Self-managing in Cocoa Beach means three jobs. You handle registration and taxes. A local person handles visits, cleaning and repairs. BnBGenius answers guest messages on Airbnb and Vrbo 24/7.
Check your building’s own rules first.
“Vacation rental registrations shall not be issued for a unit within a condominiums or cooperative building that otherwise does not permit such vacation rental use.”
Source: City of Cocoa Beach Sec. 26.5-22
What this means for you: Your unit might sit in a condominium or cooperative building. Those buildings have their own documents. Read them before you register. If the documents bar vacation rentals, the city will not issue a registration. This is about your building’s rules, not city zoning.
Registration comes next.
“All Vacation Rentals in the City of Cocoa Beach are required to register with the city. In order to comply with the Vacation Rental Property Registration Ordinance all Owners or Authorized Agents must register online and pay a registration fee.”
Source: City of Cocoa Beach
What this means for you: You must register online. You must also pay a registration fee. This applies to owners or authorized agents.
The city also requires a phone you must answer.
“Every vacation rental owner or agent, as applicable, shall be available by landline or mobile telephone answered by the vacation rental owner or agent at the listed phone number twenty-four (24) hours a day, seven (7) days a week to respond to police, fire or other emergency personnel requests. Otherwise, response to contact by the city’s regulatory personnel shall be required only Monday through Saturday, 9:00 a.m. to 6:00 p.m.”
Source: City of Cocoa Beach Sec. 26.5-43
What this means for you: You or your agent must answer the listed phone at all hours for police, fire or other emergency personnel. City regulatory calls need a response only Monday through Saturday, 9:00 a.m. to 6:00 p.m.
What BnBGenius Does for a Host in Cocoa Beach
Answers guest messages on Airbnb and Vrbo 24/7
BnBGenius answers guest messages on Airbnb and Vrbo 24/7. You supply your house rules and guest pack details. It does not know Cocoa Beach rules on its own. See how it works with Airbnb automated messages and Vrbo automated messages.
Requests a review from the guest and publishes the host’s review
BnBGenius requests a review from the guest and publishes the host’s review. Details are on the reviews page.
Kent Morgan on reviews:
“We went from reviewing 40% of stays to 100% overnight. The AI even thanked guests for things we fixed mid-stay. Our review-to-review rate jumped immediately.”
Kent Morgan, BnBGenius co-founder, on bnbgenius.ai/reviews
Creates cleaning and repair tasks after checkout
BnBGenius creates cleaning and repair tasks after checkout. Your local person still does the actual cleaning and repairs. See the tasks page and the guide on managing a cleaning team without text chains.
Kent Morgan on tasks:
“We used to find out about issues in post-stay reviews. Now BnBGenius flags them mid-stay, creates the task, and our cleaners respond in under 15 minutes.”
Kent Morgan, BnBGenius co-founder, on bnbgenius.ai/tasks
Answers guest calls with a voice AI agent
BnBGenius answers guest calls with a voice AI agent (Voice Concierge, an add-on). It does not replace your duty to answer the city’s phone requirements. Read more on the voice page.
Kent Morgan on voice:
“The concierge answered 84% of our after-hours calls last month without waking anyone up. Guests thought it was our in-house team the whole time.”
Kent Morgan, BnBGenius co-founder, on bnbgenius.ai/voice
Sells gap nights, early check-in and late checkout
BnBGenius sells gap nights, early check-in and late checkout. Details are on the upsells page.
Kent Morgan on upsells:
“BnBGenius filled nine gap nights in the first month. $2.3k we would have lost. Guests got a friendly Airbnb message and we didn’t lift a finger.”
Kent Morgan, BnBGenius co-founder, on bnbgenius.ai/upsells
Is run from Telegram
BnBGenius is run from Telegram. It is not a PMS, channel manager, calendar sync, direct-booking, pricing or accounting tool. See pricing for costs.
Your Local Person
The phone duty stays with you or your agent. That listed number must be answered 24 hours a day for emergency personnel. Agree with your local person on who cleans, who repairs and who visits the unit.
The city requires a contact sticker at the property.
“Every vacation rental owner or agent shall place on an easily visible location near the front door of the vacation rental a sticker placed either inside the vacation rental facing out or placed outside the vacation rental, supplied by the city stating contact information for the vacation rental owner or agent and other relevant information as determined by the city.”
Source: City of Cocoa Beach Sec. 26.5-43
What this means for you: The city supplies the sticker. Place it near the front door, easily visible. Put it inside facing out, or outside the unit. It shows your contact information.
A simple turnover checklist: check the sticker, check the guest pack, check the evacuation maps. For longer stays, you still check occupancy and turnover yourself.
What the City Requires
You need a state license first.
“A copy of the vacation rental’s current and active license as a transient public lodging establishment with the Florida Department of Business and Professional Regulation.”
Source: City of Cocoa Beach Sec. 26.5-22
What this means for you: You must hold a current, active state license for transient public lodging. Keep a copy for the city.
Registration Fees
| Property type | Fee |
|---|---|
| Single-family homes | “$219.45 Each guest based on allowed occupancy Vacation Rental Application/Registration/Renewal Fee for VRs in single family homes inclusive of fire and building inspections. Example: 8 guests = $1,755.60; 2 guests = $438.90” (Source: City of Cocoa Beach Exhibit C) |
| Multifamily buildings | “$146.30 Each guest based on allowed occupancy Vacation Rental Application/Registration/Renewal Fee for VRs in multifamily buildings inclusive of fire and building inspections. Example: 8 guests = $1,170.40; 2 guests = $292.60” (Source: City of Cocoa Beach Exhibit C) |
What this means for you: The fee is charged per allowed guest, not per booking. Single-family and multifamily homes have different rates. Fire and building inspections are included.
Registration Duration and Renewal
“A vacation rental registration and/or renewal shall be based upon and valid for one (1) calendar year after the date of registration or renewal.”
Source: City of Cocoa Beach Sec. 26.5-24
What this means for you: Your registration lasts one calendar year from the date you register or renew. Mark that date.
“A vacation rental owner must renew its registration annually. No renewal shall be allowed unless and until all citations and fines related to the vacation rental shall have been paid in full.”
Source: City of Cocoa Beach Sec. 26.5-25
What this means for you: You must renew every year. The city will not renew if citations or fines tied to the rental are unpaid.
Inspections
“Inspection of a vacation rental to verify compliance with the Florida Building Code, and the Florida Fire and Life Safety Codes, which governed at the time of completion of the subject construction, shall be required subsequent to the initial registration of the vacation rental, and annually after each renewal. If instances of noncompliance are found, all such instances of noncompliance shall be handled as other violations of the Florida Building Code and Florida Fire and Life Safety Codes are otherwise handled in the city. These requirements will not be imposed so as to affect contracts that pre-exist the effective date of this chapter (April 17, 2025).”
Source: City of Cocoa Beach Sec. 26.5-26
What this means for you: The city inspects after your first registration. It also inspects after each yearly renewal. Inspectors check the Florida Building Code and the Florida Fire and Life Safety Codes. They use the standards in effect when your construction was completed. Contracts that predate April 17, 2025 are not affected.
Occupancy Limits
“The maximum occupancy of a vacation rental shall be stated in the vacation rental registration form, and shall be limited to the lesser of: (1) Two (2) occupants (as defined herein) per bedroom (as defined herein), plus two (2) occupants. (2) A total of eight (8) occupants per vacation rental. (b) The maximum occupancy restriction as set forth above shall not apply when the property is owner occupied by the vacation rental owner.”
Source: City of Cocoa Beach Sec. 26.5-53
What this means for you: Your cap is the smaller of two numbers. First: two occupants per bedroom plus two. Second: eight total. The cap does not apply when the owner occupies the property.
Some older rentals could apply for grandfathered status.
“Notwithstanding the above, a registered vacation rental, that is in a zoning district other than RS-1 of the city, that was used as a vacation rental as of the effective date of the amendment of this chapter, (April 17, 2025), may apply for grandfathered status to last for a period of ten (10) years, as to occupancy limitations, and may set its maximum occupancy based upon the following criteria and procedures. Vacation rentals that have an occupancy of eight (8) or less as determined according to section 26.5-53 above will not require grandfathering to maintain that occupancy. (1) A grandfathered vacation rental shall have its maximum occupancy based upon two (2) occupants (as defined herein) per bedroom (as defined herein), plus two (2) occupants, unless through a previously existing arrangement with the city the occupancy had been capped at a lower number of occupants as of the time of application for grandfather status. A change in the number of bedrooms at the vacation rental shall cause such vacation rental to lose its grandfathered status.”
What this means for you: This was for registered rentals outside the RS-1 zone already used as vacation rentals on April 17, 2025. It lasts 10 years. The cap is two per bedroom plus two, unless an earlier city arrangement capped occupancy lower. Rentals at 8 or fewer occupants did not need it. A change in bedroom count loses the status.
The deadline to apply has passed.
“The grandfathering application and supporting proof shall be submitted to the city by email or by hand delivery, if at all, by no later than June 17, 2025, for review by city staff, and such staff shall make a written determination as to the maximum occupancy of such grandfathered vacation rental which determination shall be sent by email to the applicant.”
What this means for you: Applications were due by June 17, 2025. That date is already past.
Some older rental agreements are exempt.
“Notwithstanding any other provision of this section, rental agreements with prospective occupants for vacation rentals in the RS-1 zoned area of the city that were entered into before the original enactment of this chapter (March 5, 2020) shall be exempt from the provisions of this chapter as more fully set forth in section 26.5-64 . Notwithstanding any other provision of this section, rental agreements with prospective occupants for vacation rentals in all zoning districts of the city other than the RS-1 zoned area of the city that were entered into before the amendment of this chapter (April 17, 2025) shall be exempt from the provisions of this chapter as more fully set forth in section 26.5-64 . Notwithstanding any other provision of this section, rental agreements with prospective occupants for vacation rentals that were in compliance with the city’s chapter 26.5 as of the date of entering into such rental agreement, (hereinafter “pre-occupancy cap agreements”), are exempt from the restrictions on occupancy enacted in this chapter.”
What this means for you: There are three exceptions. RS-1 agreements made before March 5, 2020 are exempt from the chapter. Agreements in other zones made before April 17, 2025 are exempt from the chapter. And agreements that complied with chapter 26.5 when signed are exempt from the occupancy cap. These are exceptions for specific old agreements, not zone-wide rules.
Parking
“No parking shall cross or block any sidewalk, and no parking shall be permitted on any grassed area, dirt or sand area, or any area covered by stones or shell unless such area is part of an approved parking plan. No vacation rental parking shall be on any lot or parcel other than on the specifically registered vacation rental property or as otherwise shown on the approved parking plan. The maximum collective number of automobiles, trucks, boats, motorcycles, and trailers shall be limited to a total of four (4) to be used for any vacation rental.”
Source: City of Cocoa Beach Sec. 26.5-55
What this means for you: Guests cannot block any sidewalk. No parking on grass, dirt, sand, stones or shell unless it is part of an approved parking plan. All parking must be on the registered property or the approved plan. Cars, trucks, boats, motorcycles and trailers together are capped at 4. A smaller approved plan may allow fewer.
Noise
“No person located in or on a vacation rental property at any time shall create, or cause to be created any noise or sound which is clearly audible within any other residence within the city limits of the City of Cocoa Beach when the residence in which the noise or sound is clearly audible has its windows and doors closed. This shall not include cries for emergency assistance or warning calls, properly functioning HVAC systems, pool pumps, lawn mowers, leaf blowers, or fire alarms or burglar alarms prior to the giving of notice and a reasonable opportunity for the owner or tenant in possession of the vacation rental served by any such alarm to turn off the alarm.”
Source: City of Cocoa Beach Sec. 26.5-56
What this means for you: Noise is a problem if it is clearly audible inside another Cocoa Beach residence with closed windows and doors. This applies at any time. Exceptions include cries for emergency help and warning calls. Working HVAC, pool pumps, lawn mowers and leaf blowers are also exempt. Fire and burglar alarms are exempt before notice and a fair chance for the owner or tenant in possession to turn them off.
Required Postings and Guest Information
“In each vacation rental, there shall be provided, in a prominent location, the following written information: (1) The name, address and phone number of the vacation rental owner or agent, as applicable. (2) The maximum occupancy of the vacation rental. (3) A copy of a document to be supplied by the city which includes excerpts from City of Cocoa Beach ordinance provisions of general application relevant to vacation rentals to include solid waste pick-up regulations, regulations related to sea turtles and sea turtle lighting, City of Cocoa Beach Noise Ordinance, notifications as to speed limits and driving information, and other relevant information, as specified by resolution of the city, as a lease addendum. The city will make available to vacation rental owners and agents a copy of such document in digital format upon request, and the city will post such document on its website. (4) The maximum number of vehicles that can be parked at the vacation rental, along with a sketch of the location of the off-street parking spaces. (5) The days and times of trash pickup. (6) The location of the nearest hospital. (b) There shall be posted, next to the interior door of each bedroom a legible copy of a building evacuation map— Minimum eight and one-half (8½) inches by eleven (11) inches.”
Source: City of Cocoa Beach Sec. 26.5-63
What this means for you: Post written information in a prominent spot. It must include the owner or agent’s name, address and phone. Add the maximum occupancy. Add the city’s lease addendum covering waste, turtles, lighting, noise, speed and driving. Add the parking maximum with a sketch of off-street spaces. Add trash pickup days and times. Add the nearest hospital. Also post an evacuation map next to the interior door of every bedroom, at least 8.5 by 11 inches.
Taxes
Florida charges sales tax on short stays.
“Florida’s 6% state sales tax, plus any applicable discretionary sales surtax, applies to rental charges or room rates paid for the right to use or occupy living quarters or sleeping or housekeeping accommodations for rental periods of six months or less, often called “transient accommodations” or “transient rentals.””
Source: Florida Department of Revenue
What this means for you: This tax applies to rental periods of six months or less. Florida charges a 6% state sales tax on those stays. An applicable discretionary sales surtax may also apply.
| Tax | Rate |
|---|---|
| Brevard County tourist tax | “Brevard 5% County” (Source: Florida Department of Revenue DR-15TDT) |
| Brevard surtax | “Brevard 1% (.5%) Jan 1, 2015 Dec 31, 2026 (.5%) Jan 1, 2017 Dec 31, 2026” (Source: Florida Department of Revenue DR-15DSS) |
What this means for you: Brevard charges a 5% tourist tax. The 1% surtax has two 0.5% parts. Both list a December 31, 2026 expiry in the current state document.
The county changed who collects the tourist tax.
“At the July 22, 2025, regular meeting of the Brevard County Board of County Commissioners, the Board adopted an ordinance amending Chapter 102, Article III of the County Code, designating the Brevard County Clerk’s Office as the lawful authority to collect the county’s Tourist Development Tax. We understand that most operators already know the tax rate and reporting obligations. The only change at this time is who collects the county’s tourist tax. The Clerk’s Office will collect only the local Tourist Development Tax; state sales tax will continue to be remitted to the Florida Department of Revenue.”
Source: Brevard County Clerk
What this means for you: On July 22, 2025, the county named the Clerk’s Office to collect the county tourist tax. State sales tax still goes to the state revenue agency.
What the Platforms Collect
| Platform | Platform-collected taxes | Owner’s job |
|---|---|---|
| Airbnb | “Florida Transient Rental Tax: 6% of the listing price including any cleaning fee for reservations 182 nights and shorter.” (Source: Airbnb Help) “Florida Discretionary Sales Surtax: 0.5%-1.5% of the listing price including any cleaning fee for reservations 182 nights and shorter.” (Source: Airbnb Help) “Brevard County Tourist Development Tax: 5% of the listing price including any cleaning fee for reservations 182 nights and shorter.” (Source: Airbnb) | “Hosts may need to manually collect and remit other applicable taxes on their stay or experience price.” (Source: Airbnb Help) |
| Vrbo | “Florida State Transient Rentals Tax, Discretionary County Surtax Note: Discretionary County Surtax is state tax surcharges required by various counties that Vrbo will also be collecting and remitting. These rates vary between 0.5-2%. The state of Florida under 184 nights December 1, 2018” (Source: Vrbo) “Brevard County County Tourist Development Tax Brevard County under 181 nights February 1, 2020” (Source: Vrbo) | “You’re also responsible for collecting and remitting lodging taxes when we’re not liable to do so.” (Source: Vrbo Help) |
What this means for you: Airbnb’s sources list Florida’s 6% tax, a statewide surtax of 0.5% to 1.5%, and Brevard’s 5% tourist tax, for stays of 182 nights or shorter. Vrbo’s sources list the state rental tax and surtax for Florida stays under 184 nights, with a statewide 0.5% to 2% range. Vrbo’s Brevard row covers stays under 181 nights but gives no percentage. The ranges are not Brevard’s own rate. Both platforms say you may still owe taxes they do not collect, so check each stay.
BnBGenius is not an accounting tool. For tax software, see Airbnb accounting and tax tools.
Airbnb and Vrbo
| Task | Airbnb | Vrbo |
|---|---|---|
| Messages | “Every reservation automatically creates a group thread where all bookers, co-travelers, hosts and co-hosts can connect.” (Source: Airbnb Help) | “You can send a message to a host through our secure messaging platform.” (Source: Vrbo Help) |
| Reviews | “On the day of checkout, both the guest and their host will be prompted to leave a review . Both parties will have 14 days after checkout to submit their review.” (Source: Airbnb Help) | “You and your guests have 180 days to provide your review. Once one party submits their review, the other party has 14 days to complete their review.” (Source: Vrbo Help) |
| Check-in details | “Guests will see your check-in method (such as smart lock, keypad, or lock box) but they won’t see the detailed check-in instructions until 48 hours before check-in.” (Source: Airbnb Help) | “The welcome guide includes: Host or property manager contact information. Directions to the property. Parking instructions. Access instructions. Check-in and check-out instructions.” (Source: Vrbo Help) “The welcome guide information is emailed to your guests in the language you wrote it in, three days before check-in.” (Source: Vrbo Help) |
What this means for you: On Airbnb, every booking creates a group message thread. Both sides get 14 days after checkout to review. Guests see detailed check-in instructions 48 hours before arrival. On Vrbo, guests message through the secure platform. Reviews stay open 180 days. Once one side submits, the other has 14 days. Vrbo emails the welcome guide three days before check-in. Your guest pack does not replace these platform instructions.
How to Start
BnBGenius installs as a Chrome extension in about 5 minutes, without API keys, without password sharing, no PMS required. The first 500 messages are free, with all features and no card, and it is run from Telegram.
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- Florida short-term rental laws by city
Rules and rates last checked on 3 October 2026.
