Belleair Beach
A small Gulf-side city on Sand Key, across the Belleair Causeway from Largo
Pinellas County · Gulf-front town
Belleair Shore, Florida
A very small Gulf-front town zoned single-family, with a few recreation lots
Belleair Shore is a very small Gulf-front town in Pinellas County, Florida, with 73 residents at the 2020 Census. The town describes its zoning as single-family and says commercial and multi-family high-rise buildings are prohibited; its plan also designates three recreation and open-space lots. It has no local streets, only driveways to Gulf Boulevard.
In short: Belleair Shore is a very small Gulf-front town in Pinellas County, Florida, with 73 residents and single-family zoning, plus a few recreation lots.
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Overview
Belleair Shore at a glance
| Fact | Value | Source |
|---|---|---|
| Location | Pinellas County, Florida, on the Gulf side of Gulf Boulevard. The town’s mailing address is a PO Box in Indian Rocks Beach, ZIP 33785; some sources list 33786 | Note 4 |
| Population | 73 (2020 Census). The town’s 2024 comprehensive plan estimates about 108 permanent and 16 seasonal residents | Notes 1, 4 |
| Area | About 0.23 square miles in total, of which about 0.06 is land (Census). The town’s plan counts about 31 acres of land | Notes 1, 4 |
| Local government | A Mayor and four Commissioners elected to two-year terms | Note 4 |
| Zoning | The town describes its zoning as single-family; its plan also designates three recreation and open-space lots and allows a municipal facility. Commercial and multi-family high-rise buildings are prohibited, according to the town | Note 4 |
| Roads | No local streets or public road right-of-way; individual driveways meet Gulf Boulevard | Note 4 |
| Neighbors | Belleair Beach to the north and east, Indian Rocks Beach to the south, the Gulf of Mexico to the west | Note 2 |
| Building permits | Through Pinellas County Building Services, after a town pre-permit application | Note 4 |
The population, area and ZIP figures differ across sources. This page shows each source’s number instead of choosing one.
Setting
How is Belleair Shore laid out?
It is a narrow strip of Gulf-front land, which makes the beach side of each property the main thing to understand.
- The town is a strip of land on the west side of Gulf Boulevard, with the Gulf of Mexico to the west (Notes 2 and 4).
- The town’s comprehensive plan describes a barrier-island community with no interior water and no public road right-of-way (Note 4).
- Three lots are designated recreation and open space that provide access to the Gulf (Note 4).
- The town’s website says property deeds extend beyond seawalls into the beach area, and that the town cannot use public funds for private-property beach improvements (Note 4).
Local rules
Who sets the rules in Belleair Shore?
The town publishes its own governance and building pages.
- A Mayor and four Commissioners serve two-year terms and are elected by the town’s residents (Note 4).
- The town says commercial and multi-family high-rise buildings are prohibited, and that setback and height limits are meant to protect the continuity of the area (Note 4).
- The 2024 comprehensive plan directs future development of the vacant parcel and redevelopment of Residential Suburban lots toward single-family use and/or a municipal administrative facility (Note 4).
- Building permits and inspections run through Pinellas County; the town requires a pre-permit application and payment and provides a substantial improvement and damage packet (Notes 4 and 8).
Specific height and setback figures are in the town’s code, which this page does not reproduce. Ask the town for the current code.
Due diligence
What should you check before buying in Belleair Shore?
| Check | Why it matters here | Source |
|---|---|---|
| Coastal construction control line | The town is Gulf-front along its length. Construction seaward of the state’s control line needs state authorization; confirm the parcel’s position with DEP | Note 6 |
| FEMA flood zone and elevation | The town’s 2024 plan states it lies within the 100-year floodplain (AE zone and a velocity zone). Zone and elevation differ by address and drive insurance and rebuilding rules | Notes 4, 5 |
| Beach-side deed boundaries | The town says deeds extend beyond seawalls into the beach area. Have a survey and title review confirm exactly what is owned and what is restricted | Note 4 |
| Permitted use | The town describes its zoning as single-family, with a few recreation lots. Check any intended use, including rental, against the town’s ordinances before you rely on it | Note 4 |
| Substantial improvement and permit history | The town requires a pre-permit application and has a substantial improvement and damage packet. Ask the seller for permit and repair history | Note 4 |
The town says multi-family high-rise buildings are prohibited, and the sources reviewed do not say whether any condominium building exists. Ask the town, and confirm for any specific building whether condominium milestone-inspection rules apply.
Comparison
How does Belleair Shore compare with nearby places?
| Community | Setting | How it differs |
|---|---|---|
| Belleair Beach | Barrier-island city to the north and east | 1,633 residents against 73. Belleair Beach zones condominiums and operates a marina; Belleair Shore’s plan directs development toward single-family use and/or a municipal facility (Notes 3, 4) |
| Indian Rocks Beach | Barrier-island city to the south | Has Commercial and Resort land uses and a business district. The town says commercial uses are prohibited in Belleair Shore, which has no local streets (Note 4) |
For a mainland comparison, see Belleair Bluffs.
Working with ABODE
How does ABODE help in Belleair Shore?
Because there are so few properties and so many parcel-specific questions, ABODE starts with the survey, flood and control-line facts for the exact address. Our Florida office is on West Bay Drive in Largo. We represent both buyers and sellers and keep conversations private.
Keep reading
Which related guides should you read next?
Indian Rocks Beach
A Gulf-side city with a beachfront business district
Belleair Bluffs
An Intracoastal city between Largo and the Gulf beaches
Largo
A central Pinellas County city bordering Clearwater, Belleair and Seminole, with causeway access to the Gulf beaches
Florida luxury condos and branded residences
What branded residences are, with sourced premium and demand figures
Florida oceanfront due diligence
The state, federal and local lines that cross an oceanfront lot, and the order to test them
Belleair vs. Belleair Beach vs. Belleair Shore
Four Belleair governments compared: location, permitting, zoning, flood and rental rules.
Gulf-front vs. Intracoastal in Pinellas County
Beach lines versus seawall, dock and dredging approvals: what differs on each Pinellas shore.
Belleair
Town of Belleair: own building department, floodplain and rental rules, town water.
Sand Key
Barrier island shared by several governments: who permits and which rules apply where
Questions
Belleair Shore real estate: frequently asked questions
What is Belleair Shore, Florida?
Belleair Shore is a very small Gulf-front town in Pinellas County, Florida. It had 73 residents at the 2020 Census (Note 1). The town describes its zoning as single-family, with a few recreation lots, and says it has no local streets; it borders Belleair Beach and Indian Rocks Beach (Notes 2 and 4).
Are there condominiums or businesses in Belleair Shore?
The town says commercial and multi-family high-rise buildings are prohibited, and its comprehensive plan directs future development to single-family use and/or a municipal administrative facility (Note 4). The sources reviewed do not say whether any condominium or other multi-family building exists, so ask the town. A 2007 Florida House bill analysis states the town has no businesses, stores or public buildings (Note 7); the town’s own current pages control.
Who owns the beach in Belleair Shore?
Ownership is a deed and survey question for each parcel. The town’s website says property deeds extend beyond seawalls into the beach area (Note 4). Have a surveyor and title company confirm what a specific property includes and what rights or restrictions apply.
Does Belleair Shore 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 Belleair Shore lot is seaward of the line depends on the parcel, so check it with the Florida Department of Environmental Protection.
Why do sources disagree about Belleair Shore’s size and ZIP code?
The 2020 Census counts 73 residents, while the town’s 2024 plan estimates about 108 permanent and 16 seasonal residents (Notes 1 and 4). Land area and ZIP also differ between the Census, the town’s plan and other sources (Notes 1, 2 and 4). Check the figure you need against the original source.
Does ABODE International Realty work in Belleair Shore?
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 of Gulf-front property in the Belleair area.
Private consultation
Request a private Belleair Shore consultation
Please tell us what you are weighing. An ABODE advisor replies privately. We aim to reply within one business day.
Sources and notes
- U.S. Census Bureau TIGERweb, 2020 incorporated places. 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
- Belleair Shore, Florida (Wikipedia). Source for the neighboring municipalities. Wikipedia’s text and infobox disagree on area, and its ZIP (33786) differs from the town’s mailing ZIP (33785)
- City of Belleair Beach (official site). Source for Belleair Beach’s zoning and land-use comparison
- Town of Belleair Shore (official site, 2024 comprehensive plan). Source for government, single-family zoning, no local streets, beach-access lots, deed boundaries, flood-zone statement, population estimate and permits. Town pages change; confirm current text. Checked October 4, 2026
- FEMA Flood Map Service Center. Look up the flood zone for any address. Flood zone is parcel specific
- Florida Statutes, section 161.053 (Coastal construction control lines), and Florida DEP CCCL program. 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.
- Florida House of Representatives bill analysis (2007) on the Town of Belleair Shore. Source for the statement that the town has no businesses, stores or public buildings. A 2007 document; the town’s own current pages control
- Pinellas County: building departments in Pinellas County. Which building department handles permits for each Pinellas municipality