Snowbird Second Home in Brevard County
Spending winter in Brevard? Here is the practical guide to buying a second home: best towns, condo vs single-family, what to do with the property when you are not there, insurance and tax implications.
Why snowbirds love Brevard
Brevard sits between Daytona Beach and Vero Beach, less than an hour from Orlando International Airport. Direct flights from most Northeast and Midwest airports. The mid-Atlantic stretch of Florida means warmer winters than Jacksonville, less crowded than Miami or Naples, more affordable than Vero, and closer to Orlando attractions if family visits.
Condo vs single-family for snowbirds
Condo
Lock-and-leave easy. HOA handles exterior, landscaping, often pool and amenities. Lower individual insurance burden. Higher monthly HOA dues.
Best for: travelers, snowbirds away 6+ months, low-maintenance lifestyle.
Single-family
More space and yard. Pool option. More privacy. More to maintain. Need a property management or trusted neighbor when away.
Best for: extended stays, family use, eventual full-time retirement.
Best Brevard towns for snowbirds
Cocoa Beach
Surf town energy. Walkable. Good condo market. Cruise port and KSC for visiting family. Active social scene.
Indialantic
Walkable beach town. Quieter than Cocoa Beach. Great for snowbirds who want established neighborhood feel.
Melbourne Beach
Quietest. Lowest density. Lots of long-term snowbird community. Less walkable, more pure-beach focus.
Suntree and Viera
Inland but lots of amenities and quality housing. Easier to leave for 6 months. Lower insurance costs than beachside.
What to do with the property when you are not there
- Property management. Several Brevard companies offer snowbird-specific service: weekly property checks, mail forwarding, prep before your arrival, post-departure cleaning, hurricane shutter deployment if needed. $100-$200/month.
- Trusted neighbor or family. Cheaper but less reliable. Can work in established neighborhoods with year-round residents next door.
- Smart home tech. Smart thermostat (set to 80F when away), water leak sensors, smart locks, security cameras. Catches problems early.
- Generator and surge protection. A whole-house generator transfer switch is real peace of mind during summer storms.
Insurance for second homes
A second home or seasonal home is insured under a homeowners policy with some specific differences from a primary residence:
- Higher base rates than a primary residence (10-30% premium typical)
- Vacancy provisions: most policies require the home not be vacant more than 60-90 consecutive days
- Wind mitigation credits still apply
- Flood insurance still recommended in any flood zone
- Personal property limits often lower for second homes
For full Florida insurance breakdown, see our insurance guide.
Tax implications for non-resident owners
If your Brevard home is your second home (not your primary), you do NOT qualify for the Florida homestead exemption. You will pay full property taxes without the homestead reduction. This makes a difference of roughly $700-$1,000 per year on a $400,000 home.
If you eventually decide to make Brevard your primary residence, you can file homestead in the year of the change. See our homestead exemption guide.
Brevard is a great winter
My snowbird buyers love the proximity to family in the Northeast (a single flight or 2-day drive), the warmth in January and February, and the ability to step into a real beach community without southwest Florida prices. Most start with a winter rental, then buy in their second or third season once they know their favorite town.
Looking for a Brevard winter home?
Lets talk through which Brevard town fits your snowbird vision and how to set up the property for easy come-and-go.
Schedule a callRachel Langley, REALTOR®
Blue Marlin Real Estate
321-212-7676 | rachel@livingspacecoast.com
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