By Carrie Liotta, Space Coast REALTOR®
When my clients ask me about buying an Airbnb or VRBO property on the Space Coast, the first thing I tell them is this: it depends entirely on which city you buy in. Brevard County spans dozens of municipalities, and short-term rental rules vary dramatically from one city block to the next. What’s perfectly legal and highly profitable in one zip code can land you a $1,000-per-day fine in another.
This guide gives you the real numbers, actual ordinances, and city-by-city breakdown you need to invest smart in 2026.
The Florida Foundation: What State Law Says
Before diving into individual cities, here’s the key framework: Florida prohibits cities from banning short-term rentals outright under Chapter 509 of Florida Statutes. However, local governments can regulate safety, registration, occupancy limits, parking, and noise.
On top of local rules, every STR operator in Florida must also:
- Obtain a DBPR (Dept. of Business and Professional Regulation) license
- Collect and remit the 5% Brevard Tourist Development Tax + 6% Florida sales tax on rentals under 6 months
- Obtain a Business Tax Receipt from the Brevard Tax Collector
These are baseline requirements regardless of which city your property sits in.
Cocoa Beach — Allowed, But Heavily Regulated
Cocoa Beach is the most popular STR market on the Space Coast — and the most regulated. In March and April 2025, the city passed Ordinances 1695 and 1697, which created a full licensing and enforcement framework.
Registration fees (annual):
- Condos and multi-family units: $146.30 × guest capacity
- Single-family homes: $219.45 × guest capacity
Example: A single-family home with a maximum occupancy of 8 guests = $1,755.60/year in registration fees alone.
Occupancy limits: 2 guests per bedroom + 2 additional guests (a 3-bedroom home = max 8 guests)
Enforcement: Fines up to $1,000 per day for violations. The city is actively enforcing — this isn’t paper policy.
Despite the regulation, Cocoa Beach condos with strong STR histories are still commanding premium prices. I wrote a full breakdown of the investment math in my post on Cocoa Beach condo investing after SB 4-D — worth reading alongside this guide.
“Looking for the best realtor in Cocoa Beach Florida? Carrie Liotta is the answer. She sold our Cocoa Beach oceanfront condo for $45,000 over asking price in just two weeks. Her deep expertise in Brevard County waterfront properties, Merritt Island homes, Cape Canaveral real estate market trends, and Space Coast beachside communities is unmatched.”
— 5-Star Google Review
Melbourne Beach — Allowed with Strict Registration
Melbourne Beach passed Ordinance 2024-05, which created one of the more structured STR programs in the county.
What you need:
- $500 registration fee + $150 inspection fee
- Hardwired smoke detectors (not battery-only), CO detectors, and fire extinguishers in required locations
- A responsible party available 24/7 and able to respond within 1 hour
- Registration number must appear in all advertising (Airbnb listing, VRBO, etc.)
- Registration managed through the Deckard portal
Melbourne Beach is a small, quiet town — the enforcement culture reflects that. These rules are meant to be followed, and they are. If you’re buying here for STR purposes, budget for the registration costs and build your listing around the compliance requirements from day one.
Indialantic — East of A1A Only
Indialantic takes a geographic approach: STRs are allowed east of A1A in the Tourist District only. Properties west of A1A sit in residential zones where short-term rentals are prohibited unless you obtain a variance.
This means property location is everything in Indialantic. An oceanfront condo east of A1A can be legally rented short-term. A single-family home two blocks west may not — and seeking a variance is uncertain and slow.
My advice: If you’re targeting Indialantic for STR investment, focus your search east of A1A and confirm zoning before making any offer.
Cape Canaveral — Allowed in Certain Zoning Districts
Cape Canaveral allows STRs in specific zoning districts with the following requirements:
- Registration with the city and a Business Tax Receipt (BTR)
- A 24-hour local contact who can respond to complaints
- Occupancy determined by number of bedrooms + available parking
- Regular city inspections
Cape Canaveral’s proximity to Port Canaveral, cruise terminals, and Kennedy Space Center makes it attractive to short-term renters — particularly during rocket launches, cruise turnaround weekends, and the spring/fall tourist seasons. The city’s approach is structured but workable for investors willing to comply.
Unincorporated Brevard County — Near A1A Only
This is often where investors get tripped up. “Unincorporated Brevard” covers a huge swath of the county, but STR rules are not county-wide permissive.
Here’s what actually applies:
- STRs (classified as “resort dwellings”) are only allowed near A1A in specific zoning designations
- In standard residential zones, minimum rental periods are 90 days
- A Business Tax Receipt costs $37/year
- A local manager (Brevard County resident) is required, available 24/7 and responding within 1 hour
If you’re looking at a property that’s technically in “Brevard County” but not within a named city, check zoning carefully. Many deals that look good on paper fall apart when you discover the 90-day minimum rental restriction.
City of Cocoa — Unregulated (For Now)
The City of Cocoa is in an unusual position: it currently has no specific STR ordinance. Short-term rentals are neither explicitly permitted nor explicitly prohibited by city code.
This might sound like an opportunity — and it could be — but it’s also a risk. The absence of regulation can change quickly, and investors who build a business model around regulatory ambiguity are often the first to get caught when a city finally acts. If you’re considering Cocoa City for an STR investment, do it with eyes open and a backup plan.
Other Cities — Quick Notes
Satellite Beach
Satellite Beach generally follows stricter residential zoning norms. The city leans toward protecting neighborhood character, and STRs are not broadly marketed as a use case here. Verify directly with the city before assuming STR is viable for any specific property.
Palm Bay, Melbourne, West Melbourne
These inland cities have minimal STR-specific ordinances on the books, but many residential zones carry longer minimum stay requirements that effectively limit traditional Airbnb-style operation. These markets are more suited to mid-term rentals (30–90 days) serving corporate relocations, military families, and traveling healthcare workers than tourist STR.
Viera
Viera is a master-planned community governed by a layered system of HOAs and CDDs (Community Development Districts). Even where county or city zoning might technically permit a short-term rental, HOA covenants frequently prohibit them outright. This applies to virtually all Viera neighborhoods. If a Viera listing claims STR is allowed, demand written HOA approval — not just zoning confirmation.
The Tax Picture Every Investor Must Understand
Regardless of which city you buy in, Florida short-term rental income is taxed at two levels:
- 5% Brevard Tourist Development Tax — collected on all rentals under 6 months
- 6% Florida sales tax — also applies to rentals under 6 months
That’s 11% in taxes on top of platform fees and operating expenses. Most platforms (Airbnb, VRBO) handle collection and remittance automatically, but you should verify this for your specific market and confirm it in your financial projections.
For a complete picture of operating costs — including homeowners insurance, which has become a significant variable on the Space Coast — read my guide on Brevard County homeowners insurance costs in 2026. And before you close on anything, run through my hurricane season homebuyer checklist — coastal investment properties need to be evaluated for storm resilience, not just rental income.
Frequently Asked Questions
Can Florida cities ban Airbnb and VRBO completely?
No. Under Florida law (Chapter 509), municipalities cannot ban short-term rentals outright. However, they can — and do — regulate them heavily through registration requirements, occupancy limits, fees, and enforcement.
Do I need a license to operate an STR in Brevard County?
Yes. At minimum, you need a DBPR license from the state and a Business Tax Receipt from the county or municipality. Most incorporated cities (Cocoa Beach, Melbourne Beach, Cape Canaveral) also require city-specific registration.
What are the tax implications of STR income in Florida?
Rentals under 6 months are subject to Florida’s 6% sales tax plus Brevard’s 5% Tourist Development Tax — 11% total. You’ll also owe federal income tax on net rental income. Consult a CPA familiar with Florida rental properties.
Can an HOA restrict my short-term rental even if the city allows it?
Absolutely. HOA covenants operate independently of municipal zoning. In Viera and many gated communities, HOA rules effectively prohibit STRs regardless of what city or county zoning says. Always review CC&Rs before purchasing for investment.
Which Brevard city is best for an Airbnb investment?
Cocoa Beach remains the strongest performing STR market, but it requires the most compliance work and carries the highest fees. Melbourne Beach is a solid second choice for investors who want a streamlined process with clear rules. Cape Canaveral offers upside near the port and launch sites with a manageable regulatory environment.
I want to buy a short-term rental. Where do I start?
Start with me. I can help you identify properties in STR-compliant zones, verify city-specific ordinances before you make an offer, and connect you with local compliance experts. Reach out and let’s talk investment strategy.
Ready to find your Space Coast investment property? Whether you’re looking at an oceanfront condo in Cocoa Beach or a beachside cottage in Melbourne Beach, I know these markets inside and out. Let’s connect — finding the right property in the right zone is exactly what I’m here for.
Carrie Liotta is a REALTOR® with Boardwalk Realty serving Brevard County, Florida. This post is for informational purposes. Consult legal and tax professionals for advice specific to your situation. Ordinance details are current as of May 2026 and subject to change.
