Rental rules
What are the short-term rental rules in Cocoa Beach?
Every vacation rental in Cocoa Beach must be registered with the city, licensed by the state, and set up to collect rental taxes. Occupancy is capped, and many condo buildings add their own minimum stay rules on top.
By Carrie Liotta, Space Coast Realtor with Real Broker, MRP, CWS.
Certified Waterfront Specialist (CWS), Best of Zillow 2026, Zillow Premier Agent.
What counts as a vacation rental in Cocoa Beach?
The city follows Florida's definition of a transient public lodging establishment: a home or unit rented more than three times a year for stays of less than 30 days or one calendar month, whichever is less. Rentals of 30 days or more are treated differently. In April 2025 the city adopted Ordinance 1697, which replaced Chapter 26.5 and applies the vacation rental rules citywide rather than only in the RS-1 single family district.
Sources: City of Cocoa Beach, Chapter 26.5 Vacation Rentals (Municode); City of Cocoa Beach, City Disclosures (vacation rental ordinance and fee sheets)
What does registration require?
- A city business tax receipt for the vacation rental, then the city registration application
- A current Florida DBPR transient public lodging license
- A Florida Department of Revenue certificate of registration for sales and transient rental taxes
- An active Brevard County Tax Collector account for tourist development tax
- An exterior site sketch showing structures, pool, spa, fencing, and off-street parking
- A registration fee, and a new registration when ownership changes
A separate registration is required for each rental, and operating without one is a daily violation.
Sources: City of Cocoa Beach, Vacation Rental Registration; City of Cocoa Beach, Chapter 26.5 Vacation Rentals (Municode); Florida DBPR, vacation rental licensing
How many guests can a Cocoa Beach vacation rental have?
The lesser of two occupants per bedroom plus two, or eight occupants total. The cap does not apply when the property is owner occupied. Registered rentals outside RS-1 that were operating before the April 2025 ordinance could apply for a grandfathered occupancy that lasts up to ten years, but adding or removing bedrooms ends that status. If you are buying a rental with a grandfathered occupancy, ask for the city's written determination.
Sources: City of Cocoa Beach, Chapter 26.5 Vacation Rentals (Municode)
What taxes apply to short-term rentals?
Stays of six months or less are subject to Florida's 6 percent state sales tax, plus the Brevard County discretionary sales surtax, both reported to the Florida Department of Revenue, and Brevard County's 5 percent tourist development tax, reported to the county. Some booking platforms collect some of these for you. Confirm which ones with your tax professional.
Sources: Brevard County Clerk of Court, Tourist Development Tax; Florida Department of Revenue, transient rental tax rates (DR-15TDT)
Do condo and HOA rules still apply?
Yes. City approval does not override a condo declaration or HOA covenants. Many beachside buildings set minimum stays of a week, a month, or longer, cap rentals per year, or require tenant approval. Read the documents for the specific building first.
Where can you read the rules yourself?
Start with the city's vacation rental registration page and Chapter 26.5 of the city code, then the ordinance and fee materials on the city's disclosures page. Rules change, so check the current version before you buy. You can also read my older short term rental research guide and property-specific rule verification guide.
Sources: City of Cocoa Beach, Vacation Rental Registration; City of Cocoa Beach, Chapter 26.5 Vacation Rentals (Municode); City of Cocoa Beach, City Disclosures (vacation rental ordinance and fee sheets)
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