Pinellas County
County guide to permitting offices, homestead rules, flood and evacuation lookups, and condo inspections
Pinellas County · District of the City of Clearwater
Clearwater Beach, Florida
A Gulf-side district of the City of Clearwater, reached by Memorial Causeway
Clearwater Beach is a barrier-island district of the City of Clearwater in Pinellas County, Florida, not a separate municipality. The City of Clearwater plans and permits it. Memorial Causeway connects the beach to the mainland. The 2020 Census counted 117,292 residents for the whole City of Clearwater; no beach-only figure was found.
In short: Clearwater Beach is a barrier-island district of the City of Clearwater in Pinellas County, Florida, governed and permitted by the city rather than as a separate municipality.
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Overview
Clearwater Beach at a glance
| Fact | Value | Source |
|---|---|---|
| Status | A district of the City of Clearwater, not a separate municipality; Pinellas County’s building-department directory has no separate entry for it. The City of Clearwater plans and permits it | Notes 2, 3, 6 |
| Location | Pinellas County, Florida. The city’s beach park address is 160 Gulfview Blvd., Clearwater 33767 (a facility address, not a USPS ZIP statement) | Note 2 |
| Population | 117,292 (2020 Census) for the City of Clearwater as a whole, not the beach. No beach-only Census figure was found | Note 1 |
| Land area | 26.08 square miles (2020) for the City of Clearwater as a whole, not the beach | Note 1 |
| Setting | Barrier island; the city places the beach at the west end of Gulf-to-Bay Boulevard (State Road 60) | Notes 2, 5 |
| Route to the mainland | Memorial Causeway, described in the city’s Beach by Design plan as a four-lane boulevard that connects Clearwater Beach to the mainland | Note 3 |
| Island size | About 3.1 miles long and an average of 1,200 feet wide, per an older Pinellas County plan element; confirm current figures | Note 5 |
| Local government | Council-Manager form of government; five-member City Council (a Mayor and four Councilmembers serving four-year terms) | Note 2 |
| Special area plan | Beach by Design, adopted in 2001 and amended since; the most recent amendment in its table of contents is dated December 5, 2019 | Note 3 |
| Character districts | Eight, according to the city: Beach Walk, Clearwater Pass District, Destination Resort, Marina District, Old Florida, Pier 60, Retail & Restaurant and Small Motel District | Note 3 |
| Building permits | City of Clearwater Construction Services, which administers the Florida Building Code; (727) 562-4567 | Notes 2, 6 |
| Flood insurance rating | The city’s floodplain page says its Community Rating System class improved from 6 to 5 as of October 1, 2024, which the city says results in a 25-percent discount on residents’ flood insurance | Note 2 |
Nearby: Indian Rocks Beach and Belleair Shore are separate Pinellas County communities that use Pinellas County Building Services (Note 6).
Setting
How is Clearwater Beach laid out?
The city’s Beach by Design plan treats the beach as a set of districts between Acacia Street and the Sand Key Bridge (Note 3).
- The city places Clearwater Beach at the west end of Gulf-to-Bay Boulevard (State Road 60) (Note 2).
- Memorial Causeway is the four-lane boulevard that connects the beach to the mainland, according to Beach by Design (Note 3).
- The county’s plan describes the island as about 3.1 miles long and averaging 1,200 feet wide, with its bayside extended by dredge, fill and finger canals. That plan element is older, so confirm current figures (Note 5).
- Beach by Design refers to property fronting the Gulf of Mexico and says the parcels east of East Shore Drive have frontage along Clearwater Harbor. The county plan calls the bayside water Clearwater Bay, so the sources differ on the name (Notes 3, 5).
- Beach by Design focuses on the land between Acacia Street and the Sand Key Bridge and includes a Clearwater Pass District (Note 3).
- The plan divides the beach into eight character districts that govern development: Beach Walk, Clearwater Pass District, Destination Resort, Marina District, Old Florida, Pier 60, Retail & Restaurant and Small Motel District (Note 3).
- Pinellas County defines the Sand Key barrier island as running from Clearwater Pass to John’s Pass in Madeira Beach, and the county plan describes Clearwater Beach Island (3.1 miles) and Sand Key (14.2 miles) separately (Notes 4, 5).
Local rules
Who sets the rules in Clearwater Beach?
The beach is part of the City of Clearwater, so the city, not Pinellas County, runs planning and building permits there.
- The City of Clearwater uses a Council-Manager form of government with a five-member City Council (Note 2).
- The city’s Construction Services Division administers the Florida Building Code and handles building permits, plan review and inspections. Pinellas County lists Clearwater as having its own building department (Notes 2, 6).
- Building permits can be applied for online through the city’s “Get A Building Permit - Apply Online” page. The Planning & Development Department includes Code Compliance, Construction Services, Long Range Planning, Development Review Planning and the Development Service Center (Note 2).
- Beach by Design is the city’s special area plan for the beach. For the Old Florida District, the city’s plan page sets a 35-foot maximum building height on the north side of Somerset Street. Check the current plan for the parcel’s district, because the plan has been amended (Note 3).
- The substantial-improvement rule applies: in a flood hazard area, a substantial improvement or substantial damage costing 50% or more of the structure’s market value triggers compliance requirements, including elevation (Note 2).
- The city’s Code Compliance guide says residential districts do not allow rentals shorter than 31 days and requires a Business Tax Receipt for residential rentals. Which district a parcel is in decides what applies (Note 2).
Sources differ on the address of the city’s building office, so confirm it with Construction Services at (727) 562-4567 before you visit. Rules and fees change; confirm with the city.
Due diligence
What should you check before buying in Clearwater Beach?
| Check | Why it matters here | Source |
|---|---|---|
| Flood zone, base flood elevation and design flood elevation | The city runs an interactive map showing parcel flood zone, Base Flood Elevation and Design Flood Elevation, flood compliance warnings and elevation certificates where on file. The city says it has adopted higher standards for building elevations; the specific number was not found. Also look up the address on FEMA’s map | Notes 2, 7 |
| Substantial improvement (50% rule) | A reconstruction, rehabilitation, addition or other improvement costing 50% or more of the structure’s market value before the improvement started triggers compliance requirements, including elevation. The city defines market value as the value of buildings and structures excluding land, taken either from an appraisal by a qualified independent appraiser or from the Pinellas County Property Appraiser’s Just Value, adjusted to approximate market value. The city also says phasing of improvements is not permitted and the cost of all work counts. Ask for permit history and any substantial-improvement determination | Note 2 |
| Coastal construction control line | Construction seaward of an established control line needs state authorization. Whether a given parcel is seaward of the line is checked with DEP’s Map Direct. | Notes 8, 9 |
| Short-term rental use | The city’s guide says residential districts do not allow rentals under 31 days and a Business Tax Receipt is required for residential rentals. State law (section 509.032, 2025 edition) limits local rules on rental duration and frequency but exempts rules adopted on or before June 1, 2011. ABODE has not determined how that applies in Clearwater, so ask the city and your attorney | Notes 2, 12 |
| Condominium milestone inspection | The statute requires a milestone inspection by December 31 of the year a condominium or cooperative building of three or more habitable stories reaches 30 years, or 25 years where the local enforcement agency finds local circumstances such as proximity to salt water call for it. Pinellas County does not list Clearwater among the cities whose reports it accepts, so confirm with the City of Clearwater and ask the association for the report | Notes 10, 11 |
| Seller flood disclosure | A seller of residential real property must give the buyer a flood disclosure at or before the time the sales contract is signed. Ask for it and for the records behind it | Note 13 |
| Permit history and elevation certificates | Permitting on the beach is run by the City of Clearwater. Request open and closed permit history and any elevation certificate on file from the city | Notes 2, 6 |
| City resilience planning | The city’s vulnerability assessment names barrier islands and downtown as especially vulnerable coastal areas and modeled elevating structures on barrier islands as a scenario. It is planning analysis, not regulation; check current code before relying on it | Note 2 |
This is a checklist, not advice. Confirm each item with the city, the county and your attorney.
Comparison
How does Clearwater Beach compare with nearby places?
| Community | Setting | How it differs |
|---|---|---|
| Clearwater mainland | Same city | Under the same City of Clearwater government and building department. Memorial Causeway is the connection to the mainland (Notes 2, 3) |
| Sand Key | Barrier island named by Pinellas County | Pinellas County describes it as running from Clearwater Pass to John’s Pass; Beach by Design’s focus area ends at the Sand Key Bridge, and the county plan describes it separately from Clearwater Beach Island (Notes 3, 4, 5) |
| Indian Rocks Beach | Nearby Pinellas County municipality | The county directory sends permitting and inspection requests to Pinellas County Building Services, and the county accepts condominium milestone reports there. The directory lists Clearwater’s own building department (Notes 6, 11) |
| Belleair Shore | Nearby Pinellas County municipality | Same arrangement as Indian Rocks Beach: the county directory sends permitting requests to Pinellas County Building Services, and the county accepts its milestone reports. Clearwater is not on the county’s list (Notes 6, 11) |
| Dunedin | Pinellas County municipality | Like Clearwater, the county directory lists its own building department (Note 6) |
Working with ABODE
How does ABODE help in Clearwater Beach?
ABODE’s Florida office is on West Bay Drive in Largo. We compare each Clearwater Beach property with similar sales nearby, review flood, control-line, rental and condominium documents with you, and keep conversations private. We represent both buyers and sellers.
Keep reading
Which related guides should you read next?
Palm Harbor
An unincorporated Pinellas County community with no city government
Indian Rocks Beach
A Gulf-side city with a beachfront business district
Belleair Beach
A small Gulf-side city on Sand Key, across the Belleair Causeway from Largo
Belleair Shore
A very small Gulf-front town zoned single-family, with a few recreation lots
Dunedin
A Pinellas County city with a causeway to Honeymoon Island State Park
Largo
A central Pinellas County city bordering Clearwater, Belleair and Seminole, with causeway access to the Gulf beaches
Pinellas condominium due diligence
Florida milestone inspections, structural reserve studies and five documents to request
Florida oceanfront due diligence
The state, federal and local lines that cross an oceanfront lot, and the order to test them
Gulf-front vs. Intracoastal in Pinellas County
Beach lines versus seawall, dock and dredging approvals: what differs on each Pinellas shore.
Sand Key
Barrier island shared by several governments: who permits and which rules apply where
Questions
Clearwater Beach real estate: frequently asked questions
What is Clearwater Beach, Florida?
Clearwater Beach is a barrier-island district of the City of Clearwater in Pinellas County, Florida. The city places it at the west end of Gulf-to-Bay Boulevard (State Road 60) and Memorial Causeway connects it to the mainland (Notes 2, 3).
Is Clearwater Beach its own city?
No. It is a district of the City of Clearwater, which plans and permits it (Notes 2, 3, 6). The 2020 Census count of 117,292 residents is for the whole City of Clearwater, not the beach (Note 1).
Is Clearwater Beach in a flood zone, and what is the 50% rule?
Flood zone and elevation are parcel specific, so look up the address on the city’s flood and elevation map and on FEMA’s map (Notes 2, 7). Under the city’s substantial-improvement rule, an improvement costing 50% or more of the structure’s market value triggers compliance requirements, including elevation (Note 2).
Can I use a Clearwater Beach home as a short-term rental?
The city’s Code Compliance guide says residential districts do not allow rentals shorter than 31 days and that a Business Tax Receipt is required for residential rentals (Note 2). Which zoning district a parcel is in decides what applies, and state law also bears on local rental rules (Note 12), so confirm with the city and your attorney.
How is Clearwater Beach different from Indian Rocks Beach?
Clearwater Beach is a district of a larger city, and the county directory lists Clearwater’s own building department. Indian Rocks Beach is a separate municipality whose permitting requests go to Pinellas County Building Services, and the county accepts condominium milestone reports there but not for Clearwater (Notes 6, 11).
Does ABODE International Realty work in Clearwater 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 Clearwater Beach and compares each property with similar sales nearby.
Private consultation
Request a private Clearwater Beach 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 QuickFacts: Clearwater city, Florida. Source for the 2020 Census population (117,292) and 2020 land area (26.08 square miles). Both figures are for the City of Clearwater as a whole, not Clearwater Beach. Checked October 8, 2026
- City of Clearwater (official site: Visit Clearwater Beach, City Council FAQ, Construction Services, Planning & Development, Floodplain Management and flood-zone map, Rebuilding After Storm Damage, Code Compliance guide, Vulnerability Assessment). Source for the beach’s location, government, permitting, flood rating, substantial-improvement rule, rental rules and resilience planning. Some details come from page summaries; city pages change, so confirm current text. The city’s pages do not state the beach’s municipal status in one sentence; it rests on the city’s beach rules, Construction Services and Beach by Design pages together with the county directory. Checked October 8, 2026
- City of Clearwater: Beach by Design (city page, amended plan PDF and table of contents). The city page is the source for the eight character districts, the 2001 adoption and the Old Florida District height limit; the plan PDF is the source for Memorial Causeway, the planning area and water frontage. The table of contents lists amendments through December 5, 2019, so later changes may not appear. Checked October 8, 2026
- Pinellas County: Sand Key barrier island. Source for the county’s definition of Sand Key as running from Clearwater Pass to John’s Pass. Checked October 8, 2026
- Pinellas County Comprehensive Plan, Coastal Management Element, chapter 2. Source for the island dimensions and the bayside description. An older plan element (it carries no edition date) quoted through a page summary; confirm current figures. Checked October 8, 2026
- Pinellas County: building departments in Pinellas County. Which building department handles permits for each Pinellas municipality
- 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. Under the statute, a permit is needed to alter, excavate or construct on property seaward of an established coastal construction control line, and the lines are established on a county basis. The statute does not name counties. Confirm whether a specific parcel is seaward of the line with DEP’s Map Direct. Checked October 8, 2026.
- Florida DEP: locate the coastal construction control line. DEP’s page for finding where the line falls on a property
- Florida Statutes, section 553.899 (milestone inspections). 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
- Pinellas County: condominium milestone inspections. Lists the places where the county accepts milestone inspection reports: unincorporated Pinellas, Belleair Beach, Belleair Bluffs, Belleair Shore, Indian Rocks Beach, Oldsmar, Safety Harbor and Kenneth City. Clearwater is not listed. Checked October 8, 2026
- Florida Statutes, section 509.032 (public lodging and food service establishments). The 2025 edition was opened on October 8, 2026; the 2026 edition could not be opened. Subsection (7)(b) addresses local regulation of vacation rentals and exempts local rules adopted on or before June 1, 2011. Confirm the current text with your attorney
- Florida Statutes, section 689.302 (flood disclosure). Requires a seller of residential real property to give the buyer a flood disclosure at or before contract execution (2026 Florida Statutes, quoted through a page summary). Checked October 8, 2026
- ABODE local knowledge. Comparisons and plain-language descriptions reflect ABODE’s experience and are not statistics