First / Viera Hospital are both inside 5 minutes — material for a 55+ buyer who values medical proximity.
Community
Amenities
- Resort-style community pool with cabanas
- Fitness center with classes
- Tennis and pickleball courts
- Shuffleboard, billiards, library, ballroom
- Heritage Isle Golf Club (small executive course inside gates)
- 24/7 manned guard gate at Legacy Boulevard entrance
- Walking trails through 478-acre community
- Active social calendar (cards, mahjong, fitness, holidays)
- Cable TV, internet, security, trash, water (Terrace condo HOA includes)
Know Before You Buy
HOA rules worth knowing
- 55+ age-restricted (HOPA compliant — at least one resident 55+)
- HOA ~$392/month (varies by phase and product type)
- CDD ~$1,309/year on top of HOA
- Pet restrictions: 2 max, breed and weight limits (~30 lb)
- Architectural review for exterior color, roof, landscaping
- Short-term rentals prohibited; minimum lease typically 30 days
- Golf carts street-legal on interior roads
Education
School assignments
- Quest Elementary
- Kennedy Middle
- Viera High School
School zone assignments change. Verify with Orange County Public Schools before purchase.
Market Commentary
What the market is doing
Current 60-day median sale is $399,950 — almost exactly the $400K mark and meaningfully below the $427K-average figure that older marketing materials still quote. Across 14 closed sales the price band ran $300K (a smaller Terrace condo) to $580K (a larger pond-frontage single-family). Median PSF is $218 with a 42-day median DOM. Homes are selling at ~97% of list (median sale-to-list ratio 0.968 in our dataset). The single biggest pricing variable is product type: Terrace condos run $300K–$420K; single-family interior $400K–$500K; pond / golf-frontage single-family $500K–$580K. Buyers should expect to pay a roughly $40K–$60K premium for direct water or golf frontage versus a comparable interior lot.
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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.