Thinking about buying a vacation rental near the Space Coast but not sure how Cocoa Beach and Cape Canaveral compare? You are not alone. The two cities sit side by side, yet their short-term rental rules can differ in ways that affect your revenue, timeline, and closing strategy. This guide gives you a city-by-city checklist you can use before you write an offer, so you can protect your 1031 timeline and launch your STR with confidence. Let’s dive in.
What actually differs by city
Before you zoom into addresses, compare the rule sets that most affect your bottom line and your ability to operate legally. These are the categories that often vary between Cocoa Beach and Cape Canaveral and deserve first-pass attention.
- Registration and licensing
- Inspections and safety requirements
- Fees and taxes
- Minimum stay, occupancy, parking, and noise
- Zoning and allowable locations
- Enforcement and penalties
- HOA and deed restrictions
Cocoa Beach: verify these items
Use this list with city staff and the seller before you write an offer. Ask for answers in writing whenever possible.
Registration and licensing
- Confirm if a city STR registration or permit is required.
- Ask what documents you must submit: ID, proof of ownership, insurance, floor plan, and parking plan.
- Confirm renewal timing and whether the registration number must appear on all listings and at the property.
- Verify whether the permit transfers at closing or if you must reapply as the new owner.
- Ask if a local Business Tax Receipt is required in addition to any county or state filings.
- Confirm if a 24/7 local agent or property manager is required and define response time expectations.
Inspections and safety
- Ask if an initial life-safety inspection is required before the permit is issued.
- Clarify which departments inspect and what is on the checklist: smoke and CO alarms, fire extinguisher, GFCI outlets, egress, railings, and any posting requirements.
- Ask if inspections recur annually or only at initial issuance.
- Request whether a certificate of compliance is issued and if it must be posted.
Fees and taxes
- Request the current fee schedule: application, inspection, renewal, late fees, and operating-without-a-permit fines.
- Confirm obligations for Florida sales tax and local transient or tourist taxes, and how to register for each.
- Ask whether there are any per-night surcharges or special assessments.
Minimum stay, occupancy, parking, noise
- Verify the minimum nights per booking and whether peak seasons or zones have different rules.
- Confirm how occupancy is calculated and posted.
- Ask how many off-street parking spaces are required and if on-street parking is restricted.
- Review quiet hours, noise thresholds, and complaint penalties.
Zoning and location rules
- Confirm which zoning districts allow STRs, which require a conditional use, and any proximity limits between rentals.
- Ask about multifamily and condo rules and whether HOA permission is required for the city permit.
- Check for overlay districts that add stricter rules along the beachfront or in special areas.
Enforcement and penalties
- Request the penalty schedule for unpermitted operation, occupancy violations, missing registration numbers in ads, and tax issues.
- Ask how complaints are handled, the inspection timeline, and how appeals work.
- Confirm if violation histories are published.
Cape Canaveral: verify these items
Cape Canaveral also regulates STRs, but details can differ from Cocoa Beach. Use the same structure and compare answers line by line.
Registration and licensing
- Confirm if a dedicated STR permit or registration is required and how it interacts with a Business Tax Receipt.
- Ask for the required application documents and the renewal interval.
- Verify permit transferability upon sale and whether a new owner can operate during processing.
- Confirm if a 24/7 local responsible party is required and what response times are enforced.
Inspections and safety
- Ask if an initial inspection is required and which departments are involved.
- Clarify inspection frequency: initial only or periodic.
- Request the safety checklist items and any posting requirements for compliance certificates and emergency contacts.
Fees and taxes
- Request the current fee schedule and penalties for late renewal or unpermitted operation.
- Confirm state sales tax and local tourist tax collection and who administers each.
- Ask if any local surcharges or unique excise fees apply per rental or per night.
Minimum stay, occupancy, parking, noise
- Verify minimum stay length and whether it varies by season or zone.
- Confirm occupancy calculations and any signage requirements.
- Ask about off-street parking minimums and on-street restrictions.
- Review quiet hours and noise enforcement steps.
Zoning and location rules
- Confirm where STRs are allowed by right and where conditional approvals are required.
- Ask about multifamily and condo scenarios and required HOA documentation.
- Check for overlay districts or caps that limit the number of STRs.
Enforcement and penalties
- Request the penalty schedule and hearing process.
- Ask about complaint channels, inspection triggers, and timelines.
- Determine if the city maintains a public registry and whether platforms cross-check registration numbers.
Quick compare: themes to watch
Based on common patterns, expect differences in these areas. Verify details directly with each city before you rely on them in a contract.
- Permit posting and advertising rules. Cocoa Beach has historically emphasized visible posting of registration numbers on listings and at the property. Confirm current requirements in both cities.
- Minimum stay and inspection cadence. Cape Canaveral may differ on minimum nights and whether inspections are annual. Verify current practice and fees.
- Permit transfer at sale. Either city could require a new application at ownership change. Nontransferability can delay go-live and affect a 1031 timeline.
1031 and host due‑diligence checklist
Collect these documents before you write an offer, or include them as contract contingencies. This protects your timeline and underwriting.
Administrative and legal
- Current city STR ordinance and any recent amendments.
- Written confirmation whether the subject address is on a city registry and whether a permit exists.
- Written statement on permit transferability and the exact transfer procedure.
Licenses, permits, and compliance
- Copy of the current STR permit and permit number with issue and expiration dates.
- Local Business Tax Receipt and any lodging license documentation.
- Proof of transient occupancy tax and state sales tax remittance for the last 12 to 36 months, or a tax compliance letter.
- Most recent inspection reports and any certificates of compliance.
- Any open code enforcement notices or pending proceedings.
Operations and economics
- Rental history for the last 12 to 24 months: monthly occupancy, gross revenue, and guest counts.
- Copies of active and past platform listings and any delisting notices.
- Itemized operating expenses: management, utilities, HOA, insurance, repairs.
- Proof of insurance that explicitly covers short-term rental activity.
HOA and title
- HOA or condo governing documents and rental policies, including any minimum stay rules or rental caps.
- Records of fines or past covenant violations.
- Any deed restrictions and confirmation of no special assessments or municipal liens.
Transfer and closing logistics
- Written steps and fees to transfer a permit at sale or to apply as a new owner.
- Confirmation that the seller is current on all tax remittances and renewals.
- Any escrow holdback practices used when compliance items remain open at closing.
Where to confirm and what to ask
Plan on contacting city staff and the appropriate tax agencies to confirm rules for a specific address.
Who to contact
- City Planning or Zoning for land use and permitted districts
- Building Department for certificates of occupancy and inspection criteria
- Fire Marshal for life-safety requirements
- City Clerk for ordinances and public records
- Finance or Business Tax office for fee schedules and BTRs
- Brevard County Tax Collector and the Florida Department of Revenue for tax registration and remittance
- Florida DBPR for lodging establishment questions when applicable
Essential questions
- Is an STR permit required for this address? If yes, what is the current permit number and is it transferable at sale?
- What documents are needed for application and renewal? Which departments inspect and how often?
- What are the current fees and penalties? Can you provide the fee schedule in writing?
- What are the minimum stay, occupancy, parking, and noise rules for this address?
- Are there zoning or overlay restrictions that limit STR use here?
- Are there any active code cases or unpaid fines tied to this property?
- Must the permit number be displayed on all ads and posted on site? What exact language is required?
- Is a 24/7 local agent required? What are response time standards?
- How do I register and remit state and local transient taxes for this property?
Enforcement and red flags
Spot these early so you can adjust price, timelines, or terms.
- Nontransferable permits at sale, which may pause operations for a new owner until a new permit is issued.
- Outstanding code violations or unpaid fines that follow the property and affect transfer.
- Platform advertising rules that require a local registration number on every listing; noncompliance can trigger delisting.
- Missing local agent coverage, which can make out-of-state operation impractical.
- HOA or condo prohibitions that override city allowances.
- Gaps in tax compliance that create liability or stall permit transfer.
Offer timeline and contingency tips
Build time and protection into your contract, especially if you are on a 1031 clock.
- Add an STR compliance contingency covering permit existence and transferability, code compliance, tax remittance history for the last 12 months, and HOA approval if applicable.
- Allow 14 to 30 days to obtain written confirmations from the city and to review seller records. If transfer processing is slow, consider an escrow holdback until confirmation is issued.
- Require the seller to cure open violations before closing or escrow funds until cure is documented.
Practical next steps
- Do not rely on generic state guidance or platform blogs. Rules change. Confirm current city code and fees directly with Cocoa Beach and Cape Canaveral staff for the specific address you want to buy.
- Use the checklists above during the offer stage. Ask for permits, inspection reports, tax records, and HOA policies as disclosures or contingencies.
- If you are pursuing a 1031 exchange, verify transferability and processing timelines in writing and structure your contract to protect your go-live date.
Ready to compare addresses and build a clean, compliant STR plan in Brevard County? Reach out to Orlando A to Z for local guidance on permits, zoning, and offer strategy.
FAQs
What should I verify first for an STR in Cocoa Beach?
- Start with whether an STR permit is required for the address, if it transfers at sale, the current fee schedule, and any minimum stay and parking rules that apply.
Does Cape Canaveral require a local 24/7 contact for STRs?
- Requirements can vary by city and can change. Ask Cape Canaveral whether a local responsible agent is mandatory and confirm response time standards in writing.
How do minimum stay rules differ between the two cities?
- Minimum nights often vary by city and sometimes by season or zone. Confirm current minimums for your exact address with each city before writing offers.
Can my STR permit transfer when I buy the property?
- Some cities allow transfer while others require a new application at ownership change. Get written confirmation from the city and build timelines into your contract.
Do HOA rules override city allowances for STRs?
- Yes. HOAs and condo associations can be more restrictive than city code. Always obtain and review the governing documents and any rental policies before you commit.
What documents should I request from the seller for underwriting?
- Request permits, inspection reports, 12 to 24 months of rental history and expenses, proof of tax remittances, insurance coverage for STR activity, and any code case records.
