Longboat Key
Twelve miles of barrier-island refinement — Gulf-front condos, golf-club estates, and quiet beaches between Sarasota Bay and the Gulf.
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Longboat Key — What's Selling
Recent closed sales in and around Longboat Key, live from the Stellar MLS · about $853/sq ft · aggregates only, no addresses published.
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Background
A brief history
Longboat Key's name is commonly traced to the longboats of Spanish exploration — local tradition ties it to a scouting boat from the de Soto expedition era, though the attribution is folklore as much as fact. Homesteaders farmed and fished the island in the late 1800s, but its modern identity begins with John Ringling, who started buying large tracts of the key in 1923 at the height of the Florida land boom. In 1926 Ringling began building a grand Ritz-Carlton hotel on the south end, complete with planned rail access — then halted construction that November as the boom collapsed. The unfinished 'Ghost Hotel' stood as a landmark ruin for nearly four decades before being demolished in 1963-64.
The town of Longboat Key incorporated in 1955, and the transformation into a refined resort-residential island accelerated in 1959, when Arthur Vining Davis's Arvida Corporation purchased roughly 2,000 acres — including the southern half of the key and the old Ringling holdings — for $13.5 million. Arvida's decades of development produced the pattern that defines the island today: Gulf-front condominiums and club communities along the beach side, canal-home neighborhoods like Country Club Shores on the bay side, and the Longboat Key Club's golf and resort grounds anchoring the south end. The island runs about ten miles, threaded by a single road, Gulf of Mexico Drive, and is split almost evenly between Sarasota County on the south end and Manatee County on the north.
The 2024 hurricane season was the hardest chapter in the town's modern history. Hurricane Helene sent a measured storm surge of more than six feet across the island in late September, and Hurricane Milton followed two weeks later with hurricane-force winds from a landfall just south at Siesta Key. Town damage assessments ran well north of $170 million, a large share of the island's residential units reported damage, and an estimated several hundred thousand cubic yards of beach and dune sand were lost. Since then the island has been in determined recovery: an interim beach renourishment was completed in early 2026, a much larger renourishment program is being planned and budgeted with FEMA, state, and tourist-tax funding, and the hardest-hit ground-level communities are still working through reconstruction as of mid-2026.
The feel
What it's like to live here
Longboat Key is the quiet one among Florida's famous barrier islands, and deliberately so. There is no boardwalk, no bar strip, and very little commercial development beyond a mid-key shopping plaza and the resort properties — the town has spent decades zoning for exactly this calm. Life organizes around the Gulf beaches, the Longboat Key Club's golf and tennis, boating from bayside canals and marinas, and an easy ten-minute run to St. Armands Circle for dinner. The population skews older, affluent, and seasonal; in summer and in the post-hurricane rebuilding years, parts of the island can feel almost empty, which residents count as a feature.
The tradeoffs are equally clear. One road serves the entire island, so season brings real traffic, and every errand beyond the mid-key Publix means a drive to Sarasota or Bradenton. The 2024 hurricanes proved the island's exposure is not theoretical — surge crossed the key, hundreds of units were damaged, and the recovery has reshaped both the physical island and the cost side of ownership through insurance premiums, condo assessments, and rebuilding decisions. This is a market for buyers who understand they are paying a premium for barrier-island serenity and are prepared to fund the risk that comes with it. Those who want walkable nightlife or low carrying costs should look on the mainland; those who want one of the Gulf Coast's most graceful islands will find nothing else quite like it.
The details
What to expect
Barrier-Island Flood & Insurance Reality
Essentially the entire island sits in mapped FEMA flood zones, and Hurricane Helene's 2024 surge — measured at more than six feet — demonstrated what that means in practice. Flood insurance is effectively mandatory with any mortgage, wind coverage on a barrier island is priced accordingly, and older ground-level homes and villas face FEMA's 50% substantial-improvement rule, which forced many post-storm owners into elevate-or-rebuild decisions. Elevated newer construction performed dramatically better in 2024 and now commands a clear market premium. Before contracting on any property, get an elevation certificate, the storm and claims history, and binding quotes for both wind and flood — not estimates. On Longboat Key the insurance file is as central to the deal as the inspection report.
Condo Milestone & SIRS Reality
A large share of Longboat Key's housing stock is condominiums built in the 1960s through 1980s, which puts the island at the center of Florida's post-Surfside structural safety regime. Buildings three stories and taller must complete milestone structural inspections — generally at 30 years, with local authority to require 25 near salt water — and associations must complete Structural Integrity Reserve Studies and actually fund reserves for structural components rather than waiving them. Combined with post-2024 storm repairs, this has pushed fees and special assessments up meaningfully in many buildings, and it is the main reason older units trade at discounts. Request the milestone report, the SIRS, the current budget, recent minutes, and any pending assessment schedule on every condo purchase. A building that has finished its inspections and funded its repairs is a fundamentally different purchase than one that has not — even at the same list price.
The 2024 Storms & Ongoing Recovery
Helene and Milton hit the island two weeks apart in fall 2024, causing damage assessed well above $170 million and stripping several hundred thousand cubic yards of sand from beaches and dunes. Recovery has been substantial but uneven: most of the island functions normally as of mid-2026, an interim beach renourishment wrapped in early 2026, and a much larger renourishment program is budgeted in the town's capital plan with FEMA and state participation. The hardest-hit communities — particularly older ground-level villa and canal-front properties — are further behind, with some still in active reconstruction. For buyers this creates a two-tier market: fully restored or untouched properties at premium pricing, and storm-affected ones at discounts that may or may not cover the true cost and timeline of completion. Verify repair status, permits, and insurance claim resolution on anything that took water.
One Road On, One Road Off
Gulf of Mexico Drive is the island's only through road, connecting to Sarasota via St. Armands and the Ringling Bridge to the south and to Anna Maria Island and Bradenton to the north. In season, the run to mainland Sarasota can stretch well beyond its off-season twenty minutes, and a single incident on the drive or the bridges affects the whole island. Daily logistics are real: there is a mid-key Publix and limited commercial services, but most shopping, medical specialists, and the airport are on the mainland. The island is also an evacuation zone, and after 2024 nobody treats evacuation orders as optional — factor in the rhythm of storm-season preparedness if you plan to be here June through November. Many owners solve all of this by being seasonal residents, which is itself part of the island's character.
Two Counties & Club Life
The town spans the Sarasota-Manatee county line, so property taxes, appraisers, and school assignments differ between the south and north ends even though town services are unified. Social life for many residents runs through clubs — the Longboat Key Club's golf, tennis, beach, and marina memberships on the south end, plus smaller yacht and beach clubs — and membership costs and waitlists are separate from real estate, so verify current terms directly with each club. Bayside neighborhoods like Country Club Shores offer deepwater canals with quick Sarasota Bay access, where dock and seawall condition post-2024 is a key diligence item. Public amenities are better than newcomers expect, including the town's tennis center, bayfront parks, and beach accesses scattered along Gulf of Mexico Drive. It adds up to a lifestyle that is genuinely resort-grade, but one where the full cost of participation — club, insurance, association — should be modeled before you buy.
Community
Amenities
- Longboat Key Club — resort with golf, tennis, beach club, and deepwater marina on the island's south end (membership terms verify directly)
- Ten miles of Gulf beaches with public accesses along Gulf of Mexico Drive (renourishment program ongoing after the 2024 storms)
- Longboat Key Public Tennis Center — town-run Har-Tru tennis facility
- Bayfront Park — town recreation center, pickleball, playground, and kayak launch on Sarasota Bay
- Joan M. Durante Community Park — bayside boardwalk trails through restored coastal habitat
- Quick Point Nature Preserve — mangrove trails at the island's south tip overlooking New Pass
- St. Armands Circle — Sarasota's signature shopping and dining district, minutes south of the island
- Mote Marine Laboratory & Aquarium — world-known marine research center just across New Pass on City Island
Education
School assignments
- Sarasota County Schools (south end) and the School District of Manatee County (north end) — the island splits between two districts; verify which serves a specific address
- Southside Elementary School (Sarasota side, verify zoning)
- Anna Maria Elementary School (Manatee side, verify zoning)
- Booker High School (Sarasota side, verify zoning)
School zone assignments change. Verify with Orange County Public Schools before purchase.
Market Commentary
What the market is doing
Longboat Key is the top of the Sarasota County market, and the last 12 months of MLS sales show both its strength and its post-storm complexity — 506 closings with a median of $950K. The spread is enormous: the bottom tenth of sales came in under $345K, almost entirely older condos, while the top tenth cleared $3.59M for Gulf-front and club-community estates. That bottom tier deserves a careful read, because soft pricing on older condo stock reflects real costs — milestone inspections, reserve funding, insurance, and storm repairs — that buyers are now pricing in rather than ignoring. At the same time, the volume tells me this market never stopped transacting through the recovery, which speaks to how durable demand for this island is. My approach here is simple: on the condo side, underwrite the association as carefully as the unit; on the single-family side, elevation and storm history drive value more than finishes. Buyers who do that work are getting into a blue-chip island at a moment when diligence is rewarded. — Ryan Solberg
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Homes available in Longboat Key
12 homes currently listed in Longboat Key.

$1,749,000
793 Jungle Queen Way
Longboat Key, FL 34228
4 bd · 4 ba · 2,688 sqft
Longboat Key
MLS ID #A4695252
Listing provided by Stellar MLS


$700,000
624 Saint Judes Dr
Longboat Key, FL 34228
3 bd · 3 ba · 1,387 sqft
Longboat Key
MLS ID #A4672840
Listing provided by Stellar MLS


$38,450,000
5965 Gulf Of Mexico Dr
Longboat Key, FL 34228
11 bd · 17 ba · 17,199 sqft
Longboat Key
MLS ID #A4681869
Listing provided by Stellar MLS


$845,000
651 Jungle Queen Way
Longboat Key, FL 34228
4 bd · 3 ba · 2,242 sqft
Longboat Key
MLS ID #A4680514
Listing provided by Stellar MLS


$799,000
766 Saint Judes Dr N
Longboat Key, FL 34228
0.15 acres
Longboat Key
MLS ID #TB8439776
Listing provided by Stellar MLS


$9,995,000
6001 Gulf Of Mexico Dr
Longboat Key, FL 34228
5 bd · 7 ba · 6,959 sqft
Longboat Key
MLS ID #A4667111
Listing provided by Stellar MLS
Also Worth Seeing
Related communities
Venice
Englewood
Old-Florida Gulf living — Manasota Key beaches, Dearborn Street's shops and music, and canal homes that still feel like a fishing town.
Explore Englewood →
Sarasota
Palmer Ranch
Sarasota's established master plan — gated villages, the Legacy Trail running through its spine, and Siesta Key beaches ten minutes west.
Explore Palmer Ranch →
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Listings courtesy of Stellar MLS as distributed by MLS GRID
IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.
Based on information submitted to the MLS GRID as of June 12, 2026. All data is obtained from various sources and may not have been verified by broker or MLS GRID. Supplied Open House Information is subject to change without notice. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.
Ryan Solberg, Broker · MaxLife Realty LLC · FL License #BK3354351 · Equal Housing Opportunity · Full disclaimer · DMCA
