How much are condo fees in Cocoa Beach, Florida?

Between $630 and $1,500 a month depending on the building. Spanish Main is the lowest on the water at $630 to $700. The Constellation is the highest at $1,480 to $1,500, roughly $18,000 a year.

The sale price on a Cocoa Beach condominium tells you very little about what it costs to own. Two units listed at the same number can differ by $800 a month once the fee and the tax bill are in. Here is every building we tracked, sorted by what it charges.

The Lowest Fees

Spanish Main, $630 to $700. The lowest of any waterfront building in the city, on units of 1,153 to 1,398 square feet built 1973 and 1974.

Sea Oats, a flat $700. Oceanfront, built 1979, and the fastest turnover in the city at a two day median.

Diamond Bay, $705 to $745. Waterfront, built 1994, at about $264 per square foot.

Beach Winds, $738 to $858. Oceanfront, built 1978, with the added advantage of a $3,494 median tax bill. Lowest total carrying cost of any oceanfront building in the city.

Majestic Seas, $778 to $793, and Royale Towers, $780 to $835. Both oceanfront, both low for what they are.

The Middle

Cocoa Beach Club at $785 to $910, Stonewood Towers at $806 to $947, Magnolia Bay at $845 to $875, Windrush at $855 to $884, River Bend at a flat $860, and Waters Edge at $895 to $1,005.

Xanadu charges a flat $995 across the building, and because its units are large, from 1,761 to 2,630 square feet, that works out well per square foot.

The Highest

Emerald Seas at $960 to $990, Windward East at $970 to $980, and Boardwalk at $1,050 to $1,075 on a 1,296 square foot unit.

The Surf at Cocoa Beach runs $850 to $1,200, which is reasonable given it is new construction from 2020 to 2025.

The Constellation tops the list at $1,480 to $1,500 a month, roughly $18,000 a year, on three bedroom units built in 1985.

The Fee Is Only Half The Monthly

Tax bills swing almost as widely and they do not rank in the same order. Emerald Seas carries an $8,534 median annual bill and Majestic Seas $8,581, both among the highest of any Cocoa Beach condominium. Beach Winds carries $3,494 and Windward East $4,296.

Put them together and the picture changes. Majestic Seas has one of the lowest fees in the city and one of the highest tax bills. Beach Winds has both low. Always add the two before comparing buildings on sale price.

When The Fee Range Is Wide, Ask Why

Several buildings reported very different fees on units with identical floor plans. Sandcastles ran $830 to $1,090 on units that are all 1,286 square feet. The Mark ran $950 to $1,312 on units all 1,506 square feet. 2100 Towers ran $942 to $1,598. Hacienda Del Mar ran $711 to $1,122.

A spread that wide on identical units usually means an assessment layered on top of the base fee. That is worth a direct question to the association rather than an assumption from the listing sheet, because an assessment has an end date and a base fee does not.

A Low Fee On An Old Building Is A Question

This is the part buyers get backwards. On a 1970s oceanfront tower, a fee at the bottom of the range is not automatically good news. It can mean the association is underfunding reserves, and Florida now requires milestone inspections and structural integrity reserve studies on older multi story buildings precisely because that pattern was so common.

The reserve study tells you whether the fee is keeping pace with the building. The board minutes tell you what is coming. Ask for both, plus the milestone inspection status, before you go under contract on anything built before about 1995.

Frequently Asked Questions

What is the cheapest condo association in Cocoa Beach?

Spanish Main at $630 to $700 a month is the lowest of any waterfront building. Sea Oats charges a flat $700 for direct oceanfront.

What is the most expensive condo fee in Cocoa Beach?

The Constellation at $1,480 to $1,500 a month, roughly $18,000 a year on three bedroom units built in 1985.

Why do fees vary between identical units in the same Cocoa Beach building?

Usually because an assessment is layered on top of the base fee for some units or some periods. Sandcastles, The Mark, 2100 Towers and Hacienda Del Mar all showed wide spreads on identical floor plans. Ask the association directly rather than reading it off the listing.

Do low condo fees mean a better buy in Cocoa Beach?

Not on an older building. A low fee can mean underfunded reserves, which is exactly what Florida milestone inspections and reserve studies were created to expose. Read the reserve study before you treat a low fee as an advantage.

Before you go under contract on any Cocoa Beach condo, read the Structural Integrity Reserve Study explained for Cocoa Beach condo buyers. Before you finalize an insurance carrier or an impact-window package, pull the Brevard County wind speed map for your address.

Thinking About Cocoa Beach?

If you are weighing Cocoa Beach against the rest of Brevard County, my partner Nichole and I got your back. We tour the beach with relocation buyers every week and we will tell you straight what a building or a canal lot is really worth. Reach out anytime at (321) 212-7676 or www.livingspacecoast.com.