Are there neighborhoods in Cocoa Beach with no HOA?
Yes. Burchfiel and Bruner, Cleggmoor, Convair Cove, Surfside, Forest Isles and most of the Cocoa Beach Original Plat carry no association, along with the canal front streets in Cocoa Isles, River Isles and Venetian Way.
Buyers arriving from a master planned community usually ask the same question in the car: who approves the paint color here? In most of Cocoa Beach, nobody does. The single-family side of this city was platted between the late 1940s and the early 1970s, long before mandatory homeowner associations became the default, and the great majority of those streets never got one.
That is a real advantage, and it is routinely oversold. No association means no dues, no architectural committee and no board vote on your boat trailer. It does not mean no rules. Cocoa Beach is an incorporated city with its own government, its own land development code and its own code compliance staff, and every one of these neighborhoods sits inside those limits.
Below are the no HOA neighborhoods worth knowing, what each costs, and which authority you answer to instead.
What still applies when there is no association
Cocoa Beach is its own municipality with a commission, a city manager and a permitting counter. It is not the same place as Cocoa, which is a separate city on the mainland across the causeway, and the two have entirely different governments and ordinances. Anything you build, expand, roof, fence, dock or demolish on a Cocoa Beach lot runs through the city.
Practically, that means the city's zoning districts govern what can go on your parcel, its land development code governs setbacks, height and use, its building division issues the permits, and its code compliance staff enforces property standards. The City of Cocoa Beach Planning and Zoning division is where those questions get answered, and the full Cocoa Beach code of ordinances is published online.
There is one important wrinkle. Part of Snug Harbor Estates at the south end sits in unincorporated Brevard County rather than inside the city limits, which means Brevard County planning and permitting governs those parcels instead of the city. Same zip code, different rulebook. Confirm which side of the line an address falls on before you plan an addition.
The no HOA neighborhoods in Cocoa Beach
Burchfiel and Bruner
Burchfiel and Bruner is a small plat near Olive Avenue and Orlando Avenue with no association on any property. It is also the most expensive ground per foot in either beach city at about $776, with a $1,750,000 median and prices from $475,000 to $3,000,000 across homes built from 1986 to 2025. Four properties trading in a year is a thin sample, so judge each on its own rather than against the average.
Cleggmoor
Cleggmoor was built out in 1955 and 1956 near Orlando Avenue and Atlantic Avenue, and every property that traded reported no association. These are three bedroom homes of 1,215 to 1,598 square feet, three of five with a pool, at a $552,500 median. The number that should interest you is patience: 120 days to sell at about 84 percent of the original ask, the widest gap of any single-family neighborhood here.
Convair Cove
Convair Cove sits on Watts, Dempsey and 4th Street, and every home in it was built in 1957, one of the most uniform vintages anywhere in Cocoa Beach. Four of seven properties were waterfront, three had a pool, and none carried an association. Prices ran $425,000 to $1,262,500 on an $815,000 median, which on a nearly seventy year old house is condition and frontage rather than size.
Surfside
Surfside on Westview and Riverview was built between 1964 and 1968, and all six properties that traded were waterfront with no association on any of them. At a $950,000 median and about $502 per square foot it is one of the pricier addresses in the city, and it moves in 26 days at 95 percent of asking. Budget for the tax line: a $9,541 median annual bill is among the highest here.
Forest Isles
Forest Isles on June and Rose was built between 1965 and 1967 and is the value entry on this list. Only one of five properties was waterfront, which is why the price per foot sits near $308, well under the canal streets, on a $610,000 median for homes of 1,710 to 2,920 square feet. Nothing here carries dues, three of five have a pool, and 103 days on market at 88 percent of asking gives a buyer leverage.
Cocoa Beach Original Plat
Cocoa Beach Original Plat is where the city started, covering the downtown core on Atlantic Avenue, Orlando Avenue, Osceola, Brevard, Cedar, Woodland and the numbered streets. Twenty of twenty four properties reported no association, which is the practical advantage of buying in the old part of town. The stock is wildly varied because it has been filling in for seventy five years: 1948 to 2020, 1,212 to 4,920 square feet, $410,000 to $3,500,000, on a $672,500 median. What you buy here is position, a few blocks from the pier and the sand.
The canal streets have no association either
This surprises people, because waterfront usually comes with a board. It does not here. Every property that traded in River Isles, Venetian Way, Yacht Haven, Sunset Island and Cocoa Isles reported no association, and that covers more than ninety properties across five neighborhoods. Snug Harbor Estates is nearly the same, twenty two of twenty three, with one property carrying a voluntary assessment.
On a canal lot that absence is worth real money. No architectural committee decides what you may build on the water side, what the dock looks like or whether the lift stays. The city still permits the work, and the county does on the unincorporated stretch, but there is no third layer of approval on top.
Cocoa Beach neighborhoods and what they charge
| Neighborhood | Association dues | Housing | Year built | Median price | Days to sell |
|---|---|---|---|---|---|
| Burchfiel and Bruner | None | Single-family | 1986 to 2025 | $1,750,000 | 62 |
| Snug Harbor Estates | None on 22 of 23 | Single-family, canal | 1955 to 2025 | $1,210,000 | 29 |
| Yacht Haven | None | Single-family, canal | 1966 to 1985 | $1,045,000 | 102 |
| Surfside | None | Single-family | 1964 to 1968 | $950,000 | 26 |
| River Isles | None | Single-family, canal | 1955 to 2026 | $932,500 | 52 |
| Venetian Way | None | Single-family, canal | 1961 to 1974 | $875,000 | 19 |
| Sunset Island | None | Single-family, canal | 1958 to 2026 | $841,000 | 2 |
| Cocoa Isles | None | Single-family, canal and interior | 1958 to 2021 | $825,000 | 80 |
| Convair Cove | None | Single-family | 1957 | $815,000 | 32 |
| Bayview Park | $200 a year | Single-family | 1967 to 1972 | $729,000 | 111 |
| Cocoa Beach Original Plat | None on 20 of 24 | Mostly single-family | 1948 to 2020 | $672,500 | 56 |
| Del Rio Townhouse Villas | One time fee | Townhomes and villas | 1981 to 2003 | $650,000 | 46 |
| Forest Isles | None | Single-family | 1965 to 1967 | $610,000 | 103 |
| Cleggmoor | None | Single-family | 1955 to 1956 | $552,500 | 120 |
The exceptions worth knowing
Bayview Park on Kent Drive is the closest thing to a middle ground. The Bayview Lagoon Association carries a $200 annual assessment, one of the smallest on the island, on homes of 1,900 to 3,296 square feet built between 1967 and 1972. At that number the association is a rounding error, and the figure to plan around is the tax bill instead, a $10,312 median.
Del Rio Townhouse Villas near Corona and Brevard works differently again, with a one time fee and no recurring dues reported. And of course the condominium buildings are a separate world entirely, where the monthly fee is the central fact of ownership rather than a footnote. If that is your direction, the condos page is the better starting point.
Frequently Asked Questions
Does no HOA in Cocoa Beach mean you can build whatever you want?
No. Cocoa Beach is an incorporated city, so its zoning districts, land development code, building permits and code compliance apply to every parcel inside the city limits whether or not an association exists. The absence of an HOA removes a private layer of approval, not the public one.
Which Cocoa Beach neighborhood without an HOA is the most affordable?
Cleggmoor at a $552,500 median and Forest Isles at $610,000 are the two entry points, both mid 1950s and mid 1960s single-family, both with no dues. Both also sit on the market a long time, 120 and 103 days, which tends to work in a buyer's favor.
Are the waterfront neighborhoods in Cocoa Beach HOA free too?
Largely yes. River Isles, Venetian Way, Yacht Haven, Sunset Island and Cocoa Isles all reported no association, and Snug Harbor Estates had one voluntary assessment out of twenty three properties. That is unusual for waterfront anywhere in Florida and it is one of the reasons these streets hold their value.
If the property has an existing tenant, review buying a tenant-occupied home in Brevard County.
Related reading: Brevard County Neighborhoods With No Mandatory HOA.
Thinking About a No HOA Street?
Buying without an association changes what your inspection needs to catch, because there is no board maintaining anything outside your own lot line. I will tell you which streets I would want a closer look at and which ones I would buy without hesitating. Call or text (321) 212-7676, and whether you are one week or one year out, my partner Nichole and I got your back. Start with beachside homes, luxury homes, the moving to Brevard County guide, or the Florida homeowners insurance explainer if you are pricing out the carrying cost.
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