Questions and answers
Cocoa Beach investor questions, answered
Short, direct answers with links to the full guides.
By Carrie Liotta, Space Coast Realtor with Real Broker, MRP, CWS.
Certified Waterfront Specialist (CWS), Best of Zillow 2026, Zillow Premier Agent.
Can you do short-term rentals in Cocoa Beach?
Yes, if the city, the state, and any association allow it for that property. Cocoa Beach requires every vacation rental to register with the city, hold a state lodging license, and collect rental taxes. Occupancy is capped, and many condo buildings set their own minimum stays.
What is the occupancy limit for a Cocoa Beach vacation rental?
The lesser of two occupants per bedroom plus two, or eight total, unless the property is owner occupied or has a grandfathered occupancy approved by the city.
Do houses with pools rent better in Cocoa Beach?
Often, for vacation rentals, because guests filter for private pools and a heated pool helps in cooler months. Pools add maintenance, heating, insurance, and liability costs, so model the property with and without a pool premium.
What is a condo milestone inspection?
A structural inspection Florida requires for condo buildings of three or more habitable stories by the end of the year they reach 30 years old, then every 10 years. The local building official can require it at 25 years near salt water.
What is a SIRS for a Florida condo?
A structural integrity reserve study that sets required reserves for key building components. Most existing owner controlled associations had to complete one by December 31, 2025, or with a milestone inspection due by the end of 2026.
Do investment properties get the Florida homestead exemption?
No. Homestead and the 3 percent Save Our Homes cap apply only to a primary residence. Non-homestead property is generally capped at 10 percent a year for non-school taxes through 2026, and 5 percent a year starting January 1, 2027 under Florida Amendment 3, and the assessment can reset when a homesteaded home sells.
What taxes apply to a Cocoa Beach vacation rental?
For stays of six months or less: Florida's 6 percent state sales tax, the Brevard County discretionary sales surtax, and Brevard's 5 percent tourist development tax.
Is flood insurance required in Cocoa Beach?
It depends on the flood zone and the loan. Federally backed loans in high risk zones require it, and many owners carry it anyway. Check the exact address on the FEMA Flood Map Service Center and get a quote before you commit.
Should I bring my own agent to a new construction builder?
Yes. The builder's sales team works for the builder. Builder policies may require your agent to be registered at the first visit, so contact Carrie before you go and she will set up the appointment.
Does Carrie Liotta work with out of state investors?
Yes. I work with investors buying in Cocoa Beach and across Brevard County, including video tours, document review, and coordinating inspections and insurance quotes from a distance.
Talk it through
Have a Cocoa Beach property in mind?
Send me the address and what you want it to do. I will tell you what I know about the building, the rules, and the costs, including the parts that might change your mind.