Pre‑List Checklist for Cocoa Beach Condo Sellers

Selling a condo in Cocoa Beach comes with a few coastal curveballs. Between evolving short-term rental rules, flood risk, and association requirements, the right prep can save you time and stress. This guide gives you a clear, local checklist so you can list with confidence and avoid last‑minute surprises. Let’s dive in.

Why Cocoa Beach condo sales are unique

Cocoa Beach actively regulates short-term rentals and recently updated registration and fees, including multifamily and condo units. If your unit was ever rented short term, verify your registration status and clear any issues before you list. You can review the city’s latest notice on registration and fees for context at the City of Cocoa Beach’s official update. Review the city’s 2025 STR update.

Flood and storm risk are real considerations on the Space Coast. Florida now requires a standardized flood disclosure in many residential sales, which asks about prior flood damage, insurance claims, and federal aid. See the Florida flood disclosure statute.

Condominium rules also matter more than ever. Buyers will ask about reserves, insurance appraisals, and structural studies. Florida law spells out association duties on reserves and insurance that affect resale and financing. Read the association insurance and reserves statute.

Your pre-list document checklist

Gather these items early so buyers and lenders have what they need:

• Estoppel or resale certificate from the association. This confirms assessments, fees, approvals, violations, and transfer rules. Florida law sets timing and fee caps, so plan for it in your timeline. See Florida’s estoppel requirements.
• Governing documents: Declaration, Bylaws, and Rules. Buyers will review rental limits, pet rules, parking, and transfer approvals.
• Association budget, financials, and recent meeting minutes. These reveal reserves, planned projects, and any special assessments. Association insurance and reserves overview.
• Structural reports and insurance appraisals. Florida requires replacement-cost appraisals at least every 36 months and certain structural reserve studies or milestone inspections for many buildings. Statutory framework on insurance and reserves.
• Insurance documents: the association’s master policy declarations plus your unit HO‑6 declarations page. This helps buyers understand coverage and likely premiums. Understand condo master policy vs. HO‑6.
• Flood disclosure and any flood claim history. Complete the state form and compile any FEMA or insurer payments. Florida flood disclosure law.

Insurance and flood readiness

Confirm what the master policy covers and where the unit owner’s HO‑6 begins. Share both declarations pages and highlight any loss-assessment coverage, which is important in Florida due to higher deductibles and potential assessments. Learn about HO‑6 and loss assessment.

Help buyers estimate flood and wind costs. Look up your property’s flood zone on FEMA’s Map Service Center and share the zone in your listing packet. Find your FEMA flood zone.

If your systems or building age could impact insurance, consider providing recent wind-mitigation and four-point reports. These are common in Florida and can influence premiums. About wind-mitigation inspections.

Repairs, safety, and presentation

Address obvious items buyers will spot. Fix leaks, service HVAC, ensure sliders and balcony railings operate safely, and replace worn or damaged finishes. In coastal settings, clean salt-air corrosion on hardware and balcony drains, and deep-clean to reduce any mildew concerns. Why moisture and mold upkeep matters locally.

A light refresh goes a long way. Declutter, paint in neutral tones where needed, and brighten lighting. Keep receipts and permits for any repairs or upgrades to support buyer confidence and the appraisal.

Short-term rentals in Cocoa Beach

If your unit has been used as a vacation rental, verify your city registration, fee payments, and any code history before you list. Recent updates expanded registration to multifamily and condo units, and fee schedules changed in 2025. Check the city’s STR update.

Have your tax records handy. Short-term rental income involves Florida sales tax and Brevard County tourist development taxes, along with a local business tax receipt where applicable. Buyers who plan to keep renting will want proof of compliance. Overview of Brevard STR taxes and rules.

Money, timing, and closing logistics

Plan for association fees and assessments at closing. The estoppel will show balances owed and any transfer fees. If a special assessment is approved or likely, disclose it early so buyers and lenders can plan. Estoppel timing and contents under Florida law.

Build a realistic timeline. Associations have set windows to deliver estoppels and lenders need time to review association documents. Give title and buyers quick access to complete packets to keep your closing on track.

Share tax basics up front. Link buyers to the Brevard County Property Appraiser for parcel data and tax history so they can estimate future taxes. Find the Brevard County Property Appraiser.

Quick pre-list checklist

• Gather: estoppel, governing docs, budget/financials, recent minutes, structural reports, master policy and HO‑6 declarations, flood disclosure, and permits or repair records.
• Prep the unit: fix leaks, service HVAC, check balcony and sliders, clean and declutter, touch up paint, and address visible corrosion or mildew.
• Insurance and flood: confirm coverage, pull FEMA flood zone, and consider wind-mitigation or four-point reports to help buyers with underwriting.
• STR status: confirm city registration and tax remittances if applicable, and provide documentation.
• Timing: allow for association document delivery and lender review, and be ready to address assessments early.

Helpful resources

• Cocoa Beach short-term rental registration update
• Florida flood disclosure statute
• Florida condominium insurance and reserves statute
• Florida estoppel certificate statute
• FEMA Flood Map Service Center

Ready to list with a plan tailored to Cocoa Beach condos? Let’s prepare your documents, polish your presentation, and go to market with confidence. Connect with Milly Akins for concierge-level, bilingual guidance and a premium listing experience on the Space Coast.

FAQs

Do Cocoa Beach condo sellers need a flood disclosure?

• Yes. Florida requires a standardized flood disclosure in many residential sales that covers prior flooding, claims, and federal assistance.

How long does an association estoppel take in Florida?

• Associations must deliver estoppel certificates within statutory timelines, and fees are capped by law, so plan a few business days into your contract-to-close schedule.

What insurance documents should I give buyers for a Cocoa Beach condo?

• Provide the association’s master policy declarations and your HO‑6 declarations, and share any wind-mitigation or four-point reports that can help with underwriting.

If my Cocoa Beach condo was a short-term rental, what should I do before listing?

• Verify city registration, resolve any fines or complaints, and organize sales tax and tourist tax records to show compliance.

Will special assessments affect my sale or appraisal?

• They can. Disclose approved or pending assessments early and share association financials and minutes so buyers and lenders can evaluate the impact.