What is the difference between the 32922, 32926 and 32927 ZIP codes?
32922 is Cocoa proper, the Village and the Indian River. 32926 is west Cocoa toward I-95. 32927 is the Port St John area north of the city, a separate community that carries a Cocoa mailing address.
Three ZIP codes print the word Cocoa on an envelope. They describe three different places, and a buyer searching from out of state usually finds that out after two wasted weekends.
The short version: one is a historic riverfront city, one is a wide stretch of subdivisions and acreage running west to the interstate, and one is a community of more than twenty three thousand people that is not part of the city at all. Prices, house ages, lot sizes and even sewer service change as you cross between them.
Here is what each one actually contains, in the order most relocation buyers look at them.
32922, Cocoa Proper And The Riverfront
This is the city core. Eleven of the neighborhoods we track sit here, packed between US 1 and the Indian River, and more than half of the homes in them front water. It is also the oldest and the newest at once: houses from 1920 on Indian River Drive, condo towers from 1998 through 2004, and townhomes and gated construction delivered in 2024 through 2026.
Price runs the widest band of the three, from about $385,000 to $1,512,500, and price per square foot is the highest at a median near $270, reaching $348 in the condo buildings. Median lot size is only about 0.18 acres, because this is a downtown grid, not a subdivision map.
Oleander Pointe and Whitley Bay are the two large riverfront communities. Crestview and Carlton Terrace hold the estate houses on Indian River Drive. Riverwalk of Cocoa is the new gated construction on First Light Circle, and Lakeside Palms off Clearlake Road is the entry point at about $385,000. The Census puts the city population near 19,777, which tells you how compact this actually is.
Worth noting: a large share of what trades in 32922 is attached. Condo and townhome inventory makes up most of the riverfront, which means monthly dues from $150 to over $1,200 depending on the building, and a document review that matters more than a home inspection.
What you buy in 32922: walkability, the Village, water views, and the shortest drive to Merritt Island and the beaches. What you give up: lot size, house age and the lowest cost per square foot.
32926, West Cocoa Toward I-95
This is the biggest of the three by a wide margin, twenty three neighborhoods spread along State Road 524, State Road 520, Friday Road, Cox Road, Range Road and Adamson Road. Prices run $378,000 to $615,000, tighter than 32922, with a median near $230 per square foot and a median lot of about 0.37 acres, roughly double the city core.
It holds two very different products. Near the interstate you get production subdivisions: Adamson Creek, Hickory Ridge and Emerald Lakes, built from 2008 forward on eighth acre to fifth acre lots with quarterly or annual dues. Push northeast and the lots get big: Dalehurst Ranches, Hidden Pines Ranch, Timber Lane and Cocoa Rico Ranchettes all sit at or near an acre with no association at all.
Two surprises live in this ZIP. First, part of the Indian River shoreline north of State Road 528 is 32926, not 32922, which is why High Point, Brookhill, Briarwood Manor and Indian River Estates carry a west Cocoa ZIP while sitting on or near the water. Second, Lake Poinsett is out here too, on the St Johns River side well west of the city, where Poinsett Shores sells lakefront with private lifts.
32926 is also shared with Canaveral Groves, which is its own community with its own character, not a Cocoa subdivision. Do not assume the ZIP makes them interchangeable.
32927, The Port St John Area
This is the one people get wrong most often. 32927 is the Port St John area, an unincorporated community north of the city between Cocoa and Titusville, laid out along Grissom Parkway, Fay Boulevard and Curtis Boulevard. The Census counted 23,474 residents there in 2020, up from 12,267 in 2010. That is more people than the City of Cocoa has, in a place that is not the City of Cocoa.
It is the newest and the cheapest per square foot of the three: a median near $184.50, prices from about $385,000 to $543,500, and the deepest inventory of homes built after 2019. Watermark is delivering 2025 and 2026 houses at about $177 per square foot. Cypress Woods covers the early 2000s at about $192. Hundred Acre Woods holds the half acre and larger lots near $543,500, and Panther Ridge is the 2019 through 2021 tier near $385,000.
Almost nothing here is on the water, six of seventy one homes, and that is the trade. You are buying newer construction, more square footage per dollar and quick interstate access instead of a river view. I-95 exit 208 at Port St John Parkway drops you into this ZIP directly, which is a real advantage if you drive to Orlando or north to Titusville.
Three ZIPs, Side By Side
| ZIP | Where | Price Band | Built | Median $/Sq Ft | Median Lot | On Water |
|---|---|---|---|---|---|---|
| 32922 | Cocoa proper, the Village, Indian River | $385,000 to $1,512,500 | 1920 to 2026 | $270 | 0.18 acre | Over half |
| 32926 | West Cocoa, I-95 corridor, Lake Poinsett | $378,000 to $615,000 | 1901 to 2025 | $230 | 0.37 acre | About one in eight |
| 32927 | Port St John area, north toward Titusville | $385,000 to $543,500 | 1977 to 2026 | $184 | 0.36 acre | Under one in ten |
What A ZIP Code Will Not Tell You
A ZIP code is a mail route. It is not a boundary, a government or a tax district, and in Brevard County it is a poor proxy for all three.
Cocoa is an incorporated city with its own charter, its own planning and zoning division and its own water utility, and its limits are narrower than any of these three ZIPs. A 32926 address can be inside the city or in unincorporated Brevard County, and that decides whose code governs your fence, your shed and your setbacks. It also affects the utility bill, since the city discounts water, sewer and reclaimed rates for in city accounts.
The ZIP will not tell you the flood zone either, and that varies street by street along the river in all three. It also will not tell you where Rockledge begins, which happens south of the Village faster than most maps suggest. If you are still narrowing the search area, our moving to Brevard County guide lays out how the mainland towns line up against each other.
Frequently Asked Questions
Is 32927 part of the City of Cocoa?
No. 32927 is the Port St John area, an unincorporated community with a Cocoa mailing address, and it has its own identity, its own commercial corridor on Fay Boulevard and its own housing profile. With 23,474 residents at the 2020 count it is larger than the city itself. If a home search is showing you Cocoa results, check whether the address is actually in this ZIP.
Which Cocoa ZIP code is the least expensive?
32927 on price per square foot, at a median near $184 against $230 in 32926 and $270 in 32922. On outright price the entry points are close, because 32926 starts around $378,000 and 32927 around $385,000. The difference is what the money buys: 32927 gets you newer, 32926 gets you more land.
Which ZIP should a relocation buyer start in?
If you want to walk to dinner and see water, start in 32922 and accept older houses on small lots. If you want an acre, a workshop and a fast run to the interstate, start in 32926. If you want a house built in the last five years for the least money per square foot, start in 32927 and treat it as Port St John rather than Cocoa.
Let Us Draw The Lines For You
ZIP boundaries, city limits and community names disagree with each other constantly around here, and a search filter will not sort it out. If you are relocating and trying to figure out which part of Cocoa you actually want, my partner Nichole and I got your back. Call or text (321) 212-7676 and we will map the three of them against your commute, your budget and your lot size in one conversation.
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