Operating a short-term rental (STR) in Brevard County requires compliance with state, county, and municipal regulations. Property investors and managers must understand the specific requirements of each municipality when acquiring or managing properties. This briefing outlines the current regulations for vacation rentals in Cocoa Beach and Cape Canaveral.
1. State and County Baselines
All short-term rentals in Cocoa Beach and Cape Canaveral are subject to state and county oversight. In Florida, these are defined as public lodging establishments rented more than three times a year for periods of less than 30 days.
- Florida DBPR License: Operators must secure a transient public lodging establishment license from the Florida Department of Business and Professional Regulation.
- Tax Collection and Remittance: Operators are legally required to collect and remit a 6% Florida State Sales Tax to the Florida Department of Revenue and a 5% Brevard County Tourist Development Tax to the Brevard County Tax Collector.
- Business Tax Receipts (BTR): A Brevard County BTR is mandatory for all operators in addition to municipal BTRs.
2. Cocoa Beach Regulations
Cocoa Beach enforces strict geographic and operational restrictions on short-term rentals, including recent updates to its fee structure and occupancy limits.
Zoning and Eligibility
Short-term rentals are not permitted citywide in Cocoa Beach. Zoning verification using the city's Interactive Zoning Map is required. All STRs in permitted zones, including RS-1 Single Family Residential, must register with the city.
Registration and Fee Structure
The Cocoa Beach City Commission has adopted an occupancy-based fee system, replacing the previous flat-rate structure. Registration is valid annually from October 1 to September 30.
- Single-Family Homes: $219.45 per guest per year.
- Multi-Family Properties (Condos, etc.): $146.30 per guest per year.
Occupancy and Operational Mandates
The city enforces strict occupancy limits: 2 guests per bedroom plus 2 additional guests, with a maximum of 8 occupants per property unless grandfathered exceptions apply.
Operators must designate a local Responsible Party available 24/7 who can respond to issues within one hour. Properties must have a registered on-site landline for 911 calls, and all parking must be on paved, off-street designated areas.
Penalty Notice: Non-compliance in Cocoa Beach results in significant fines. Operating an unregistered STR incurs a $250 fine for the first day, $500 per day up to the sixth day, and $1,000 per day thereafter until registration is complete.
3. Cape Canaveral Regulations
Cape Canaveral regulates short-term rentals through its Vacation Rental and Inspection Program, emphasizing safety compliance, usage logs, and residential preservation.
Registration and Upcoming Fee Adjustments
Owners must obtain a City Business Tax Receipt and register through the Deckard Vacation Rental Permit system. An ordinance will increase STR operational fees effective October 1, 2025.
Fee Type | Current Rate | Rate Effective Oct 1, 2025 |
Annual Registration (Non-homesteaded) | $300.00 / unit | $450.00 / unit |
Annual Registration (Homesteaded) | $200.00 / unit | $300.00 / unit |
Safety Inspection Fee | $75.00 / unit | $100.00 / unit |
Usage Restrictions and Occupancy Limits
Cape Canaveral prohibits renting individual rooms; the entire dwelling unit must be rented as a whole. Using an STR as a commercial venue, event space, or party hall is also forbidden.
Occupancy limits are based on the unit’s square footage and number of bedrooms. Larger units have absolute occupancy caps:
- Properties between 3,001 and 4,500 sq. ft.: Maximum of 12 occupants.
- Properties exceeding 4,500 sq. ft.: Maximum of 14 occupants.
Note: Stricter occupancy limits may be enforced if determined necessary by the Fire Inspector.
Compliance Logs and Inspections
Cape Canaveral requires vacation rental owners to maintain a detailed booking log for a minimum of three years. This log must document the date of each rental and the total number of occupants, and it must be available for city inspection to verify compliance. Properties are also subject to initial and ongoing safety inspections; any items failing inspection must be rectified within 10 business days.
Penalty Notice: Operating an unregistered vacation rental in Cape Canaveral results in fines of $100 for the first offense, $250 for the second, and $500 for each subsequent offense.
Summary of Investor Requirements
For operations under Ocean to River Properties, strict compliance with municipal codes is required. Before acquiring or listing a property, investors must review municipal zoning maps, confirm HOA or Condo association bylaws, and prepare for the specific registration costs set by Cocoa Beach or Cape Canaveral.
Disclaimer: This document is for informational research purposes regarding current municipal regulations and does not constitute formal legal or tax counsel.
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