Is there new construction in Cocoa Beach, FL?
Barely. Cocoa Beach is a built out barrier island, so new construction means The Surf at Cocoa Beach, the pre construction Kaia Residences, and scattered infill and rebuilds in Avon by the Sea and Burchfiel and Bruner.
Cocoa Beach counted 11,357 residents in 2020 and an estimated 11,314 in 2025, per Census QuickFacts. A city that is not growing is usually a city that is not building, and here the reason is geography rather than policy. The island is finished.
People asking about new construction here usually picture a subdivision with a model center and four elevations. That does not exist and will not. What exists is one delivered oceanfront building, one pre construction building four years out, a north end plat quietly rebuilding itself, and a trickle of teardowns on canal lots. All four ask very different things of a buyer.
Why there is so little of it
Cocoa Beach sits on a barrier island between the Banana River and the Atlantic, and it was platted early. Cleggmoor went up in 1955 and 1956. Every house in Convair Cove was built in 1957. Cocoa Isles has a median build year of 1962, Surfside finished by 1968, Bayview Park by 1972. After that the city had used its ground.
Building something new here almost always means removing something old first. That is a permitting exercise, and it runs through the City of Cocoa Beach building division inside the city limits. One wrinkle: part of Snug Harbor Estates at the south end sits in unincorporated Brevard County and permits through the county. Cocoa Beach is its own incorporated city with its own commission and code, not the same government as Cocoa on the mainland.
The Surf at Cocoa Beach, the only finished new building
The Surf at Cocoa Beach is an oceanfront condominium on Atlantic Avenue delivered between 2020 and 2025, median build year 2022. Seventeen residences came to market in twelve months and every one was directly on the Atlantic. There is no interior tier.
Residences run 1,770 to 4,080 square feet with a median near 2,657, three to four bedrooms, ten foot ceilings. The median was $1,650,000 at about $612 per square foot, in a range from $1,062,000 to $3,150,000. Fees run $850 to $1,200 through The Surf at Cocoa Beach Condominium Association, funding a forward schedule rather than catching up on deferred work.
Fifteen of the seventeen were developer sales and every one landed at one hundred percent of the original asking price. Developer pricing does not come down. It waits, at a 217 day median. Ten of fifteen closings were cash, which is what happens when a price will not move. Budget patience rather than a negotiation strategy.
Kaia Residences, and what pre construction actually commits you to
Kaia Residences is a pre construction oceanfront condominium on Ocean Beach Boulevard. Fifteen residences are offered, all listed as waterfront, running 2,312 to 3,293 square feet with two to three bedrooms, target completion 2029, projected fee $1,100 monthly through Kaia Residence Condominium Association.
Now the part that matters. Nothing here has traded. There is no median, no price per foot, no days on market, no improved assessment. Every number attached to it is a developer number, with nothing inside the building to check it against.
That is not a reason to walk away. It is a reason to negotiate the contract rather than the price, because on a pre construction purchase the contract is the product. Five things belong in writing:
- The deposit schedule, how much goes in at each stage, and where the money is held until delivery.
- What happens if the completion date moves past 2029, and your rights if it moves twice.
- What the developer may change without your consent: finishes, appliances, floor plans, unit mix, and the amenity set as marketed.
- How the $1,100 projected fee was calculated, and what happens between that projection and the first budget the owners adopt after turnover.
- When control of the association passes from developer to owners, and on what trigger.
Understand the tax exposure too. Nothing in the current record tells you what the annual bill becomes once the building exists. Pull the parcel on the Brevard County Property Appraiser site to see the land basis you start from.
Avon by the Sea, the north end that keeps rebuilding
Avon by the Sea runs along the president streets at the north end: Wilson, Grant, Hayes, Harding and Garfield, plus Ridgewood, Winslow and Ocean Beach Boulevard. One of the oldest plats on the island, it holds the most new construction anywhere in the city.
Of twenty nine properties that came to market in twelve months, fourteen were new construction. Build years span 1957 to 2027 with a median of 2007. Eighteen were condominiums, ten single family, one townhome. You can buy a 1950s cottage or a new boutique building on the same block.
The median was $675,000 at about $407 per square foot, range $430,000 to $1,000,000. Eleven of twenty nine reported no association while the condominium buildings ran $785 to $2,100 monthly, so dues here are property specific. It is also the fastest moving pocket in the city, a nine day median at 96 percent of asking.
The plat continues north across the city line, where pricing differs enough that we keep a separate Avon by the Sea Cape Canaveral page.
Burchfiel and Bruner, the modern single-family pocket
Burchfiel and Bruner near Olive Avenue and Orlando Avenue spans build years from 1986 to 2025, the newest single-family stock in Cocoa Beach by a wide margin. Homes run 1,542 to 3,526 square feet, three of four had a pool, none carried dues. It also holds the highest price per foot in either beach city at about $776, on a $1,750,000 median inside a $475,000 to $3,000,000 range. Four properties is a thin base, so judge each listing on its own build year.
The rebuilds that never get advertised as new construction
The quietest source of new houses here is the canal streets, where the frontage is worth more than the 1962 ranch on it. Snug Harbor Estates includes two 2025 builds among twenty three properties. River Isles includes a 2026 build among fifteen, on streets where the median build year is 1962. Sunset Island spans 1958 to 2026, Cocoa Beach Original Plat 1948 to 2020.
None of these surface in a new construction search, because they are one house at a time on a street of old ones. If you want a new house on the water here, that is how you get one.
New and newer construction in Cocoa Beach compared
| Where | What it is | Year built | Size | Price | Monthly fee or dues |
|---|---|---|---|---|---|
| The Surf at Cocoa Beach | Oceanfront condominium, delivered | 2020 to 2025 | 1,770 to 4,080 sq ft | $1,650,000 median | $850 to $1,200 |
| Kaia Residences | Oceanfront condominium, pre construction | Target 2029 | 2,312 to 3,293 sq ft | No sales history | $1,100 projected |
| Avon by the Sea | Mixed, 14 of 29 new construction | 1957 to 2027, median 2007 | 1,098 to 3,125 sq ft | $675,000 median | None on 11 of 29; $785 to $2,100 in the buildings |
| Burchfiel and Bruner | Single family | 1986 to 2025 | 1,542 to 3,526 sq ft | $1,750,000 median on 4 | None |
| Snug Harbor Estates | Canal front rebuilds | 1955 to 2025 | 1,250 to 3,612 sq ft | $1,210,000 median | None on 22 of 23 |
| River Isles | Canal front rebuilds | 1955 to 2026 | 1,435 to 3,284 sq ft | $932,500 median | None |
Frequently Asked Questions
What is the newest condominium building in Cocoa Beach?
The Surf at Cocoa Beach on Atlantic Avenue, delivered between 2020 and 2025 with a median build year of 2022. Kaia Residences on Ocean Beach Boulevard is newer still but has not been built, with a target completion of 2029 and nothing traded yet. See the new construction page.
What does pre construction mean for a Cocoa Beach buyer?
You are contracting for a residence that does not exist yet. There is no transaction history inside the building, no established price per square foot and no tax basis. Your protection comes from the deposit terms, the delivery language and the change rights in the purchase agreement rather than from market evidence.
Can you build a new house in Cocoa Beach?
Practically only by replacing one, since the island has no vacant inventory left. Every parcel inside the city limits permits through the City of Cocoa Beach, and the unincorporated part of Snug Harbor Estates permits through Brevard County. Canal lots in Cocoa Isles and River Isles are where most of it happens. See the waterfront page.
Ask any builder what is covered by the new construction warranties in Viera and Melbourne. Before you finalize an insurance carrier or an impact-window package, pull the Brevard County wind speed map for your address.
Related reading: Windward Preserve in Cocoa by Taylor Morrison.
If you are open to new builds, see our roundup of new construction neighborhoods in Cocoa, FL.
Thinking About Something Brand New?
New construction here splits into two conversations: a finished building where the price will not move and patience is your only lever, and a pre construction contract where everything except the price is negotiable. I will tell you which one you are in and what to push on. Call or text (321) 212-7676, and from the reservation agreement to the walkthrough, my partner Nichole and I got your back. Start at the Cocoa Beach hub, the luxury homes page, the condos page or the beachside homes page.
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