Can you run a business from your home on the Space Coast?

Yes. Florida Statute 559.955 lets a qualifying home-based business operate in a residential area, and it limits how a Brevard County city or the county can license or regulate it. HOA and deed rules still apply.

Remote work is a big reason buyers look at Melbourne, Viera, and Merritt Island. Some of those buyers are not only working from a spare bedroom. They are running a consulting practice, an online shop, a design studio, or a service company out of the house.

Florida passed a statute that sets a statewide floor for home-based businesses. I am a REALTOR, not an attorney, so this is a plain-English reading of the 2025 statute text. Always read the exact wording and check your own community documents before you buy.

What does Florida Statute 559.955 allow?

The statute says a home-based business may operate in an area zoned for residential use. It also says local governments cannot enact or enforce rules that license or otherwise regulate a home-based business in a way that conflicts with the section. A qualifying business cannot be prohibited, restricted, regulated, or licensed differently from other businesses in the jurisdiction, except as the statute provides, and it is only subject to applicable business taxes under chapter 205.

What counts as a home-based business? The statute describes one that operates, in whole or in part, from a residential property and meets a list of criteria. Here is a summary of those criteria.

Topic What the statute says
Employees Employees who work at the dwelling must live there, with up to two employees or independent contractors who do not live there allowed to work at the business. Remote employees who do not work at the dwelling are not restricted.
Parking and traffic Parking must comply with local zoning and cannot exceed what a similar residence with no business would normally generate. Business vehicles and trailers must park in legal spaces, not in the right-of-way, on a sidewalk, or on unimproved surfaces.
Appearance The use must be consistent with surrounding residential uses as seen from the street, and external modifications must fit the residential character.
Retail sales No retail transactions at any structure other than the dwelling, though incidental business uses are allowed on the property.
Primary use Business activities must be secondary to the residential use.
Signs, noise, odors Business activities must comply with relevant local or state signage rules and with rules on noise, vibration, heat, smoke, dust, glare, fumes, or odors.

Does this override an HOA?

No. The statute says it does not supersede a declaration of condominium under chapter 718, a cooperative document under chapter 719, or a declaration of covenants under chapter 720. In plain terms, the law limits what a city or county can do. It does not cancel the rules recorded for your community.

Many Brevard County neighborhoods have an HOA, and some have restrictions on signs, customer visits, or commercial vehicles. Ask for the governing documents before you make an offer, not after you have ordered business cards. If a rule seems unclear, ask the association or a Florida attorney. For more on how association rules work, see my posts on deed restrictions and HOA rules on the Space Coast.

What about commercial vehicles and heavy equipment?

The statute says local governments may regulate vehicles or trailers operated or parked at the business or in a right-of-way, but not more strictly than they would for a residence with no business. Local governments may also regulate parking or storage of heavy equipment visible from the street or from a neighboring property, and the statute defines that as commercial, industrial, or agricultural vehicles, equipment, or machinery.

If your business uses a work truck, a trailer, or equipment, this is the section to read twice. A van in a driveway is a different conversation than a trailer parked on the lawn.

What can an owner do if a city or county overreaches?

The statute gives a current or prospective home-based business owner who is adversely affected the right to challenge a local government action that violates it. The prevailing party may recover reasonable attorney fees and costs, including appellate fees. That is a legal matter, so involve an attorney if you are in a dispute.

What should a buyer do before buying a home for a business?

  • Describe your business plainly: employees on site, client visits, deliveries, vehicles, and signs.
  • Read the HOA or condo documents for limits on those items.
  • Ask the city or county about business taxes under chapter 205. The Brevard County government website is a good starting point.
  • Register your business entity as needed. The Florida Division of Corporations runs Sunbiz for entity filings.
  • Ask your insurance agent whether a home business changes your homeowners policy.

This is not a complete legal checklist. It is a starting list so the questions come up before closing instead of after.

Where can I read the statute and find county information?

You can read the text of Florida Statute 559.955 on the Florida Senate website. It is the 2025 compilation, so check for later changes. The Brevard County government website covers county services, and the Florida Division of Corporations Sunbiz page covers business entity filings.

FAQ

Can I have customers visit my home business in Brevard County?

The statute does not set a customer limit, but it requires parking and traffic to stay within what a similar residence would normally generate, and your HOA may have its own rules. Check both before you plan regular client visits.

Can I hire employees if I work from home in Florida?

Under the statute, employees who work at the dwelling must live there, and up to two employees or independent contractors who do not live there may work at the business. Employees who work remotely and not at the dwelling are not restricted by that rule.

Does a home-based business change my property taxes?

The statute addresses business taxes under chapter 205 and does not discuss your property tax bill. Ask the Brevard County Property Appraiser or a tax professional how your situation applies.

My partner Nichole and I got your back. Reach out anytime at (321) 212-7676 or www.livingspacecoast.com.