Space Coast, Merritt Island, Melbourne STR's

Member since 2021 · 4 posts · 7 votes

Hi All,

Interested to hear feedback on the space coast, specifically Merritt Island/Cocoa Beach all the way down to Melbourne Beach for short term rentals. I have one STR up in St. Augustine on Anastasia Island that does extremely well but inventory is so limited there at the moment that I'm considering expanding my search radius. I've seen Cape Canaveral has stricter regulations around STR so I'm likely not including that area. Would love to hear from other investors with STR's in this area. Thanks!

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Kerry BairdPro Member

Rental Property Investor · Melbourne, FL · Member since 2011 · 3k+ posts · 2k+ votes

I have a couple of houses in Melbourne Beach. I had to register them for $500 each, and get a fire inspection from the local municipality (I walked in and asked at the Town Hall on Ocean Avenue).

Indialantic is a hard NO on STRs, while Indian Harbour Beach is a YES, but with restrictions. Rockledge is a hard NO. I have a house there, and no cigar, so I keep it as a long term rental. My appraiser at one time told me that he had a few STRs in IHB. An agent of mine said they are allowed on the East of A1A, as long as HOA does not prevent them.

You probably know this, but for late comers, I pay FL and county taxes, and am licensed at the State.

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Tchaka Owen
Real Estate Agent · Merritt Island, FL · Member since 2017 · 986 posts · 1k+ votes
4y
Hi Alyssa,

It's a bit tricky here - while the area seems perfect for STRs, many towns are not in favor. For example, Merritt Island does not allow them. Cape Canaveral (to my understanding) also doesn't, however they're not strictly enforcing it. Not sure about Cocoa Beach. Unincorporated Satellite allows them, Satellite "proper" does not. If you look at AirB&B, you'll find rentals throughout the area, just know that it's not all legal.

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Charles Fischer
Real Estate Investor · Merritt Island, FL · Member since 2015 · 3 posts · 3 votes
4y
Alyssa:
I have had experience in Cape Canaveral with STRs. While they are legal (with inspection and proper permits) they are restricted to weekly. They have hired a third party to monitor and enforce this. Watching to see how this pans out..
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Tchaka Owen
Real Estate Agent · Merritt Island, FL · Member since 2017 · 986 posts · 1k+ votes
4y
Quote from @Charles Fischer:
Alyssa:
I have had experience in Cape Canaveral with STRs. While they are legal (with inspection and proper permits) they are restricted to weekly. They have hired a third party to monitor and enforce this. Watching to see how this pans out..
My understanding is that the week minimum is a state law as opposed to Cape Canaveral. Not verified.

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Charles Fischer
Real Estate Investor · Merritt Island, FL · Member since 2015 · 3 posts · 3 votes
4y
Quote from @Tchaka Owen:

Quote from @Charles Fischer:
Alyssa:
I have had experience in Cape Canaveral with STRs. While they are legal (with inspection and proper permits) they are restricted to weekly. They have hired a third party to monitor and enforce this. Watching to see how this pans out..
My understanding is that the week minimum is a state law as opposed to Cape Canaveral. Not verified.

Here is a link to the most recent ordinance passed by City Council : https://prochamps.com/PROCHAMP...
See page 5, section 5 line 21. references city enacted minimum rental period 7 consecutive days...

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Tchaka Owen
Real Estate Agent · Merritt Island, FL · Member since 2017 · 986 posts · 1k+ votes
4y
Quote from @Charles Fischer:

Quote from @Tchaka Owen:

Quote from @Charles Fischer:
Alyssa:
I have had experience in Cape Canaveral with STRs. While they are legal (with inspection and proper permits) they are restricted to weekly. They have hired a third party to monitor and enforce this. Watching to see how this pans out..
My understanding is that the week minimum is a state law as opposed to Cape Canaveral. Not verified.

Here is a link to the most recent ordinance passed by City Council : https://prochamps.com/PROCHAMP...
See page 5, section 5 line 21. references city enacted minimum rental period 7 consecutive days...

Ah, thank you for the clarification!! Read the first part and it makes sense. It's actually the other way around and CCanaveral had it in place prior to state legislation, thus grandfathered.
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Alyssa Johnson
OP
Member since 2021 · 4 posts · 7 votes
4y
@Tchaka Owen - thanks for the insight. I was having a hard time finding STR regulations for Merritt Island so I appreciate you responding and weighing in. Too bad!
1 Reply
Kerry BairdPro Member
Rental Property Investor · Melbourne, FL · Member since 2011 · 3k+ posts · 2k+ votes
4y
I have a couple of houses in Melbourne Beach. I had to register them for $500 each, and get a fire inspection from the local municipality (I walked in and asked at the Town Hall on Ocean Avenue).
Indialantic is a hard NO on STRs, while Indian Harbour Beach is a YES, but with restrictions. Rockledge is a hard NO. I have a house there, and no cigar, so I keep it as a long term rental. My appraiser at one time told me that he had a few STRs in IHB. An agent of mine said they are allowed on the East of A1A, as long as HOA does not prevent them.
You probably know this, but for late comers, I pay FL and county taxes, and am licensed at the State.
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Alyssa Johnson
OP
Member since 2021 · 4 posts · 7 votes
4y
Thanks @Kerry Baird How does Melbourne Beach do for you in terms of occupancy and rates? And is there a 1 week minimum restriction there or can you do 2-3 nights and turn it over a couple times per week? The registration process sounds the same as St. Augustine so I'm not surprised by that.
1 Reply
Cassandra Hartford
Real Estate Consultant · Space Coast, FL · Member since 2018 · 6 posts · 1 vote
4y
Quote from @Alyssa Johnson:

Hi All,
Interested to hear feedback on the space coast, specifically Merritt Island/Cocoa Beach all the way down to Melbourne Beach for short term rentals. I have one STR up in St. Augustine on Anastasia Island that does extremely well but inventory is so limited there at the moment that I'm considering expanding my search radius. I've seen Cape Canaveral has stricter regulations around STR so I'm likely not including that area. Would love to hear from other investors with STR's in this area. Thanks!

My Downtown Melbourne and Indialantic STR's are killing it! Space Coast is exploding right now.
1 Reply
Cassandra Hartford
Real Estate Consultant · Space Coast, FL · Member since 2018 · 6 posts · 1 vote
4y
Quote from @Alyssa Johnson:

Thanks @Kerry Baird How does Melbourne Beach do for you in terms of occupancy and rates? And is there a 1 week minimum restriction there or can you do 2-3 nights and turn it over a couple times per week? The registration process sounds the same as St. Augustine so I'm not surprised by that.

Melbourne Beach City / Melbourne Beach unincorporated has zero restrictions. Indialantic however has 90 day min...
0 Reply
Kelly DorninkPro Member
Contractor · Hayfield, MN · Member since 2017 · 6 posts · 3 votes
4y
Quote from @Alyssa Johnson:

Thanks @Kerry Baird How does Melbourne Beach do for you in terms of occupancy and rates? And is there a 1 week minimum restriction there or can you do 2-3 nights and turn it over a couple times per week? The registration process sounds the same as St. Augustine so I'm not surprised by that.
I am curious as well, I'll be following this discussion! :)
0 Reply
Kerry BairdPro Member
Rental Property Investor · Melbourne, FL · Member since 2011 · 3k+ posts · 2k+ votes
4y
@Alyssa Johnson, from AirDna, I will attach screen shots, and hope they are clear. I have one 3 bed and allow pets, and one 4 bed with a pool and generally no pets. The top 12 properties are largely ocean front. Mine are closer to the intracoastal waterway, but are still on the barrier island.
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Kerry BairdPro Member
Rental Property Investor · Melbourne, FL · Member since 2011 · 3k+ posts · 2k+ votes
4y
More AirDNA for Melbourne Beach. In case you have wondered what AirDNA looks like. I use it only for the ZIP code, and utilized their numbers when I started so I could see what was out there. The Enemy Method is very useful for pricing, but I didn’t know it at the time
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Kerry BairdPro Member
Rental Property Investor · Melbourne, FL · Member since 2011 · 3k+ posts · 2k+ votes
4y
Lastly, they feature the top 10 performing properties. My properties are not on the beach, but are in the interior of the barrier island.
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Megan Rycroft
Member since 2022 · 14 posts · 2 votes
3y
Quote from @Kerry Baird:

Lastly, they feature the top 10 performing properties. My properties are not on the beach, but are in the interior of the barrier island.

Thank you for sharing this - even though I'm looking a year later! Have these listing continued to succeed? I am currently looking along the space coast, I know a few things have changed in the past year in regards to STR.
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Samuel Boyd
Realtor · Melbourne, FL · Member since 2021 · 111 posts · 51 votes
3y
@Alyssa Johnson as mentioned, it really comes down to each municipality. I curated this list for myself about the rules and regulations for the city's I personally deal most in. Hopefully this will be helpful! I can send the spreadsheet if this screen grab is too blurry. As we know, you will make more on the beaches, but property values are much higher, so you'll really have to analyze the ROI. Good luck!!
1 Reply
Tchaka Owen
Real Estate Agent · Merritt Island, FL · Member since 2017 · 986 posts · 1k+ votes
3y
Quote from @Samuel Boyd:

@Alyssa Johnson as mentioned, it really comes down to each municipality. I curated this list for myself about the rules and regulations for the city's I personally deal most in. Hopefully this will be helpful! I can send the spreadsheet if this screen grab is too blurry. As we know, you will make more on the beaches, but property values are much higher, so you'll really have to analyze the ROI. Good luck!!

Great chart! But are you sure about Satellite? Unless rules have recently changed, they do not allow STRs in the incorporated portion. The northern section (which might be what you're referring to as "Patrick") is different as it is unincorporated. However the city portion has been a NO for a while.
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Megan Rycroft
Member since 2022 · 14 posts · 2 votes
3y
Quote from @Samuel Boyd:

@Alyssa Johnson as mentioned, it really comes down to each municipality. I curated this list for myself about the rules and regulations for the city's I personally deal most in. Hopefully this will be helpful! I can send the spreadsheet if this screen grab is too blurry. As we know, you will make more on the beaches, but property values are much higher, so you'll really have to analyze the ROI. Good luck!!

This is so helpful! Are you still currently a realtor in the area? Looking for one!
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Brett JohnsonPro Member
Investor · Merritt Island, FL · Member since 2017 · 11 posts · 6 votes
3y
Thanks for revitalizing this chain @Megan Rycroft. General rule is most municipal governments have their own rules within Brevard county. That is a great chart @Samuel Boyd! Good work. The northern section that borders Pineda cswy is a neighborhood called South Patrick Shores which is under the jurisdiction of the county even though it has a Satellite beach zip code and address.
There is a group trying to lobby to change this here: https://brevardflstr.com/ They also have a really good resort dwelling county map that is very detailed giving you a specific neighborhood by neighborhood breakdown. I don't know where it is in the process of making change, but worth keeping an eye on.
Additionally, there was an effort by the Florida state government to get rid of city/county restrictions of STRs statewide with House Bill 105 but it never reached the floor. But also something to keep an eye on and maybe call your representative to have them bring it back to a discussion!
2 Reply
Megan Rycroft
Member since 2022 · 14 posts · 2 votes
3y
Thanks this is helpful! I did find that map previously, as well! I have reached out to a few realtor on BP for help in the area, with no luck. Any suggestions from anyone?
0 Reply
Samuel Boyd
Realtor · Melbourne, FL · Member since 2021 · 111 posts · 51 votes
3y
Quote from @Kerry Baird:

Lastly, they feature the top 10 performing properties. My properties are not on the beach, but are in the interior of the barrier island.

Hi @Kerry Baird! Thank you so much for providing this data. Super helpful for everyone to see! I noticed much of the "Mel Beach rentals" showing on AirDNA are actually in unincorporated Brevard County district 3. I did some digging and found that for single family zoning STR's are only allowed here if they are touching A1A basically. I assume the rest of them are just doing it illegally? Do you have any idea about the status of the properties listed in this unincorporated area? And how they are enforcing the 90-day minimums? May be a topic for another thread but figured it was relevant here as well :)
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Samuel Boyd
Realtor · Melbourne, FL · Member since 2021 · 111 posts · 51 votes
3y
Quote from @Tchaka Owen:

Quote from @Samuel Boyd:

@Alyssa Johnson as mentioned, it really comes down to each municipality. I curated this list for myself about the rules and regulations for the city's I personally deal most in. Hopefully this will be helpful! I can send the spreadsheet if this screen grab is too blurry. As we know, you will make more on the beaches, but property values are much higher, so you'll really have to analyze the ROI. Good luck!!

Great chart! But are you sure about Satellite? Unless rules have recently changed, they do not allow STRs in the incorporated portion. The northern section (which might be what you're referring to as "Patrick") is different as it is unincorporated. However the city portion has been a NO for a while.

Hey @Tchaka Owen. Thanks for the question. This is like a rough draft so don't take it as gospel but I believe you are correct. 30-day minimums on the beach and 180-day minimums everywhere else in Satellite, so for all intents and purposes I would say that is a "No" from the city. Also, I just updated it after doing some more research on these unincorporated areas (Merrit Island, south mel beach, patrick, etc.) and found that they are 90-day minimums. Not sure how the county is enforcing that but technically that is was the zoning code says anywhere off of A1A. Let me know what you think and if you found any other info I may be missing.
2 Reply
Samuel Boyd
Realtor · Melbourne, FL · Member since 2021 · 111 posts · 51 votes
3y
Quote from @Cassandra Hartford:

Quote from @Alyssa Johnson:

Thanks @Kerry Baird How does Melbourne Beach do for you in terms of occupancy and rates? And is there a 1 week minimum restriction there or can you do 2-3 nights and turn it over a couple times per week? The registration process sounds the same as St. Augustine so I'm not surprised by that.

Melbourne Beach City / Melbourne Beach unincorporated has zero restrictions. Indialantic however has 90 day min...

Hi @Cassandra Hartford! I just got off the phone with Brevard zoning and they said the following. 1. Start with the zoning map found at the following link to identify the property's specific zoning:
https://www.arcgis.com/apps/webappviewer/index.html?id=8401fea35fda4415aa48f0dfe861ccdc
2. Click the "Code Regulation" button which should take you to the municode library explaining that specific zoning’s rules.
3. If "Resort Dwellings" are listed upon permitted uses, you are good.
4. If "Resort Dwellings" are listed in permitted uses with conditions jump to division 5 subdivision II which states: Location standards. Resort dwellings shall be restricted to parcels that are:
a. Developed with a nonconforming multi-family residential use;
b. Located within a multifamily tract in a PUD or RPUD, or located in a single family tract if submitted as part of a preliminary development plan application and approved by the board of county commissioners in public hearing.
In plain English I believe that for 99% of single-family zoned parcels not directly on the beach, you are NOT allowed to rent for a period of less than 90 days. This is of course for unincorporated Brevard County.
Please let me know if you agree and if I am missing anything :)
1 Reply
Samuel Boyd
Realtor · Melbourne, FL · Member since 2021 · 111 posts · 51 votes
3y
Quote from @Megan Rycroft:

Thanks this is helpful! I did find that map previously, as well! I have reached out to a few realtor on BP for help in the area, with no luck. Any suggestions from anyone?

Hi @Megan Rycroft! I'm sorry you haven't had any luck with an agent so far. I would be happy to help you!! I love working with investors and love analyzing investments. I look forward to working with you!
0 Reply
Samuel Boyd
Realtor · Melbourne, FL · Member since 2021 · 111 posts · 51 votes
3y
@Brett Johnson Thank you for providing that map and that link man super helpful! I signed the petition haha. I was wondering if you were able to find somewhere that the map is hosted at? I think it's just an internal document and isn't publically viewable as I hope but it would be SO convenient. That map is super hard to see when you go to actually zoom in ya know?
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