Active Adult · 4 communities compared
Viera 55+
Communities
Heritage Isle, Del Webb, Bridgewater, and Grand Isle — side by side on pricing, HOA, CDD fees, and amenities. All data from Stellar MLS closes in the last 60 days.
4
55+ communities
$400K–$858K
Price range (recent closes)
36
Closes in last 60 days
All
Zoned Viera High School
At a glance
All figures from Stellar MLS closes in the 60 days ending Apr 26, 2026. CDD fees are annual and appear on the property tax bill.
| Community | Median Price | $/sqft | HOA/mo | CDD/yr | DOM | Closes (60d) | Vintage |
|---|---|---|---|---|---|---|---|
| Heritage Isle (55+) | $400,000 | $218 | $392/mo | $1,309/yr | 42 days | 14 | 2002–2013 |
| Del Webb at Viera (55+) | $500,000 | $280 | $355/mo | $1,135/yr | 29 days | 7 | 2022–present |
| Bridgewater at Viera (55+) | $484,000 | $254 | $506/mo | $135/yr | 25 days | 8 | 2019–2023 |
| Grand Isle (Viera North 55+) | $405,000 | $221 | $310/mo | $504/yr | 115 days | 7 | 1999–2007 |
Source: Stellar MLS export, April 2026. Prices reflect closed sales only; active-listing pricing may differ.
14 closes · 42-day median DOM
Heritage Isle (55+)
The flagship Viera 55+ address. At 1,400+ homes across 478 acres, Heritage Isle is the largest active-adult community in Brevard — and the most active one in the MLS, with 14 closes in the last 60 days. The gated community has a 21,000 sq ft clubhouse, resort pool, pickleball, tennis, golf cart paths, and a dedicated social calendar that makes it feel more like a resort than a neighborhood.
Price Range
$300K – $580K
$218/sqft median
Monthly Cost
$392/mo HOA
$1,309/yr CDD (tax bill)
Sale Pace
42 days median
96.8% sale-to-list
Waterfront
29% of closes
reported lake/pond lots
School feeder
Quest Elem · Kennedy Middle · Viera HS
Pros
- +Largest 55+ in Brevard — most activity and social programming
- +Lowest price tier of the three ($400K median)
- +Strong resale liquidity (14 closes in 60 days)
- +29% waterfront — lake-view lots often priced near non-waterfront
- +Close to Viera Town Center retail (Publix, restaurants)
Watch-outs
- –Higher HOA ($392/mo) than newer communities
- –Older vintage (2002–2013) — expect some deferred maintenance
- –More crowded feel at 1,400+ homes vs. smaller alternatives
Amenity package
·21,000 sq ft clubhouse
·Resort pool + hot tub
·Fitness center
·Pickleball (8 courts)
·Tennis courts
·Billiards room
·Arts & crafts studio
·Golf cart paths throughout
·Community garden
·Walking/biking trails
7 closes · 29-day median DOM
Del Webb at Viera (55+)
Pulte's Del Webb brand brings newer construction and a slightly smaller, more intimate footprint than Heritage Isle. Built from 2022 onward — essentially brand new — Del Webb at Viera has the newest housing stock of any 55+ option in Brevard. With 57% of closes showing waterfront lots and a 99% sale-to-list ratio, demand here is tight.
Price Range
$425K – $858K
$280/sqft median
Monthly Cost
$355/mo HOA
$1,135/yr CDD (tax bill)
Sale Pace
29 days median
99.0% sale-to-list
Waterfront
57% of closes
reported lake/pond lots
School feeder
Viera Elem · Johnson Middle · Viera HS
Pros
- +Brand new construction — no deferred maintenance
- +Highest waterfront share (57%) of the three
- +Faster sale pace (29-day DOM) — high resale confidence
- +Pulte build quality and warranty
- +Lower HOA than Heritage Isle
Watch-outs
- –Higher price per sqft ($280 vs $218 at Heritage Isle)
- –Community still building out — not all amenities fully programmed
- –Smaller community means less social variety than Heritage Isle
Amenity package
·Full-amenity clubhouse (Del Webb standard)
·Resort-style pool
·Fitness center
·Pickleball courts
·Tennis
·Dog park
·Social programming
·Gated entry
8 closes · 25-day median DOM
Bridgewater at Viera (55+)
The most waterfront-heavy of the three — 75% of closes reported waterfront lots. Bridgewater is a smaller, newer gated community in the Viera East corridor. Its CDD fee is dramatically lower ($135/yr vs $1,309 at Heritage Isle) but the HOA is the highest of the three at $506/month. It sold fastest — 25-day median DOM — which tells you demand is real and the community is priced correctly.
Price Range
$360K – $792K
$254/sqft median
Monthly Cost
$506/mo HOA
$135/yr CDD (tax bill)
Sale Pace
25 days median
97.4% sale-to-list
Waterfront
75% of closes
reported lake/pond lots
School feeder
Viera Elem · Johnson Middle · Viera HS
Pros
- +Highest waterfront share (75%) of any Viera 55+ option
- +Lowest CDD fee ($135/yr) — far below Heritage Isle and Del Webb
- +Fastest resale pace (25-day median DOM)
- +Newer construction (2019–2023)
- +Smaller community — quieter, more private
Watch-outs
- –Highest HOA ($506/mo) — offsets the low CDD
- –Less social programming than Heritage Isle (smaller community)
- –Fewer unit availability / limited resale pool
Amenity package
·Gated access
·Community pool
·Fitness center
·Pickleball
·Waterfront lots throughout
·Walking trails
7 closes · 115-day median DOM
Grand Isle (Viera North 55+)
An older, quieter 55+ option in the Viera North area. Grand Isle has a comfortable price point ($405K median) with low HOA and a sale-to-list of 98.8% — sellers here leave almost nothing on the table. The 115-day median DOM is the longest of the four; priced right it moves, but overpriced listings sit. Good option for buyers who want the 55+ lifestyle at the lowest all-in monthly cost.
Price Range
$315K – $469K
$221/sqft median
Monthly Cost
$310/mo HOA
$504/yr CDD (tax bill)
Sale Pace
115 days median
98.8% sale-to-list
Waterfront
14% of closes
reported lake/pond lots
School feeder
Quest Elem · Viera Middle · Viera HS
Pros
- +Lowest HOA ($310/mo) of the four options
- +Near-full sale-to-list (98.8%) — strong pricing discipline
- +Mature landscaping and established community feel
- +Access to Viera Town Center amenities nearby
Watch-outs
- –Longest DOM (115 days) — slower market, more negotiating room
- –Older vintage (1999–2007)
- –Lower waterfront share (14%)
Amenity package
·Community pool
·Clubhouse
·Tennis
·Walking paths
Common questions
What is the best 55+ community in Viera FL?
It depends on your priorities. Heritage Isle is the largest (1,400+ homes), has the most social programming, and has the lowest price entry point ($300K+). Del Webb at Viera has the newest construction and highest waterfront share. Bridgewater at Viera has the lowest CDD fee and fastest resale velocity. Grand Isle has the lowest monthly HOA. All four are within Viera's Viera HS feeder zone.
What is the CDD fee at Heritage Isle Viera?
Heritage Isle's CDD fee is approximately $1,309 per year based on recent MLS data. This is on top of the $392/month HOA fee. CDD fees are assessed on your property tax bill and cover the community's infrastructure bonds. Always verify the exact CDD amount with the tax collector before making an offer.
Is Heritage Isle or Del Webb cheaper in Viera?
Heritage Isle has a lower median sale price ($400K vs $500K at Del Webb) and lower price per sqft ($218 vs $280). However, Heritage Isle has a higher HOA ($392/mo vs $355/mo) and higher CDD fee ($1,309/yr vs $1,135/yr). On a monthly all-in basis they are close — but Heritage Isle gives you more square footage per dollar.
Are Viera 55+ communities age-restricted?
Yes — Heritage Isle, Del Webb at Viera, Bridgewater at Viera, and Grand Isle all operate as 55+ communities under the Housing for Older Persons Act (HOPA). At least one person in the household must be 55+, and the community must have at least 80% of occupied units with one resident aged 55+. The communities do allow occupants under 55; verify specific rules with each HOA.
Ready to compare in person?
Walk Heritage Isle and Del Webb in a single afternoon.
Ryan has closed inside both communities and can walk you through the differences that don't show up in the table above — HOA board health, reserve study status, which streets have the best lot positioning.