Here is what it is really like to live on Longboat Key, and what to know about condos, flood rules and the post-2024 rebuild before you buy or sell.
Longboat Key is a barrier island town between the Gulf of Mexico and Sarasota Bay, home to 7,505 residents at the 2020 Census. It is mostly condominiums, with single-family neighborhoods on the bay and canals. The island is quiet by design: residential, low-key and built around the beach, the water and the clubs.
- CountiesManatee (north end) and Sarasota (south end)
- Main roadGulf of Mexico Drive (SR‑789), about 10 miles end to end
- BridgesNew Pass Bridge (south), Longboat Pass Bridge (north)
- Home typesMostly condos, plus single‑family homes and villas
Overview: The Vibe of Longboat Key
Days on Longboat Key revolve around the beach, golf, tennis and the boat, with dinner on the island or a short drive over the bridge. The island fills with seasonal residents in winter and spring.
The town was incorporated in 1955 and covers the whole island. Its charter caps density and requires a referendum to raise it, which keeps the island residential and largely built out.
Longboat Key Condos: Gulf‑Front vs. Bayside
Condominiums make up most of the island’s housing, and the first decision is usually which side of Gulf of Mexico Drive you want.
Gulf‑front condos
Buildings on the west side sit directly on the beach, with Gulf views, sunsets and steps-to-the-sand access. They also face the most direct exposure to storm surge and wave action, so building elevation, seawalls, dune condition and the association’s reserves matter.
Bayside condos
Buildings on the Sarasota Bay side trade the beach for calmer water, bay and skyline views, marinas and golf. Many are a short walk or drive to a public beach access. Some offer boat slips, and bay water can still rise in a storm.
Buildings on either side vary widely in age, amenities, pet and rental rules, and fees.
Days on Longboat Key revolve around the beach, golf, tennis and the boat, with dinner on the island or a short drive over the bridge.
Gated and Club Communities
Bay Isles
Developed by Arvida from the 1970s, Bay Isles is a gated, bayside community with a staffed gate. Local agent guides describe 16 neighborhoods behind the gates (single-family, villa and condo) and a Gulf-front Bay Isles Beach Club that conveys with ownership. Each home sits under both the master association and its own neighborhood association.
The Longboat Key Club
The Resort at Longboat Key Club, part of the Opal Collection, reports 45 holes of golf: the 18-hole Links on Longboat (formerly Islandside, redesigned by Ron Garl in 2014) and the 27-hole Harbourside, beside its Moorings marina on the bay. The courses are open to members and resort guests only. Membership is separate from buying a home nearby.
Country Club Shores
One of the island’s established single-family boating neighborhoods, on the bay side of the south end, laid out along deep-water canals. Local agent sources say development began in 1962, that the neighborhood is not gated, and that it is governed by five separate sections, each with its own HOA.
Longbeach Village and the North End
At the Manatee County end, the historic Longbeach Village fishing settlement has small cottages and shaded streets near Whitney Beach.
At the south end, The St. Regis Longboat Key Resort opened in August 2024 on the former Colony Beach & Tennis Resort site, adding the island’s newest luxury resort.
Find your Longboat Key address
Browse current listings by home type. The condo search includes townhomes and villas.
Beaches and Public Access
Longboat Key’s Gulf beach runs the length of the island. Because the state has set an erosion control line along the shore, the beach seaward of that line is open to the public. The town lists 12 public beach accesses along Gulf of Mexico Drive and on the north end. Most have small, often unpaved lots of roughly 15 to 40 spaces, and a few have none. Parking for one access is at Town Hall, and another uses Bayfront Park.
- Beaches are closed from 11 p.m. to 5 a.m. and are not staffed by lifeguards.
- Animals and alcohol are not allowed on the beach.
- Sea turtle lighting rules apply from May through October, which affects Gulf-front lighting.
See the town’s Beaches page for the full list of accesses and parking.
Getting Around Longboat Key
One road, Gulf of Mexico Drive, runs the length of the island, and a bridge at each end connects it to the mainland’s neighbors.
Gulf of Mexico Drive
Gulf of Mexico Drive (State Road 789) runs the length of the island, about 10 miles, and is the only through road. Nearly every trip on or off the island starts here.
South end: the New Pass Bridge
The New Pass Bridge connects the south end to Lido Key and the John Ringling Causeway into downtown Sarasota (that route passes St. Armands Circle, which has its own guide). Sarasota County’s free Sarasota Bay Runner trolley links Longboat Key with Lido Beach and downtown.
North end: the Longboat Pass Bridge
The Longboat Pass Bridge connects the north end to Coquina Beach and Bradenton Beach on Anna Maria Island, with Holmes Beach and Anna Maria beyond. FDOT is studying a replacement for the 1957 drawbridge. At its March 2026 public hearing, FDOT presented a fixed bridge with 78-foot clearance as its preferred option, and the town has opposed a fixed span.
Traffic
The town’s planning documents note heavy seasonal traffic, and the two bridges are the usual pinch points in winter and spring. Approximate driving distances from Town Hall at mid-key, without heavy traffic:
| Destination | Approx. distance | Typical drive |
|---|---|---|
| Lido Beach (Lido Key) | 5.6 miles | 12–22 minutes |
| Coquina Beach (Anna Maria Island) | 7.3 miles | 13–20 minutes |
| Downtown Sarasota (Five Points Park) | 7.6 miles | 16–30 minutes |
| Sarasota Bradenton International Airport (SRQ) | 11.8 miles | 25–40 minutes |
| Anna Maria City Pier | 14.1 miles | 30–45 minutes |
| Siesta Beach (Siesta Key) | 14.7 miles | 32–50 minutes |
| I‑75 at University Parkway | 18.0 miles | 33–50 minutes |
Distances are approximate routed driving distances (OpenStreetMap data) from Town Hall, 501 Bay Isles Road. The island is about 10 miles long, so times from the north or south end differ. Expect longer drives in season, especially near the bridges.
After Helene and Milton: The Rebuild, Flood Zones and the 50% Rule
Two hurricanes hit the island about two weeks apart in 2024. Hurricane Helene’s storm surge in late September flooded ground-level homes, and Hurricane Milton followed in early October. According to the town’s annual report, staff assessed about 3,000 residential units. About 1,586 had damage below half of the building’s value, and 75 crossed the 50% line. In the fiscal year that followed, the town issued 2,183 storm-repair permits, and 121 houses were demolished. Rebuilding continues, so expect construction on some streets.
The FEMA 50% rule
Under the town’s floodplain rules, which are required for National Flood Insurance Program participation, a building is substantially damaged or substantially improved when repairs or improvements cost 50% or more of the structure’s market value. Such a building must then meet current flood rules:
- It must be elevated to the town’s flood protection elevation: base flood elevation plus 1 foot, up to plus 3 feet town-wide, and up to plus 5 feet in areas at or below 3.5 feet of elevation.
- Mechanical and electrical equipment, bathrooms and laundry rooms must be elevated or removed from the flood hazard area. Below the flood level, only parking, access and limited storage are allowed.
- The town estimates market value from the structure’s tax-assessed value. Owners can submit a certified appraisal instead.
For buyers, check any renovation budget on an older ground-level home against the 50% line before you commit. Review the town’s post-Helene and Milton permitting guidance.
Flood due diligence
- Look up the flood zone on FEMA’s Flood Map Service Center, and ask for an elevation certificate.
- Ask what flooded in 2024, what was repaired, and whether the repairs were permitted.
- Read the seller’s flood disclosure. Since October 1, 2025, Florida sellers of residential property must disclose any flooding they know damaged the property during their ownership, flood insurance claims, and any assistance they received to repair flood damage.
Insurance and Florida Condo Law
Insurance
On a barrier island, insurance belongs in your budget before the offer. Get wind and flood quotes during your inspection period. Condo owners typically need an HO-6 policy on top of the association’s master policy. If a property may end up insured through Citizens Property Insurance, note that Citizens requires most personal residential policies with wind coverage to also carry flood insurance on new and renewal policies effective on or after January 1, 2027. Condo unit-owner policies are among the exemptions.
Milestone inspections and reserve studies
- Milestone inspections: Condo buildings three or more habitable stories tall need a structural milestone inspection by December 31 of the year they turn 30, then every 10 years. Local officials can require the first one at 25 years where conditions such as proximity to salt water warrant it.
- Structural Integrity Reserve Studies (SIRS): Covered associations must complete a SIRS and fund reserves for key structural components. A 2025 law (HB 913) moved the general deadline to December 31, 2025 and gave associations some new funding flexibility.
- What you receive as a buyer: A condo seller must give the buyer the association’s SIRS, milestone inspection report and turnover inspection report, if completed, along with the governing documents, budget and financials. The buyer also gets a statutory review period to cancel.
Similar units in different buildings can carry very different fees and special-assessment risk. We help clients review the budget, reserves, SIRS and board minutes before they commit.
Rental rules
In most residentially zoned properties, the town requires each rental to last at least 30 consecutive days, or one full calendar month. Rentals under six months need a town Residential Rental Certificate of Registration. Tourism-zoned and grandfathered properties differ, and many condo associations set longer minimums.
Schools Serving Longboat Key
There is no public school on the island, and the district depends on which side of the county line a home sits.
- Sarasota County portion: According to Sarasota County’s official school zone map, addresses there are zoned for Southside Elementary, Booker Middle and Booker High. In the Florida Department of Education’s 2025-26 grades, Southside and Booker Middle earned an A and Booker High a B. Confirm with Sarasota County Schools’ Student Attendance Zones page and school zone locator.
- Manatee County portion: Served by the School District of Manatee County. Confirm the zoned elementary, middle and high schools through the Manatee County School District website, where you can check school zones.
Both districts offer choice programs, including Sarasota County’s Pine View School for gifted students (an A in 2025-26).
Longboat Key Real Estate Market Snapshot
- Condos are priced building by building. Gulf-front or bayside, building age and elevation, reserves, completed structural reports and storm-repair history all drive value.
- Storm history now shapes pricing. Elevated, newer construction competes differently from older ground-level homes that may face the 50% rule.
- Season matters. Showing activity typically picks up in winter and spring, when seasonal residents are on the island.
Want real numbers for a specific building or street? Ask us for a custom market report.
Thinking about selling your Longboat Key home?
Your value depends on your building or street, your view and elevation, your association’s reserves and how storm repairs were handled. Get an estimate based on real comparable sales.
Longboat Key FAQ
Is Longboat Key in Manatee County or Sarasota County?
Both. The Town of Longboat Key covers the whole island, but the north end is in Manatee County and the south end is in Sarasota County, with the line near the 4000 block of Gulf of Mexico Drive. The county determines your property appraiser, tax bill and public schools, so confirm it for any address.
What types of homes are on Longboat Key?
Mostly condominiums, from Gulf-front towers and mid-rises to bayside buildings near the marinas and golf courses. The island also has single-family neighborhoods, including canal-front homes in Country Club Shores and homes and villas inside gated Bay Isles.
Are Longboat Key beaches public?
Yes. Beaches seaward of the state’s erosion control line run the length of the island and are open to the public. The town lists 12 public beach accesses, most with limited parking. There are no lifeguards, and animals and alcohol are not allowed on the beach.
How do you get on and off Longboat Key?
Gulf of Mexico Drive (State Road 789) runs the length of the island. The New Pass Bridge connects the south end to Lido Key and downtown Sarasota, and the Longboat Pass Bridge connects the north end to Bradenton Beach on Anna Maria Island. Expect slower traffic in winter and spring.
What is the FEMA 50% rule on Longboat Key?
If repairs or improvements to a building in a flood zone cost 50% or more of the structure’s market value, the town treats it as substantially damaged or improved. The building must then be brought up to current flood rules, which usually means elevating it to the town’s flood protection elevation. After Hurricanes Helene and Milton, the town found 75 units over that line.
Can I rent out my Longboat Key condo?
In most residentially zoned properties, each rental must be at least 30 consecutive days or one full calendar month, and rentals under six months must be registered with the town. Tourism-zoned and grandfathered properties differ, and many condo associations add stricter rules, so read the documents before you buy.
What schools serve Longboat Key?
It depends on the county. According to the Sarasota County Schools zone map, the Sarasota County portion is zoned for Southside Elementary, Booker Middle and Booker High. The Manatee County portion is served by the School District of Manatee County. Always confirm a specific address with the district.
How far is Longboat Key from the airport and I-75?
From Town Hall at mid-key, Sarasota Bradenton International Airport (SRQ) is about 11.8 miles, usually 25 to 40 minutes by car. I-75 at University Parkway is about 18 miles, usually 33 to 50 minutes, depending on season and bridge traffic.
Ready to Make Your Longboat Key Move?
Choosing between Gulf-front and bayside, or weighing a post-storm renovation? You’ll get clear, local, no-pressure advice.
- John Brink, “Broker Brink”
- The SRQ Premier Team | Bright Realty
- Phone: (941) 928-5555
- Email: info@brokerbrink.com
- www.brokerbrink.com
Information in this guide is believed accurate as of November 2026 and is provided for general information only. It is not legal, insurance or financial advice. School zones, flood maps, floodplain rules, rental rules, laws and bridge plans change. Verify all details independently before you buy or sell. Distances and drive times are approximate. Club and resort details are as reported by the club or resort. Listing information is provided through the MLS and is deemed reliable but not guaranteed.