How to Find the Best Real Estate Agent in Oleander Pointe Ph II, Cocoa
In Oleander Pointe Ph II, recent sales run a median of about $465,000 ($288/sq ft) — so accurate local pricing and comparable-sales knowledge are what separate a strong Oleander Pointe Ph II agent from an average one.
Oleander Pointe Ph II recorded 8 closings in the last 12 months at a median of $465,000 — the numbers any agent you interview here should already know. This guide covers what makes a great Oleander Pointe Ph II real estate agent, the questions to ask before you hire, the current Oleander Pointe Ph II market in detail, and how to connect with a proven local expert. See the Oleander Pointe Ph II neighborhood guide for homes and lifestyle.
What makes a great real estate agent in Oleander Pointe Ph II
The best Oleander Pointe Ph II agents share four things: local sales experience (they’ve actually closed deals here), pricing accuracy built on real comps, marketing that reaches the right buyers, and negotiation that protects your money.
That local nuance is why a Oleander Pointe Ph II specialist beats a generalist: they know the streets, the HOAs, the school zones, and what buyers here will and won’t pay for.
Recent market activity in Oleander Pointe Ph II
A great agent works from data, not guesswork. Here’s the current snapshot for Oleander Pointe Ph II (from Momentum’s MLS data, as of 2026-08-30):
Market read: Balanced Market (limited data). Use these numbers to pressure-test any agent you interview — a true local will know them cold.
Recent sales in Oleander Pointe Ph II
Real homes recently closed in Oleander Pointe Ph II — the kind of comps a great local agent prices from:
| Address | Details | Sold |
|---|---|---|
| 100 Riverside Drive #301 | 3 bd / 3 ba · 2,019 sqft · closed 2026-08-20 | $650,000 |
| 104 Riverside Drive #403 | 2 bd / 2 ba · 1,479 sqft · closed 2026-08-14 | $400,000 |
| 100 Riverside Drive #405 | 2 bd / 2 ba · 1,616 sqft · closed 2026-07-31 | $475,000 |
| 102 Riverside Drive #302 | 2 bd / 2 ba · 1,616 sqft · closed 2026-06-16 | $415,000 |
| 104 Riverside Drive #402 | 2 bd / 2 ba · 1,616 sqft · closed 2026-04-17 | $400,000 |
| 102 Riverside Drive #605 | 2 bd / 2 ba · 1,616 sqft · closed 2026-02-20 | $455,000 |
Listing data provided by the Space Coast Multiple Listing Service. Information is deemed reliable but is not guaranteed by the MLS to be accurate. Recent closed sales shown for market context.
Where Oleander Pointe Ph II sales actually landed, 2024–2026
Of the 19 recorded Oleander Pointe Ph II closings since 2024, half landed between $491,500 and $792,500 (the middle two quartiles); the lowest recorded sale was $400,000 and the highest $1,295,000. If your home sits outside the middle band, the reason usually shows up in the size table below before it shows up in condition.
| Sold price band | Share of closings | Sales |
|---|---|---|
| Under $450,000 | 2 (11%) | |
| $450,000 – $666,667 | 11 (58%) | |
| $666,667 – $883,333 | 2 (11%) | |
| $883,333 – $1,100,000 | 1 (5%) | |
| None and up | 3 (16%) |
What homes of your size have sold for in Oleander Pointe Ph II
The same recorded closings, split into thirds by living area. Find the row your home falls in: the $/sqft figure times your square footage is the recorded-sales bracket for homes like yours here — a starting range from real closings, not a valuation of your specific property. Larger homes here have been selling at a higher price per square foot than smaller ones ($415 vs $346) — less common, and usually a sign of newer or upgraded product at the top of the range.
| Size group | Median $/sqft | Median sold | Sold range | Sales |
|---|---|---|---|---|
| Smaller homes 1,479–1,616 sq ft | $346 | $511,500 | $474,000 – $590,000 | 6 |
| Mid-size homes 1,616–2,019 sq ft | $319 | $515,000 | $400,000 – $840,000 | 6 |
| Larger homes 2,019–2,645 sq ft | $415 | $998,888 | $587,000 – $1,295,000 | 7 |
How Oleander Pointe Ph II compares to its neighbors
Pricing a home means knowing the alternatives buyers are weighing. The five nearest tracked communities, side by side:
| Community | Median | $/sq ft | DOM | Momentum Score |
|---|---|---|---|---|
| Oleander Pointe Ph II | $465,000 | $288 | – | 61 |
| Derbys Addn To Cocoa | $339,500 | $319.74 | 3.0 d | – |
| Broadview Manor | $424,000 | $245 | – | 49 |
| Pineridge | $186,000 | $173 | – | 61 |
| Marlin Subd | $285,000 | $195 | – | 50 |
| Oakledge Park | $285,000 | $111 | – | 50 |
Momentum Score is Momentum Realty’s proprietary 0-100 community market rating. Figures from Momentum’s MLS data, as of 2026-08-30.
The Oleander Pointe Ph II housing stock, from the live feed
From the live MLS feed as of 2026-09-03: The homes listed or recently sold were built between 1998 and 1999 (median 1999); 12 of 12 listed or recently sold homes report an HOA, median $950/mo; none of the 12 geocoded listed or recently sold homes sits in a FEMA special flood hazard zone (median elevation 9 ft); the features listings here most often name are Elevator(s), Fitness Center, Maintenance Grounds, Clubhouse, Tennis Court(s) and Secured Lobby. See the current Oleander Pointe Ph II listings →
Which way this market is moving
Active inventory across Brevard County has fallen over the past year (-16%). About 29% of county listings currently carry a price cut, which tells you how much negotiating room the average seller has already conceded. Oleander Pointe Ph II itself has appreciated about 0% over the period Momentum’s MLS data tracks — a community-level trend, not the county average. A strong local agent will reconcile these numbers with what is happening on your exact street before recommending a price.
What it costs to own in Oleander Pointe Ph II
On a median-priced Oleander Pointe Ph II home ($465,000), property taxes at Brevard County’s typical millage of 15.6037 run roughly $6,476 a year with the homestead exemption applied — before any CDD or special-district charges, which vary by community.
The average Citizens Property Insurance premium in Brevard County is about $2,348 a year (April 2026 filings); private-market quotes differ, and a good agent will tell you which carriers are actually writing here.
Run the real numbers before you commit: what selling nets you, whether your Save Our Homes benefit moves with you, and rent vs buy in Brevard County.
At Oleander Pointe Ph II’s $465,000 median and Brevard County’s adopted 15.6 mills (FY2025-26), a home assessed at that price carries roughly $7,260 a year in property tax before exemptions, or about $6,630 with the full Florida homestead exemption — a buyer’s first-year figure; a long-time owner’s Save Our Homes cap can be far lower, which is one reason resale taxes jump at closing. Municipal and special-district millage varies inside the county; see the Brevard County tax page.
Rents and the investor math
Typical asking rent across Brevard County sits near $1,913 a month (Zillow’s rent index). Rents are moving about 1.0% year over year. County-level yield math pencils to roughly a 6.66% cap rate on typical numbers, before expenses. Home prices run about 4.55x the county’s median household income, the affordability backdrop every buyer here negotiates inside. If you are weighing an investment purchase in Oleander Pointe Ph II, ask your agent for community-level rent comps rather than county averages — the spread between communities is wide.
Who is moving to Brevard County, and what they earn
The county gained a net 10,298 people in the latest IRS county-migration year. Households moving IN average $80,978 in income versus $68,374 for those moving out — movers arriving here earn more than those leaving, which shapes what sellers can ask and what buyers compete against. The biggest out-of-state feeder markets are NY, CA, TX. Median household income in Brevard County has grown about 39% since 2018 ($75,817 now). Population is up about 8% over the same stretch. An agent who knows these flows can tell you which way demand in Oleander Pointe Ph II is actually pointing, not just where prices have been.
Sources: IRS SOI county-to-county migration; U.S. Census income and population estimates. County-level data for context; community demand varies within the county.
School context you can verify: the Brevard County school district earned a district grade of A from the Florida Department of Education (2025-26) and has held an A since 2024. Attendance zones vary by address, so confirm the zoned schools for any specific home with the district.
2 for sale · 2 pending — the inventory any agent you interview should already know street by street.
See every 2 listing, with full data ›
Listing data provided by the Space Coast Multiple Listing Service. Information is deemed reliable but is not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed. Listings shown as of 2026-09-05; prices and availability change.
If you’re buying in Oleander Pointe Ph II
Oleander Pointe Ph II is balanced enough that discipline wins: set your ceiling before you tour, use inspections seriously, and lean on your agent’s comps rather than list prices. Negotiate concessions where the data supports it.
If you’re selling in Oleander Pointe Ph II
In a balanced Oleander Pointe Ph II market, accurate pricing plus presentation beats gamesmanship. Ask prospective listing agents to walk through their comp selection — how they price is how they will defend your price to an appraiser.
Questions to ask before you hire a Oleander Pointe Ph II agent
- How many homes have you sold in or near Oleander Pointe Ph II in the last year — the community recorded 8?
- How would you price my home against the $288 per square foot Oleander Pointe Ph II closings have averaged — and the size-band table above?
- What’s your marketing plan, and where will my home actually show up?
- With about 4.5 months of supply in Oleander Pointe Ph II, is this a market where you would advise me to negotiate or hold firm?
- How and how often will you communicate with me?
- Can you share recent client references?
Why community expertise matters in Oleander Pointe Ph II
Inside Oleander Pointe Ph II itself, recorded closings have run from $346 per square foot on the smaller homes to $415 on the larger ones — a gap of 17% that a community average hides. An agent who prices from the size table above, not the headline median, is the difference between a home that lingers and one that sells for more, faster.
Top listing agents vs. buyer’s agents in Oleander Pointe Ph II
If you’re selling in Oleander Pointe Ph II, a top listing agent’s pricing, staging, and marketing are what win top dollar — the same skills behind a strong home sale. If you’re buying, a sharp buyer’s agent protects you in negotiation and inspections. The best Oleander Pointe Ph II Realtors do both well; ask any agent you interview which side they’re strongest on and how they’d handle yours.
Meet your local expert
Brittany co-founded Momentum Realty, a RealTrends 500 brokerage (ranked #440 in the U.S.) with 320+ agents and $3.5B+ in closed sales across Florida. Tell her what you’re looking for and she’ll connect you with the right local Momentum specialist — and make sure you’re taken care of from first call to closing.
“I have now worked with Brittany and the Brooks Group / Momentum Realty to both buy and sell a property over the past 3 years. I had an outstanding experience.” — A. Lloyd, Zillow
Related Oleander Pointe Ph II resources
- Homes for sale & Oleander Pointe Ph II neighborhood guide
- Brevard County real estate market
- Sell your Oleander Pointe Ph II home with a local expert
- Brevard County homestead exemption
Common questions
How do I find the best real estate agent in Oleander Pointe Ph II?
What questions should I ask a Oleander Pointe Ph II agent before hiring them?
Does Momentum Realty cover Oleander Pointe Ph II?
What happens after I ask to be matched?
What is the median home price in Oleander Pointe Ph II?
Is Oleander Pointe Ph II a buyer market or a seller market right now?
What should I budget beyond the mortgage in Oleander Pointe Ph II?
What do homes of my size sell for in Oleander Pointe Ph II?
Is Oleander Pointe Ph II in a flood zone?
Does Oleander Pointe Ph II have an HOA, and how much is it?
How much are property taxes in Oleander Pointe Ph II?
Market figures are aggregates from Momentum Realty’s MLS data for Oleander Pointe Ph II, as of 2026-08-30, and will change over time. This is general guidance on how to choose an agent, not a ranking or endorsement of any individual. Equal Housing Opportunity.