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Cocoa Beach

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Cocoa Beach, FL

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STR Regulations for Cocoa Beach, Florida

Executive overview

  • Are STRs allowed? Yes. Short-term rentals (vacation rentals) are permitted in Cocoa Beach, but they are closely regulated and must be registered with the city, inspected annually, and operated in compliance with city ordinances and Florida state law. The city’s regulations focus on safety, neighborhood compatibility (noise, parking), occupancy, and guest conduct. Local governments in Florida may not prohibit vacation rentals or regulate the duration/frequency of rentals, but they may regulate safety, parking, noise, registration, signage, and related compatibility issues. Source: Cocoa Beach Vacation Rental Registration page; Cocoa Beach Vacation Rental Property Registration Ordinance; Florida SB 356 (as summarized in the ordinance).

Important city updates (2025)

  • Fee restructuring for condos and multifamily units (April 2025): Annual registration fees are now based on expected occupancy and apply to single-family homes and multifamily/condo buildings. Indicative rates reported: single-family properties $219.45 per guest per year; multifamily properties $146.30 per guest per year. Source: Florida Today article (Apr 21, 2025).
  • Party house focus (June 2025): The city adopted a 15-minute threshold to determine who is considered a “guest” at a vacation rental, part of an effort to prevent party houses. Children under 2 are not counted as occupants under this rule. The police chief has publicly questioned enforcement practicality. Source: ClickOrlando article (Jun 20, 2025).

How to start a short-term rental business in Cocoa Beach

  1. Confirm zoning and eligibility
  • Use the City’s Interactive Zoning Map (Unofficial) to verify whether the subject property is in an area where transient public lodging (vacation rentals) is permitted. Source: City “Vacation Rental Registration” page.
  • Even if state law protects the right to rent short term, Cocoa Beach regulates how and where rentals operate, including life-safety, parking, and noise. If a property is in RS-1 single-family residential zoning, the city considers it a “vacation rental” subject to this chapter. Source: Ordinance No. 1673, Ch. 26.5.
  1. Obtain state and county licenses/accounts

  • Florida DBPR vacation rental license:

    • Required if you rent the property more than three times in a calendar year for periods less than 30 days (or one month).
    • Classifications distinguish single-family dwellings from condo/cooperative units.
    • Documentation typically includes ownership verification and safety-related certifications (e.g., balcony inspection for buildings three stories and taller).
    • Display the license/registration number on your listings where applicable.
    • Note: While Florida Vacation Rental laws are well established, this guide relies on the city’s ordinance and state law references provided in city documents rather than quoting DBPR’s full text. Source: Cocoa Beach Vacation Rental Registration page; Florida DBPR references in the ordinance text.

  • Florida Department of Revenue (DOR) tax account:

    • Required to collect and remit state sales tax (6%) and any applicable discretionary sales surtax on transient rentals.

  • Brevard County Tourist Development Tax (TDT, “bed tax”):

    • Required for short-term rentals; rates vary and must be collected and remitted to the County Tax Collector.
  1. City business tax receipt (BTR) and city registration
  • Business Tax Receipt (BTR): Complete the online BTR application (Vacation Rental Business Tax Application). Source: City “Vacation Rental Registration” page.
  • City Vacation Rental Registration: After receiving your BTR, complete the online Vacation Rental Registration Application. Source: City “Vacation Rental Registration” page.
  • A separate registration is required for each vacation rental. Source: Ordinance No. 1673.
  1. Prepare required submittals
  • The city’s registration is submitted via its third-party vendor. Required submittals typically include:
    • Completed vacation rental registration form.
    • Payment of the applicable fee.
    • Copy of current DBPR license (if applicable).
    • Copy of current Florida DOR certificate of registration for sales/Transient Rental Taxes (if applicable).
    • Evidence of current and active account with the Brevard County Tax Collector for Tourist Development Taxes (if applicable).
    • Exterior site sketch showing structures, pools/spas/hot tubs, fencing, uses, and off‑street parking spaces.
    • Interior building sketch by floor, identifying bedrooms, other rooms, exits, hallways, stairways.
    • Identity of non‑paying occupants and vehicles (names of any non‑paying occupants and number of vehicles associated with them). Source: Ordinance No. 1673.
  1. Arrange inspections and compliance
  • Initial and annual inspections:
    • Inspections verify compliance with the Florida Building Code and Florida Fire and Life Safety Codes applicable at the time of construction.
    • Inspections are scheduled by appointment. If the property is not made available within 20 days of city notice, or if the city inspector cannot complete the inspection due to owner/agent/occupant action or inaction, a re‑inspection fee applies.
    • Noncompliance is handled under standard building/fire code enforcement.
    • Each day of operating without registration after the compliance date is a separate violation. Source: Ordinance No. 1673.
  1. Operational readiness and posting requirements

  • 24/7 contact: The owner or designated agent must be reachable by phone 24/7 to respond to police, fire, or other emergency requests.

  • Written rental agreement (minimum provisions):

    • Maximum occupancy consistent with registration.
    • Maximum number of vehicles allowed (cannot exceed parking shown on the city‑accepted sketch plus any other legal spaces).
    • Statement that a sketch of allowed off‑street parking will be posted on-site.
    • Requirement to evacuate promptly upon state/local evacuation orders.
    • City lease addendum with excerpts of applicable city ordinances (e.g., solid waste, sea turtle lighting, noise ordinance). Source: Ordinance No. 1673; Vacation Rental Lease Addendum and Lease Addendum document links on city site.

  • On‑premise posting:

    • Name, address, phone of owner or agent.
    • Maximum occupancy.
    • City-provided ordinance excerpts and local information (solid waste, sea turtle lighting, noise, speed limits, etc.).
    • Maximum number of vehicles and sketch of off‑street parking spaces.
    • Trash pickup days and times. Source: Ordinance No. 1673.
  1. Taxes and remittances
  • Collect and remit:
    • Florida sales tax (6%) and any applicable discretionary sales surtax.
    • Brevard County Tourist Development Tax (“bed tax”) at the county rate.
    • Ensure your listing displays license/registration numbers where required. Source: Florida DOR; Brevard County Tax Collector references in registration submittals.

Required documents, permits, licenses, and guidelines

  • State
    • DBPR vacation rental license (as applicable).
    • Florida DOR tax registration for sales and Transient Rental Taxes.
  • County
    • Brevard County Tourist Development Tax account.
  • City
    • Business Tax Receipt (BTR).
    • Vacation Rental Registration (annual).
    • Vacation Rental Lease Addendum and City Ordinance Excerpts (for posting and inclusion in leases).
    • Exterior and interior sketches (as part of registration).
    • Proof of DBPR license, DOR account, and TDT account (as applicable).
  • Safety and operational
    • Compliance with Florida Building Code and Florida Fire and Life Safety Codes.
    • At least one telephone capable of calling 911.
    • Balcony inspection certificate (buildings three stories or taller; every three years).

Specific regulations: City, County, State City of Cocoa Beach (Chapter 26.5 – Vacation Rentals)

  • Allowed uses: Vacation rentals are permitted subject to registration and compliance; the city may not prohibit or regulate duration/frequency per state preemption, but it can regulate life-safety, parking, noise, registration, signage, and related compatibility. Source: Ordinance No. 1673.

  • Registration:

    • Required for each vacation rental; submit via the city’s third-party vendor.
    • Validity: one year; renewal required annually.
    • Modification required for changes in bedrooms, occupancy, parking, ownership, or non‑paying occupants.
    • Transfer: registration transfers only with sale/transfer if the new owner modifies registration within 30 days; otherwise void on day 31.
    • Inspections: initial and annual; re‑inspection fees apply; failure to make property available within 20 days of notice is a violation. Source: Ordinance No. 1673.

  • Occupancy:

    • General cap: eight (8) occupants maximum per vacation rental.
    • Per‑bedroom standard: two (2) occupants per bedroom plus two (2) additional occupants (the lesser of this formula and the eight-person cap applies).
    • Owner-occupied exemption: the occupancy cap does not apply when the property is owner occupied.
    • Grandfathering: rentals operated as of March 5, 2020 may apply for grandfathered occupancy status for 10 years, based on two per bedroom plus two; conditions apply (application deadline, evidentiary hearing process, and loss of status if no registration for 13+ months).
    • Pre‑occupancy cap agreements: rentals with binding agreements executed before the ordinance’s occupancy cap may be exempt; detailed proof requirements apply. Source: Ordinance No. 1673.

  • Parking:

    • Vehicles must park only in the driveway and/or within a garage or carport.
    • No on‑street parking; no parking on grass, dirt, sand, shell, or stone areas unless part of an approved parking plan.
    • No parking on lots other than the registered vacation rental property.
    • Maximum of four (4) vehicles total at any time (autos, trucks, boats, motorcycles, trailers).
    • Violations subject to parking citations and towing. Source: Ordinance No. 1673.

  • Noise:

    • No sound clearly audible within another RS‑1 residence with windows closed.
    • Exceptions: emergency calls, properly functioning HVAC/pool pumps, lawn equipment, and alarms prior to notice/reasonable opportunity to silence.
    • Noise Nuisance Property designation: three citations in 12 months can trigger an order requiring on-site visit and delivery of city noise ordinances at each turnover and an additional deposit (≥$1,000) for future rentals, posted on-site and forfeited for violations. Source: Ordinance No. 1673.

  • Posted information and rental agreements:

    • Post owner/agent contact, maximum occupancy, vehicle limits and parking sketch, trash schedule, and city-provided ordinance excerpts.
    • Include occupancy, parking, evacuation, and city addendum in the written rental agreement. Source: Ordinance No. 1673.

  • Fees and penalties:

    • Annual registration fees are now occupancy-based and include condos/multifamily units. As reported: $219.45 per guest for single-family and $146.30 per guest for multifamily (2025). Source: Florida Today (Apr 21, 2025).
    • Operating without registration: $250 first day; $500/day for days 2–6; $1,000/day thereafter until registration. Source: Florida Today (Apr 21, 2025).
    • Noise violations and other enforcement: fines per city resolution; three noise citations in 12 months can trigger additional operating conditions for the property. Source: Ordinance No. 1673.

  • 15-minute guest rule (2025 update):

    • A person at a vacation rental for more than 15 minutes is considered a guest/occupant. Children under 2 are excluded from the occupant count. Police chief raised enforcement concerns. Note: full updated ordinance text was not provided in the source set; this is based on the reported commission action. Source: ClickOrlando (Jun 20, 2025).

Brevard County (Tourist Development Tax)

  • Cocoa Beach lies within Brevard County. Operators must register for and collect the county Tourist Development Tax (TDT, “bed tax”) on transient rentals and remit per county procedures. Source: Cocoa Beach Vacation Rental Registration page (listing of submittals referencing TDT account).

State of Florida

  • Definition and scope: “Vacation rental” includes condos/cooperatives and single-family to four-family dwellings rented more than three times per year for periods less than 30 days or one month (whichever is less), excluding timeshares. Source: Ordinance No. 1673 (citing F.S. §§ 509.013, 509.242).
  • Preemption:
    • Local governments may not prohibit vacation rentals or regulate the duration or frequency of rental (as of laws effective post-2011). They may regulate safety, parking, noise, registration, signage, and similar compatibility issues. Source: Ordinance No. 1673 (citing F.S. § 509.032 and SB 356 legislative intent).
  • Taxation:
    • 6% state sales tax plus any applicable discretionary sales surtax applies to transient rentals; register with Florida DOR.
  • Safety standards:
    • Florida Building Code and Florida Fire and Life Safety Codes apply; balcony inspections required every three years for buildings three stories and taller.
  • SB 280 status:
    • The 2025 guide indicates SB 280 was vetoed, preserving local control. As of that reporting, local ordinances remain in effect. Source: BeachsideVR blog (state-level summary).

Contact information

  • City of Cocoa Beach – Development Services (Vacation Rental Registration)
    • Address: 2 S. Orlando Ave, P.O. Box 322430, Cocoa Beach, FL 32932-2430
    • Phone: 321-868-3217
    • Email: developmentservices@cityofcocoabeach.com
    • Hours: Monday–Friday, 8:30 AM–4:30 PM
    • City Hall main line: 321-868-3200
    • Source: City “Vacation Rental Registration” page.

Links to source pages

Cocoa Beach

Market Saturation Score

036912
High Saturation
9/ 12
months with declining YoY revenue
8–10 declining months: high saturation - supply likely outpacing demand.
View Full Cocoa Beach Market Analysis →

Photos of Cocoa Beach

Overview of Cocoa Beach

Cocoa is a city in Brevard County, Florida. The population was 19,041 at the 2020 United States Census. It is part of the Palm Bay–Melbourne–Titusville Metropolitan Statistical Area.

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