Pinellas County
County guide to permitting offices, homestead rules, flood and evacuation lookups, and condo inspections
Hillsborough County · South Tampa island neighborhood
Davis Islands, Tampa, Florida
A South Tampa island neighborhood reached by the Davis Islands Bridge
Davis Islands is a neighborhood of the City of Tampa in Hillsborough County, Florida, not a separate municipality. The City describes it as a South Tampa community right outside downtown Tampa. The islands were created in the 1920s from two natural islands and built up with dredged bay mud. The Davis Islands Bridge links them to Bay Shore Boulevard.
In short: Davis Islands is a neighborhood of the City of Tampa, Florida, created in the 1920s from two natural islands and reached by the Davis Islands Bridge.
Private, strategy-first conversations. Consultation requests do not trigger drip campaigns.
Overview
Davis Islands at a glance
| Fact | Value | Source |
|---|---|---|
| Location | South Tampa, Hillsborough County, Florida. The City of Tampa describes it as a community right outside downtown Tampa | Note 2 |
| Municipal status | A neighborhood of the City of Tampa, which the City presents as a neighborhood rather than a separate municipality | Note 2 |
| City of Tampa population | 384,959 (2020 Census), for the City of Tampa as a whole, not Davis Islands (Census QuickFacts) | Note 1 |
| City of Tampa land area | About 114.02 square miles (2020), for the City of Tampa as a whole, not Davis Islands (Census QuickFacts) | Note 1 |
| Origin | Created in the 1920s from two natural islands, formerly Little Grassy Key and Big Grassy Key, built up with dredged bay mud, according to the City | Note 2 |
| Island layout | The City says the islands were originally three; an airport runway connected the two largest at their southern ends. It calls the area technically an archipelago because a canal separates part of the land | Note 2 |
| Route to the mainland | Davis Islands Bridge, which a City bid document describes as connecting Bay Shore Boulevard and Davis Islands over upper Hillsborough Bay | Note 5 |
| Bridge structures | The City’s Bridges and Seawalls program lists three Davis Islands bridge structures (#105605, 105625 and 105626) | Note 3 |
| City Council district | District 4, which the City describes as including all of Davis Island and Harbour Island; the City lists a Davis Islands neighborhood association there | Note 8 |
| Named places | The City’s neighborhood page lists Tampa General Hospital, Peter O. Knight Airport, Davis Islands Yacht Club, and Marjorie Park with the Marjorie Park Municipal Yacht Basin | Note 2 |
| Neighborhood plan | Davis Island Neighborhood Plan, approved by the Davis Islands community on June 6, 2007 and hosted by City Planning. It is a community vision document, and the City’s page does not state that it has regulatory force | Note 9 |
| Housing described in the plan | The 2007 plan says Davis Islands is predominately single-family detached housing. It is not a current zoning map | Note 9 |
Harbour Island, also in City Council District 4, is compared below (Notes 8 and 26). The population and area above describe the City of Tampa, not the neighborhood.
Setting
How is Davis Islands laid out?
The City presents it as a South Tampa community on man-made islands, with bridges, a seaplane basin and a stormwater study that are all on the City’s own pages (Notes 2, 3, 6, 7).
- The City calls it a South Tampa community right outside downtown Tampa (Note 2).
- The islands were created in the 1920s from two natural islands and built up with dredged bay mud (Note 2).
- The City says there were originally three islands; an airport runway connected the two largest at their southern ends (Note 2).
- The Davis Islands Bridge connects Bay Shore Boulevard and Davis Islands over upper Hillsborough Bay, per a City bid document (Note 5). The City’s Davis Boulevard Complete Streets project runs from the Severn Avenue roundabout to the bridge (Note 4).
- A City capital project will replace failing docks in the Davis Islands Seaplane Basin and add a mooring field and aids to navigation. The City lists its status as “Permitting/Submittals Approval” (Note 6).
- The City started a Davis Islands Stormwater Analysis to study a coastal basin susceptible to rising sea levels (Note 7).
Local rules
Who sets the rules on Davis Islands?
Davis Islands is part of the City of Tampa, so City departments publish the permit, flood and zoning rules that apply.
- Residential permits through Tampa Construction Services apply only to single-family residences and duplexes. Condominiums need a commercial permit, and applications go through the Accela Citizens Access portal (Note 14).
- For seawall and dock permits, the City requires design that complies with its Flood Damage Control requirements for a velocity zone, an engineer’s or architect’s certification, and prior approval from the Tampa Port Authority or Hillsborough County EPC (Note 16). The seawall extension permit also lists a signed and sealed survey and wall section (Note 15).
- The City’s flooding page says that in a special flood hazard area (A or V zones), repairs or improvements exceeding 50% of a home’s value require the home to meet current code, including elevation above base flood elevation. Confirm the current rule with the City (Note 10).
- The City’s Substantial Improvement/Damage Determination form compares project cost with the depreciated value of the structure, using an assessment from the Hillsborough County Property Appraiser, and counts work done within one year (Note 11).
- On short-term rentals, Florida law bars local governments from prohibiting vacation rentals or regulating their duration or frequency, except for ordinances adopted on or before June 1, 2011 (Note 22). The City’s non-binding February 2024 ADU FAQ says the City Code sets a one-week minimum occupancy and treats shorter stays as a lodging unit, which is not permitted in residential districts (Note 23).
- The City is rewriting its Land Development Code in installments. Its page describes drafts and does not say the new code is adopted (Note 25).
Tampa Construction Services is at 2555 E. Hanna Avenue, Tampa, FL 33610, 813-274-3100 Option 1 (Note 14). Rules and fees change; confirm with the City.
Due diligence
What should you check before buying on Davis Islands?
| Check | Why it matters here | Source |
|---|---|---|
| Flood zone and base flood elevation | Flood zone is parcel specific. The City’s 2021 sea-level rise homeowner’s best practices manual has a figure captioned “Future Flood Zones in Davis Islands, showing VE, Coastal A and AE zones”; the manual does not present it as a current flood determination. The City’s flooding page points to the official FEMA FIRM panels at msc.fema.gov, and Hillsborough County links an effective flood zone viewer | Notes 10, 13, 19, 20 |
| Elevation Certificate and finished-floor elevation | The City requires an Elevation Certificate, completed by a Professional Engineer or Professional Land Surveyor, with the permit application for building in a special flood hazard area. Ask for the existing certificate and the finished-floor elevation relative to the flood elevation | Note 10 |
| Substantial improvement (50% rule) and permit history | Work above the City’s threshold brings the building up to current floodplain and building code. Ask for permit history and the Property Appraiser value the City uses in its determination. The City says properties on its Stormwater Advisory List may face development restrictions | Notes 10, 11, 28 |
| Tidal and street-level flooding | The City’s April 10, 2024 Davis Islands stormwater memo says street and intersection elevations between 4 and 5 feet (NAVD88) are commonly observed. For Hurricane Idalia it says tidal waters likely traveled upstream through stormwater outfall pipes, causing inland flooding even without additional rainfall. Ask about drainage, backflow preventers and any history of tidal flooding on the property | Note 12 |
| Coastal construction rules in V zones | The City’s residential flood technical guide, posted May 1, 2026, says shear walls and structural fill are not permitted in V zones and Coastal A, and requires a V-Zone Design Certificate and a scour and erosion analysis. It applies to residential new construction; confirm what applies to the parcel | Note 17 |
| Seawall and dock ownership, condition and permits | The City says its Department of Transportation and Stormwater Services owns and maintains the seawalls that surround the City’s waterfront, but its page does not address private seawalls. Confirm in writing who owns and maintains the seawall at the parcel, get an engineer’s condition report, and request permit history for any dock, lift or seawall work | Notes 3, 15, 16 |
| Flood insurance | The City says standard homeowner’s policies usually do not cover flood damage. Get a flood insurance quote for the specific address | Note 10 |
| Seller flood disclosure | Florida requires a seller of residential real property to give a flood disclosure at or before the time the sales contract is executed. It covers the seller’s knowledge of flooding, flood insurance claims including the National Flood Insurance Program, and FEMA assistance | Note 21 |
| Flood zone versus evacuation zone | The City stresses that flood zones and evacuation zones are two different things. Check both maps for the address | Note 18 |
| Short-term rental plans | The City’s non-binding ADU FAQ describes a one-week minimum occupancy, and state law limits new local rules while keeping pre-2011 ordinances. Confirm the current code, zoning and any association or deed restrictions in writing | Notes 22, 23 |
| Historic designation | The City’s district-maps page names four local historic districts (Hyde Park, Seminole Heights, Tampa Heights and Ybor City) and does not name Davis Islands. Absence there does not rule out an individually designated parcel, so ask City historic preservation staff | Note 24 |
| Zoning and the code rewrite | The City’s Land Development Code update is in draft installments. Verify the parcel’s zoning and use rules against the code in force and ask whether pending changes could affect planned work | Note 25 |
This is a checklist, not advice. Confirm each item with the City, the county and your attorney.
Comparison
How does Davis Islands compare with nearby places?
| Community | Setting | How it differs |
|---|---|---|
| Harbour Island | Island neighborhood in Tampa Council District 4 | The City’s Harbour Island Complete Streets page says “The area serves both commercial and residential uses.” The City-hosted 2007 plan describes Davis Islands as predominately single-family detached housing. These are different documents from different dates, not a zoning comparison (Notes 9 and 26) |
| Bayshore Beautiful | Tampa neighborhood along Hillsborough Bay | The City describes Bayshore Beautiful as bordered by a sidewalk “along Hillsborough Bay.” Davis Islands are man-made islands reached by the Davis Islands Bridge, which a City bid document says connects Bay Shore Boulevard and Davis Islands (Notes 2, 5 and 27) |
Working with ABODE
How does ABODE help on Davis Islands?
ABODE’s Florida office is on West Bay Drive in Largo, across Tampa Bay. We are a licensed luxury real estate brokerage representing buyers and sellers throughout Florida. We compare each Davis Islands property with similar sales nearby, review flood, elevation, seawall and dock documents with you, and keep conversations private.
Keep reading
Which related guides should you read next?
St. Pete Beach
A Gulf-side barrier-island city with its own building department
Largo
A central Pinellas County city bordering Clearwater, Belleair and Seminole, with causeway access to the Gulf beaches
Treasure Island
A Pinellas County city between Boca Ciega Bay and the Gulf of Mexico
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.
St. Petersburg
Strong-mayor city, own permitting, 49% flood-repair rule, milestone and historic checks
Questions
Davis Islands real estate: frequently asked questions
What is Davis Islands, Tampa?
Davis Islands is a neighborhood of the City of Tampa in Hillsborough County, Florida, not a separate municipality. The City calls it a South Tampa community right outside downtown Tampa and says the islands were created in the 1920s from two natural islands (Note 2). The Davis Islands Bridge connects it to Bay Shore Boulevard (Note 5).
Is Davis Islands in a flood zone?
Flood zone is parcel specific, so look up the address on FEMA’s Map Service Center or the Hillsborough County viewer (Notes 10, 19 and 20). The City’s 2021 homeowner’s manual has a figure captioned “Future Flood Zones in Davis Islands, showing VE, Coastal A and AE zones,” which it does not present as a current flood determination (Note 13).
What is the 50% rule in Tampa?
The City’s flooding page says that in a special flood hazard area (A or V zones), repairs or improvements exceeding 50% of a home’s value require the home to meet current code, including elevation above base flood elevation (Note 10). Confirm the current rule and how the City values the work (Note 11).
What do seawall and dock projects on Davis Islands require?
The City requires design that complies with its Flood Damage Control requirements for a velocity zone, an engineer’s or architect’s certification, and prior approval from the Tampa Port Authority or Hillsborough County EPC (Note 16). A seawall extension also needs a signed and sealed survey and wall section (Note 15).
Can I use a Davis Islands home as a short-term rental?
Florida law limits local rules on vacation rentals, except ordinances adopted on or before June 1, 2011 (Note 22). The City’s non-binding February 2024 FAQ says its Code sets a one-week minimum occupancy and treats shorter stays as a lodging unit not permitted in residential districts (Note 23). Confirm current code and any association restrictions in writing.
Does ABODE International Realty work on Davis Islands?
Yes. ABODE International Realty is a Florida-licensed luxury real estate brokerage with its office at 801 West Bay Drive, Suite 324, in Largo. ABODE represents buyers and sellers throughout Florida, including Davis Islands, and compares each property with similar sales nearby.
Private consultation
Request a private Davis Islands 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: Tampa city, Florida. Source for the 2020 population (384,959) and land area (114.02 square miles). Both are City of Tampa figures, not figures for Davis Islands. Checked October 8, 2026
- City of Tampa: Davis Islands neighborhood page. Source for the neighborhood description, 1920s creation, island layout and named places. City pages change; confirm current text. Checked October 8, 2026
- City of Tampa: Bridges and Seawalls program. Lists the three Davis Islands bridge structure numbers and states that the City owns and maintains the seawalls that surround its waterfront; it does not address private seawalls. Checked October 8, 2026
- City of Tampa: Davis Boulevard Complete Streets project. Project limits run from the Severn Avenue roundabout to the Davis Islands Bridge. Checked October 8, 2026
- City of Tampa: bridge repair specifications, contract 19-C-00044 (PDF). City bid document that describes the Davis Islands Bridge as connecting Bay Shore Boulevard and Davis Islands over upper Hillsborough Bay. Checked October 8, 2026
- City of Tampa: Davis Islands Seaplane Basin project. City capital project page; status was listed as Permitting/Submittals Approval, Council District 4. Status changes. Checked October 8, 2026
- City of Tampa: Sea level rise and resiliency grants. Describes the Davis Islands Stormwater Analysis of a coastal basin susceptible to rising sea levels. Checked October 8, 2026
- City of Tampa: City Council District 4. District description includes all of Davis Island and Harbour Island and lists a Davis Islands neighborhood association. Checked October 8, 2026
- City of Tampa: Davis Island Neighborhood Plan (PDF, approved 2007). A 2007 community vision document hosted by City Planning (page posted 2014). Its single-family statement is not a current zoning determination. Checked October 8, 2026
- City of Tampa: Flooding (FIRM, Elevation Certificate, 50% rule, flood insurance). Source for the 50% rule, Elevation Certificate requirement, Stormwater Advisory List and flood insurance statements. The page showed “Updated: 03/16/2026” when checked; City pages change, so confirm current text with the City (the page lists 813-274-3101 for flooding issues). Checked October 8, 2026
- City of Tampa: Substantial Improvement/Damage Determination form (PDF). Compares project cost with the depreciated value of the structure, using a Hillsborough County Property Appraiser assessment. Use is effective as of 3/15/2021; the form does not state the percentage. Checked October 8, 2026
- City of Tampa: Davis Islands stormwater analysis memo, April 10, 2024 (PDF). Source for the street elevations and the Hurricane Idalia tidal-flooding statement. Checked October 8, 2026
- City of Tampa: Homeowner’s Best Practices Manual, sea-level rise policy (2021) (PDF). Contains the figure captioned “Future Flood Zones in Davis Islands, showing VE, Coastal A and AE zones.” The manual does not present it as the effective flood map; check the effective FEMA map. Checked October 8, 2026
- City of Tampa: Residential Permits. Residential permits apply only to single-family residences and duplexes; condominiums need a commercial permit. Gives the Construction Services address and phone. Checked October 8, 2026
- City of Tampa: Seawall Extension permit. Lists the signed and sealed survey and wall section, EPC permit and Tampa Port Authority approval. Checked October 8, 2026
- City of Tampa: Other Residential Permits (Seawall & Docks). Seawall and dock permit requirements, including velocity-zone flood compliance, certification and prior approval. Checked October 8, 2026
- City of Tampa: Technical Guide, Flood Requirements for Residential New Construction. City document page shows it was posted May 1, 2026; the linked PDF is marked “Updated 03.14.24.” Applies to residential new construction. Checked October 8, 2026
- City of Tampa: Evacuation Zones. The City explains that flood zones and evacuation zones are different. Its pages do not name Davis Islands. Checked October 8, 2026
- Hillsborough County: Find My Flood Zone. County page for viewing the FEMA effective flood zone for a property. Checked October 8, 2026
- FEMA Flood Map Service Center. Look up the flood zone for any address. Flood zone is parcel specific
- Florida Statutes, section 689.302 (flood disclosure). Requires sellers of residential real property to provide a flood disclosure at or before the time the sales contract is executed. Confirm the current text with your attorney. Checked October 8, 2026
- Florida Statutes, section 509.032 (2025). Subsection (7)(b) limits local regulation of vacation rentals, except for local laws adopted on or before June 1, 2011. Confirm the current text with your attorney. Checked October 8, 2026
- City of Tampa: Accessory Dwelling Unit FAQs, February 7, 2024 (PDF). Non-binding City FAQ on short-term rentals and the one-week minimum occupancy. Confirm with Development Coordination, 813-274-3100. Checked October 8, 2026
- City of Tampa: Historic Preservation district maps and designations. Lists local historic districts; Davis Islands is not named. The designations page directs readers to the City’s 2024 landmarks list or (813) 274-3100, option 3. Checked October 8, 2026
- City of Tampa: Land Development Code update. Describes a multi-year rewrite released in draft installments and does not say the new code is adopted. Page last updated October 6, 2026. Checked October 8, 2026
- City of Tampa: Harbour Island Complete Streets. Source for the statement that the Harbour Island area serves both commercial and residential uses. Checked October 8, 2026
- City of Tampa: Bayshore Beautiful neighborhood page. Source for the sidewalk along Hillsborough Bay. Checked October 8, 2026
- Hillsborough County Property Appraiser. Parcel records for Hillsborough County; the City’s determination form names it as the source of the verified assessment. Checked October 8, 2026
- ABODE local knowledge. Comparisons and plain-language descriptions reflect ABODE’s experience and are not statistics