Living in Florida's Space Coast
Cocoa Rico Ranchettes
Cocoa Rico Ranchettes is a small acreage plat off James Road in west Cocoa where the lots are almost identically sized: 1.01 to 1.07 acres, essentially an acre apiece. The houses are modest 1970s block ranches. What people buy here is the land and what sits on it, because the shops, pole barns and RV setups behind these homes are often worth more than the square footage inside them.
Cocoa Rico Ranchettes In Cocoa, Florida
The plat is exactly what the name says: ranchettes, cut at roughly one acre each and served by short courts off James Road. Marshall Court and Padden Court are the interior streets, with Burke Court nearby and several parcels fronting James Road itself. Lots run 1.01 to 1.07 acres, a range so tight it tells you the surveyor drew this in one pass rather than assembling it over decades the way most west Cocoa acreage came together.
There is no association here at all, mandatory or voluntary. No dues, no board, no architectural review. Combined with one acre parcels and courts that dead end, that produces the specific freedom people move to west Cocoa for. It also produces a neighborhood where your neighbor's use of his acre is his business, and you should drive the streets at least twice, once on a weekday and once on a weekend, before you decide it suits you.
The houses themselves are small and honest. Most were built in 1975 and 1976 with one outlier from 2007, and they run 1,222 to 2,556 square feet, mostly three bedrooms and two baths, single story, concrete block with stucco. Several have been renovated top to bottom with new mechanicals, kitchens and flooring, and a couple carry impact rated windows. This is not a neighborhood you buy for architectural distinction. It is one you buy for what the acre lets you do.
And the outbuildings are the story. Detached two and three car garages, workshops with separate electrical panels, pole barns, covered RV parking, RV electrical hookups and, on at least one parcel, an oversized attached garage tall enough for lifts and finished under air. If you have equipment, a boat, a trailer or a business that needs a bay, this is one of the few Cocoa plats where the improvement you actually need has already been built by somebody else.
Two practical items. Every parcel is on public water with a septic tank, so inspect the system and get it located on a current survey. And because so much of the value sits in structures behind the house, verify permits. Ask for closed permit records on the detached buildings, the electrical work and any RV hookups. Unpermitted improvements are common on acreage everywhere in Brevard, and they can complicate both your appraisal and your insurance.
Cocoa Rico Ranchettes At A Glance
What an acre in Cocoa Rico Ranchettes actually comes with.
| Detail | What you get |
|---|---|
| Detail | Value |
| Location | Marshall Court and Padden Court off James Road, north of SR 524, west Cocoa 32926 |
| Plat | A single acreage plat, recorded as Cocoa Rico Ranchettes |
| Built | 1975 to 2007, with the great majority from 1975 and 1976 |
| Home size | 1,222 to 2,556 square feet, about 1,531 typical |
| Bedrooms | 3 to 4, three is the common count |
| Bathrooms | 2 to 3 |
| Lot size | 1.01 to 1.07 acres, close to one acre on every parcel |
| Construction | Concrete block and stucco, single story, shingle roofs with metal on some |
| Association | None. No mandatory or voluntary association, no dues, no architectural review |
| Utilities | Public water on every parcel, septic tank on every parcel |
| Streets | Marshall Court, Padden Court and James Road frontage, with short dead end courts |
| Outbuildings | Detached garages, workshops with separate panels, pole barns, RV carports and RV electrical hookups |
| Private pools | Rare. Most parcels have none |
| Annual taxes | $2,846 to $7,366, around $4,017 typical |
| Price per square foot | About $307, which reflects the land rather than the house |
| Time to sell | Around 4 days |
| Price range | $400,000 to $692,500, about $440,000 typical |
Cocoa Rico Ranchettes Details
Uniform One Acre Parcels
Lots here run 1.01 to 1.07 acres, which is about as consistent as acreage gets in Brevard County. You are not comparing a half acre against a two acre parcel and trying to normalize the price. Every home sits on essentially the same footprint of land, which makes valuing them against each other much cleaner.
Nothing To Pay, Nothing To Ask
There is no association of any kind. No annual dues, no board, no approval needed to put up a fence, park a trailer or build a shop. Brevard County zoning still governs what you can do, but no neighborhood layer sits on top of it.
The Buildings Behind The House
Detached garages, workshops with their own electrical service, pole barns, RV carports and RV hookups are all present here. On several parcels those improvements represent more value than the house. If you need bays and covered storage, this plat solves a problem most Cocoa neighborhoods cannot.
Price Per Foot Reflects Land
About $307 a square foot sounds like riverfront pricing until you realize the houses are small and the acre is doing the work. Do not read that number as a measure of finish quality. Read it as the market putting a real value on one usable, cleared acre this close to I-95.
It Sells In Under A Week
Four days is the typical time from listing to contract. Acreage with no association and existing outbuildings is the scarcest combination in this market, and there are only a handful of these parcels in the entire plat. Be positioned before you start looking.
Verify The Permits
Because the value sits in the outbuildings, ask specifically for closed permit records on detached structures, added electrical service and RV hookups. Some sellers here have done everything under permit and will say so plainly. Others have not. It affects your appraisal and your insurance, so ask early.
Homes For Sale In Cocoa Rico Ranchettes
Anything currently available in Cocoa Rico Ranchettes is shown below. With only a handful of parcels in the plat and a four day typical turn, listings here are genuinely scarce.
Cocoa Rico Ranchettes Frequently Asked Questions
Is there an HOA in Cocoa Rico Ranchettes?
No. There is no mandatory association and no voluntary one. No dues are collected and there is no architectural review. What governs your acre is Brevard County zoning and whatever restrictions appear in the recorded plat, so read the title work rather than assuming.
How big are the lots?
Almost exactly one acre. The parcels run 1.01 to 1.07 acres, which is unusually uniform. That consistency makes the neighborhood easier to value than most acreage areas, where a single street can hold anything from half an acre to five.
Can I keep animals or run equipment on the property?
That depends entirely on the Brevard County zoning designation for the specific parcel, which you should confirm with the county before you write an offer. Do not rely on what a neighbor is doing as evidence of what is permitted. Zoning and grandfathered uses are two different things.
Are these homes on well water?
No. Every parcel here is served by public water. Wastewater is septic on all of them, which is normal for a 1970s acreage plat in west Cocoa. Have the septic system inspected and located on a current survey as part of your due diligence.
Why is the price per square foot so high?
Because the houses are small and the land carries the value. At roughly $307 a foot, Cocoa Rico Ranchettes prices like waterfront, but the driver is a full cleared acre with outbuildings rather than a view. Compare parcels on total price and improvements, not on price per foot.
What kind of outbuildings are on these properties?
Detached two and three car garages, workshops with separate electrical panels, pole barns, RV carports and RV electrical hookups all appear in this plat. One parcel carries an oversized attached garage finished under air with a tall door. Verify permits on all of it.
How fast do these sell?
About four days from listing to contract, which is the fastest turn of any Cocoa neighborhood profiled here. There are very few parcels, no association and strong demand for acreage close to the interstate. Have financing arranged before you tour.
Where is Cocoa Rico Ranchettes?
In west Cocoa, ZIP 32926, on courts off James Road north of SR 524. From I-95 take exit 202 onto SR 524, turn north on Cox Road, follow it to the end and turn right onto James Road. Marshall Court and Padden Court are on the left.
Marshall Court off James Road, Cocoa 32926
This plat sits in the James Road corridor of west Cocoa, north of SR 524 and reached by running Cox Road up from 524 and turning right. Marshall Court and Padden Court are short dead end courts off James Road, and Burke Court sits nearby. Trails End occupies the same stretch of James Road, and the larger acreage neighborhoods along Friday Road are a few minutes west. This is the rural side of the city, cleared land and pine, not sidewalks.
I-95 at exit 202 is five to seven minutes away on SR 524, which is what makes an acre out here practical rather than remote. Orlando is roughly forty five minutes by way of 528, Melbourne about half an hour south on the interstate. Cocoa Village and the Indian River sit fifteen minutes east, and the beaches about thirty once you cross the causeway.
Near Cocoa Rico Ranchettes In Merritt Island
Considering Cocoa Rico Ranchettes?
Whether you are buying in Cocoa Rico Ranchettes or thinking about selling here, work with an agent who is in these neighborhoods every week. My partner Nichole and I got your back. We will run the numbers on any address, tell you straight what it is worth, and handle the whole process from the first showing through the closing table. Call or text (321) 212-7676.
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