# Belleair Beach, FL Real Estate | ABODE International Realty Canonical page: https://abodeintlrealty.com/communities/belleair-beach-florida/ Last updated: 2026-10-04 Publisher: ABODE International Realty LLC (Real Estate Firm TN 263936; FL Corporation CQ1070640) Pinellas County · Sand Key barrier island # Belleair Beach, Florida A small Gulf-side city on Sand Key, across the Belleair Causeway from Largo Belleair Beach is a small city on the Sand Key barrier island in Pinellas County, Florida (ZIP 33786), with 1,633 residents at the 2020 Census. The Belleair Causeway connects it to Largo across the Intracoastal Waterway. Its comprehensive plan designates no commercial or industrial areas. Zoning covers single-family homes and condominiums. In short: Belleair Beach is a small Pinellas County, Florida city on Sand Key with 1,633 residents, connected to Largo by the Belleair Causeway. ## Belleair Beach at a glance | Fact | Value | Source | |-----------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|------------| | Location | Pinellas County, Florida, ZIP 33786 (City Hall address) | Note 3 | | Population | 1,633 (2020 Census) | Note 1 | | Area | About 1.9 square miles in total, of which about 0.48 is land (Census). The city’s comprehensive plan counts about 230 acres of upland, 79 acres of right-of-way and 910 acres of water | Notes 1, 3 | | Setting | Sand Key barrier island, between the Gulf of Mexico and the Intracoastal Waterway | Note 2 | | Route to the mainland | Belleair Causeway (West Bay Drive, County Road 416) to Largo | Note 2 | | Local government | Mayor and four council members elected to four-year terms | Note 3 | | Land use | No areas designated for commercial or industrial development; the city operates a marina | Note 3 | | Zoning | Single-family homes (district RL) and condominiums (district RM) | Note 3 | | Building permits | Handled by Pinellas County Building Services | Note 3 | Belleair Beach, Florida. Updated October 2026. Belleair Beach and [Belleair Shore](https://abodeintlrealty.com/communities/belleair-shore-florida/) sit side by side on the Gulf shore (Note 4); the city of [Belleair Bluffs](https://abodeintlrealty.com/communities/belleair-bluffs-florida/) is on the mainland side of the Intracoastal Waterway (Note 10). ## How is Belleair Beach laid out? Most of the city’s footprint is water, so access, flood exposure and coastal rules shape ownership here. - The city is on the **Sand Key** barrier island in Pinellas County (Note 2). - Gulf Boulevard and Causeway Boulevard are the only major roads inside the city (Note 3). - The **Belleair Causeway** is an east-west bridge over the Intracoastal Waterway with bicycle lanes and a boat ramp, and it links the island to Largo (Notes 2 and 3). - The city’s limits include roughly 230 acres of upland and 910 acres of water in Boca Ciega Bay and the Gulf of Mexico, by the comprehensive plan’s count (Note 3). - The city operates the Belleair Beach Marina, and the plan states an intent to keep that use (Note 3). The Census and plan figures are close but not identical. The Census land area of 0.48 square miles is roughly 305 acres, and the plan’s upland plus right-of-way is about 309 acres (230 + 79). Adding the plan’s 910 acres of water gives about 1,219 acres, or 1.9 square miles, which is close to the Census total (Notes 1 and 3). ## Who sets the rules in Belleair Beach? The city publishes its own pages for zoning, rentals and floodplain information; permits run through the county. - A **Mayor and four council members** govern; a Planning and Zoning Board advises the council on rezoning and development regulations (Note 3). - The zoning page lists single-family homes as district RL and condominiums as district RM (Note 3). - Building permits and inspections are handled by **Pinellas County**; submissions can be made at City Hall or by email (Notes 3 and 8). - If you plan to rent a property, the city’s rentals page sets registration and a minimum rental period for the listed residential districts. Read the current city code before you rely on a rental plan (Note 3). City Hall is at 444 Causeway Boulevard, Belleair Beach, FL 33786, (727) 595-4646. Confirm rules with the city; they change. ## What should you check before buying in Belleair Beach? | Check | Why it matters here | Source | |--------------------------------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|------------| | Coastal construction control line | Gulf-front parcels may sit seaward of the state’s control line, which requires state authorization to build. Confirm the parcel’s position with DEP before relying on any plan | Note 6 | | FEMA flood zone and elevation | The city’s plan shows zones AE, VE and X inside the city. Zone and elevation drive insurance and rebuilding rules, and they differ by address | Note 5 | | Substantial improvement and damage history | The city asks for a floodplain substantial-improvement or substantial-damage package for storm repairs. Ask the seller for permit and repair history on older structures | Note 3 | | Rental registration and minimum period | Rental use needs city registration and observes a minimum rental period in the listed districts. Verify the current code first | Note 3 | | Condominium milestone inspection | The city zones condominiums (district RM) and its plan reports that roughly 30% of housing units are multifamily. For a condo building, ask for the milestone inspection and reserve documents | Notes 3, 7 | | County permit status | Confirm open permits and elevation certificates with Pinellas County Building Services | Note 8 | Checks that apply to a Gulf-side barrier-island city with condominiums. Sourced where noted. This is a checklist, not advice. Confirm each item with the city, the county and your attorney. ## How does Belleair Beach compare with nearby places? | Community | Setting | How it differs | |----------------------------------------------------------------|---------------------------------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------| | [Belleair Shore](https://abodeintlrealty.com/communities/belleair-shore-florida/) | Gulf-front town beside Belleair Beach | Much smaller (73 residents at the 2020 Census against 1,633). Its plan directs future development toward single-family use and/or a municipal facility, and the town says commercial and multi-family high-rise buildings are prohibited, while Belleair Beach also zones condominiums (Notes 1, 3, 4) | | [Indian Rocks Beach](https://abodeintlrealty.com/communities/indian-rocks-beach-florida/) | Barrier-island city to the south, beyond Belleair Shore | Has Commercial and Resort land uses and a Gulf Boulevard and 5th Avenue business district, according to the city; Belleair Beach’s plan designates no commercial areas (Notes 3, 9) | | [Belleair Bluffs](https://abodeintlrealty.com/communities/belleair-bluffs-florida/) | Mainland, Intracoastal side | A compact mainland city rather than a barrier island (Note 10) | | [Largo](https://abodeintlrealty.com/communities/largo-florida/) | Mainland city across the causeway | Much larger and more varied; the Belleair Causeway connects it to Belleair Beach (Note 2) | Belleair Beach next to the places buyers most often compare it with. Sourced where noted. ## How does ABODE help in Belleair Beach? ABODE’s Florida office is on West Bay Drive in Largo. We compare each Belleair Beach property with similar sales nearby, review flood-zone, control-line and condominium documents with you, and keep conversations private. We represent both buyers and sellers. [Talk about buying](#contact)   [Talk about selling](#contact) ## Which related guides should you read next? ### [Belleair Shore](https://abodeintlrealty.com/communities/belleair-shore-florida/) A very small Gulf-front town zoned single-family, with a few recreation lots ### [Indian Rocks Beach](https://abodeintlrealty.com/communities/indian-rocks-beach-florida/) A Gulf-side city with a beachfront business district ### [Belleair Bluffs](https://abodeintlrealty.com/communities/belleair-bluffs-florida/) An Intracoastal city between Largo and the Gulf beaches ### [Largo](https://abodeintlrealty.com/communities/largo-florida/) A central Pinellas County city bordering Clearwater, Belleair and Seminole, with causeway access to the Gulf beaches ### [Florida luxury condos and branded residences](https://abodeintlrealty.com/florida-luxury-condos-branded-residences/) What branded residences are, with sourced premium and demand figures ### [Pinellas condominium due diligence](https://abodeintlrealty.com/guides/pinellas-condominium-due-diligence/) Florida milestone inspections, structural reserve studies and five documents to request ### [Florida oceanfront due diligence](https://abodeintlrealty.com/guides/florida-oceanfront-due-diligence/) The state, federal and local lines that cross an oceanfront lot, and the order to test them ## Belleair Beach real estate: frequently asked questions What is Belleair Beach, Florida? Belleair Beach is a small city on the Sand Key barrier island in Pinellas County, Florida (ZIP 33786) (Notes 2 and 3). It had 1,633 residents at the 2020 Census (Note 1). The Belleair Causeway links it across the Intracoastal Waterway to Largo (Note 2). What kinds of property are in Belleair Beach? The city’s zoning page lists single-family homes (district RL) and condominiums (district RM). The comprehensive plan designates no commercial or industrial areas, and the city operates a marina (Note 3). Details vary by address, so check the zoning for the specific property. Does Belleair Beach have a coastal construction control line? Florida law bars construction seaward of a state-established control line without authorization, and the state sets those lines county by county (Note 6). Whether a given Gulf-front lot is seaward of the line depends on the parcel, so check it with the Florida Department of Environmental Protection before you rely on any building plan. Do homes in Belleair Beach need flood insurance? It depends on the property’s FEMA flood zone and your lender. The city’s plan shows flood zones AE, VE and X within the city (Note 3). Look up the zone on FEMA’s Flood Map Service Center (Note 5), ask for any elevation certificate, and price wind and flood coverage before you go under contract. Can I rent out a home in Belleair Beach? The city’s rentals page sets registration and a minimum rental period for the residential districts it lists (Note 3). Read the current city code and confirm with the city before you assume a rental plan will work. Does ABODE International Realty work in Belleair Beach? Yes. ABODE International Realty is a Florida-licensed brokerage with its office at 801 West Bay Drive, Suite 324, in Largo. ABODE represents buyers and sellers in Belleair Beach and compares each property with similar sales nearby. ## Sources and notes 1. [U.S. Census Bureau TIGERweb, 2020 incorporated places](https://tigerweb.geo.census.gov/tigerweb/). Source for the 2020 Census population and area. The Census reports area in square meters; ABODE converted it to square miles. Other sources, noted below, give different area figures 2. [Belleair Beach, Florida (Wikipedia)](https://en.wikipedia.org/wiki/Belleair_Beach,_Florida). Source for the Sand Key location and the Belleair Causeway connection to Largo. Wikipedia’s article text and infobox disagree on area; this page uses the Census figures 3. [City of Belleair Beach (official site, zoning, rentals and 2023 comprehensive plan)](https://www.cityofbelleairbeach.com/). Source for government, zoning districts, land use, the marina, road network, flood-zone legend, the rentals page and the substantial-damage package. City pages change; confirm current text. Checked October 4, 2026 4. [Belleair Shore town site](https://belleairshore.com/). Source for the single-family limits and the neighboring-town comparison 5. [FEMA Flood Map Service Center](https://msc.fema.gov/portal/home). Look up the flood zone for any address. Flood zone is parcel specific 6. [Florida Statutes, section 161.053 (Coastal construction control lines), and Florida DEP CCCL program](https://www.flsenate.gov/Laws/Statutes/2026/0161.053). Once a coastal construction control line is established, construction seaward of it needs state authorization. The statute does not name counties; the Department of Environmental Protection sets the lines county by county. Confirm whether a specific parcel is seaward of the line with DEP. Checked October 4, 2026. 7. [Florida Statutes, section 553.899 (milestone inspections)](https://www.flsenate.gov/Laws/Statutes/2026/553.899). Milestone inspection requirements for certain condominium and cooperative buildings. The law has been amended recently; confirm the current text with the association and your attorney 8. [Pinellas County: building departments in Pinellas County](https://pinellas.gov/building-departments-in-pinellas-county/). Which building department handles permits for each Pinellas municipality 9. [City of Indian Rocks Beach (official site)](https://www.indian-rocks-beach.com/). Source for Indian Rocks Beach’s Commercial and Resort land uses and business district, used in the comparison. See the Indian Rocks Beach guide for its full sources 10. ABODE local knowledge. Comparisons and plain-language descriptions reflect ABODE’s experience and are not statistics