Longboat Key
Longboat Key: Gulf-front condos and bayside homes
Longboat Key is a long, narrow island with the Gulf on one side and Sarasota Bay on the other. We lease and sell condos in the Gulf-front buildings and homes on the bay side, and the rental rules can change from one building to the next.
Or call Richard at 941-800-8891 or Patrice at 941-993-0823.
[NEEDS RICHARD or PATRICE: check every local fact on this page]
Living and owning here
What's on the island
Gulf of Mexico Drive runs the full length of the island, about 10 miles. At the south end, the New Pass bridge takes you to Lido Key and St. Armands Circle. At the north end, the Longboat Pass bridge crosses to Anna Maria Island. Longboat Key is its own town, split between Sarasota County to the south and Manatee County to the north.
The Gulf side is mostly condo buildings and resorts along the beach. The bay side has single-family neighborhoods such as Bay Isles, along with golf courses, marinas and canal homes, plus the older streets of the Village at the north end.
From the south end, St. Armands is about 10 minutes and downtown Sarasota about 15 to 20. From the north end, plan on longer, especially in winter.
Renting out a home here
Renting out a Longboat Key home
Winter is the market here. Furnished rentals from January through April are the main draw, and well-run homes often rebook the same renters for next season before this one ends. Annual leases are a smaller share.
Two sets of rules apply: the town's zoning and your association. Town zoning can limit short stays depending on the district, and many Gulf-front buildings set a minimum stay of a month or longer, cap rentals per year or approve each renter. Check both for the exact address before you count on rental income.
On Longboat, renters ask about beach access from the building, the pool, covered parking, Wi-Fi, guest rules, and the drive to St. Armands or the nearest grocery store. Updated kitchens and baths and a Gulf view rent first.
Selling here
What sets the price on Longboat Key
For condos, it's the view, the floor, the building and the fees. A direct Gulf view sells differently than a bay view or a side view in the same building. Buyers also look at the building's age, amenities, and how much renting it allows.
For homes, it's water and lot. Bayfront and canal homes with docks and quick access to the bay are priced apart from homes on golf or inland lots. Elevation and how the home came through the 2024 storms matter a lot now.
Expect questions about each condo building's milestone inspection and reserve study, special assessments, flood zone and insurance cost. We pull those together with recent island sales into a written pricing opinion.
Buying here
Buying on Longboat Key
Most of what's for sale on Longboat Key is condos, from older low-rise buildings to newer Gulf-front towers. Single-family homes are mainly on the bay side, in neighborhoods with their own associations.
Read the condo or HOA documents before you offer, especially the rental and pet rules. Ask for the budget, reserves, inspection reports and any planned assessments, and get a flood and wind insurance quote early.
Photos
Around Longboat Key
-
Gulf beach and dunes on Longboat Key -
The beach at the Bay Isles Beach Club -
Bay Isles homes and waterway -
A Gulf-side condo pool deck -
A two-story Longboat Key home -
Golf course and lake with Gulf-front towers beyond
Questions
Longboat Key questions
Can I rent out my Longboat Key condo by the week?
We manage stays of 30 days or longer, so weekly rentals aren't something we take on. Town zoning and many building rules also limit short stays, and some buildings require a month or more. We check both before we recommend a rental plan.
When do seasonal renters book on Longboat Key?
Many winter renters book the next January through April well in advance, often before they leave this season. Getting a home listed early matters.
Is Longboat Key in Sarasota County or Manatee County?
Both. The southern part of the island is in Sarasota County and the northern part is in Manatee County. Which side you're on affects your property tax bill and where rental taxes are filed.
What do condo buyers on Longboat Key ask about?
The view, rental rules, fees, the building's milestone inspection and reserve study, special assessments and insurance. Having those documents ready speeds up a sale.
Annual or seasonal: which is better for a Longboat Key home?
Seasonal usually earns more but takes more work and depends on the building rules. Annual is steadier. We can price your home both ways.
Own a home on Longboat Key?
Find out what it would bring as a seasonal or annual rental, or what it would sell for today. We start with your building's rules and recent sales.
Looking to buy? Search all homes for sale or see the other areas we cover.