IRCC True Cost Guide
Indian River Colony Club's carrying cost — $822/month — is already the lowest of any major Brevard community. But for military retirees with base access, the effective cost drops further. VA loan savings. Commissary groceries at 20–30% below civilian prices. Base pharmacy prescriptions at a fraction of retail. When you add the military-specific savings to IRCC's already-low carrying cost, the true effective cost of living here is in a category of its own.
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IRCC Carrying Cost — Standard
HOA$280/mo
CDD$0/mo
Property Tax (homestead, $400K)$267/mo
Insurance$233/mo
Non-Ad Valorem$42/mo
Carrying Cost$822/mo
Military-Specific Savings (vs Civilian at Heritage Isle)
VA Loan Savings (0.5% rate advantage on $350K)-$105/mo
VA Loan: No PMI (vs 5% down conventional)-$145/mo
Commissary Savings (25% on $800/mo groceries)-$200/mo
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Base Pharmacy (TRICARE vs civilian co-pays)-$75–$150/mo
Military Savings vs Civilian$525–$600/mo
The effective cost gap: A military retiree at IRCC with VA financing and base access has an effective monthly cost advantage of approximately $525–$600 over a civilian retiree at Heritage Isle with conventional financing. Over twenty years, that advantage totals $126,000–$144,000. This is not a theoretical number. It is the cumulative value of military service applied to the most practical decision in retirement: where you live.
The no-CDD structure deserves emphasis for a different reason: simplicity. Heritage Isle buyers track HOA + CDD + property tax + non-ad valorem. IRCC buyers track HOA + property tax + non-ad valorem. One fewer line item, one fewer governmental entity with the power to raise assessments. After decades of military bureaucracy, the simplicity is not accidental — it is the kind of financial clarity that IRCC's founding residents demanded.
IRCC Community Page | IRCC Military Retirement Guide