Cocoa or Cocoa Beach?

The two are separate cities with separate governments, linked by State Road 520 across Merritt Island. To add to the confusion, many homes with a Cocoa mailing address are outside the city altogether. Port St. John, for example, uses a Cocoa ZIP code but is unincorporated, so Brevard County handles its permits and code. Before we make an offer, we confirm which government covers the property, because that decides where the lien search goes.

Around Cocoa Village and the river

Historic Cocoa Village, the city's old downtown on the riverfront, is ringed by older homes, including wood-frame houses from the first half of the 1900s. Many have raised floors, older windows, and additions from several different eras. Farther from the river, many of the city's neighborhoods are made up of block homes built from the 1950s through the 1970s, often modest two- and three-bedroom houses.

Owning rentals in Cocoa

Cocoa has many investor-owned single-family homes and duplexes, and some landlords have held theirs for decades. Over time the math can stop working: older buildings need bigger repairs, tenants fall behind, and insurance renewals get harder. You can sell a rental here without fixing it up or emptying it first, including when:

  • A tenant is behind on rent or living there month to month
  • A unit needs turnover work before it can be rented again
  • One side of a duplex is vacant
  • You own several rentals and want to sell them together

Code enforcement and liens in Cocoa

City code cases for overgrowth, junk vehicles, roof damage, or unsafe structures can build daily fines. Under Florida law, unpaid code fines can be recorded as liens against the property. On a homestead, the city generally can't foreclose on that lien, though it usually has to be paid when the house sells. A rental isn't homestead, so the city has more ways to collect, which in some cases includes foreclosure.

Some cities will consider reducing fines once a violation is corrected or the property is sold, and a Florida real estate attorney can explain your options. We buy with open cases and liens in place, and the title company handles the payoff at closing.

Getting a Cocoa rental to the closing table

After a walkthrough, we send a written offer that shows how we reached the number. A title company then checks the title and the City of Cocoa's lien records, accounts for tenant security deposits and prorated rent on the settlement statement, and sends you the net proceeds on the closing date you chose.

Frequently asked questions

Do you buy in Cocoa Beach too?

Yes. We buy on both sides of the river, including Cocoa Beach, Merritt Island, Rockledge, and Port St. John.

Will you buy my Cocoa duplex if one tenant is behind on rent?

Yes. We review the leases and payment history and can buy with both tenants in place.

There's a code enforcement lien on my Cocoa rental. Can I still sell?

Yes. The title company confirms the amount owed, and the lien is paid from the proceeds at closing. We factor the open violation into our offer.

Do you buy the older homes around Cocoa Village?

Yes, including wood-frame homes that need structural, electrical, or plumbing work.