Pinellas County · Causeway to Honeymoon Island

Dunedin, Florida

A Pinellas County city with a causeway to Honeymoon Island State Park

Dunedin is a city in Pinellas County, Florida (City Hall ZIP 34698), with 36,068 residents at the 2020 Census and about 10.41 square miles of land. The city describes itself as on the shores of the Gulf of Mexico. It issues its own building permits and publishes its own floodplain rules, including a 50% rule for repairs and improvements.

In short: Dunedin is a Pinellas County, Florida city of 36,068 residents at the 2020 Census that issues its own building permits and publishes its own floodplain rules.

Request a consultation Call (855) 25-ABODE

Private, strategy-first conversations. Consultation requests do not trigger drip campaigns.

Overview

Dunedin at a glance

Dunedin, Florida. Updated October 2026.
Fact	Value	Source
Location	Pinellas County, Florida, ZIP 34698 (City Hall address)	Note 3
Population	36,068 (2020 Census)	Note 1
Land area	About 10.41 square miles of land (Census). Total and water area are not given here because they were not confirmed from a Census source	Note 1
Incorporated	As a town on June 1, 1899, according to the city. The city’s About page says it became a city in 1925, Wikipedia gives 1926, and the city’s Commission-Manager history cites a January 26, 1926 vote to adopt that form of government. The city year is unresolved here	Notes 3, 2
Setting	The city describes Dunedin as on the shores of the Gulf of Mexico, north of St. Petersburg and Clearwater	Note 3
Dunedin Causeway	A 2.5-mile route from Bayshore Boulevard (Alternate 19) to the entrance of Honeymoon Island State Park, per the city	Note 3
Local government	City Commission of a Mayor and four Commissioners elected to four-year terms, with a City Manager appointed by the Commission	Notes 3, 4
Building permits	Issued by the city’s Community Development department at 737 Louden Avenue, Suite 137	Notes 3, 13
Flood program	The city says it follows Community Rating System (CRS) procedures to maintain a Class 5 rating, and has ASFPM Certified Floodplain Managers on staff	Note 5

Clearwater, Safety Harbor and Palm Harbor are compared below by permitting and, where shown, Census population and land area (Notes 13 and 15).

Setting

How is Dunedin laid out?

The city points to the Gulf of Mexico, St. Joseph Sound and a causeway to Honeymoon Island State Park (Note 3).

The city describes Dunedin as sitting on the shores of the Gulf of Mexico, just north of St. Petersburg and Clearwater (Note 3).
The Dunedin Causeway is a 2.5-mile route from Bayshore Boulevard (Alternate 19) to the entrance of Honeymoon Island State Park (Note 3).
The city’s Causeway page describes the road as lined on each side by water, with views of St. Joseph Sound (Note 3).
The Causeway is maintained through a cooperative agreement between Pinellas County and the City of Dunedin, according to the city (Note 3).
The city’s Beaches & Coast page describes Honeymoon Island State Park as the ferry terminal for Caladesi Island State Park (Note 3).
The city’s Zoning & Land Use GIS system shows each property’s zoning district, land use plan category and FEMA flood zone (Note 3).

Local rules

Who sets the rules in Dunedin?

Dunedin has its own commission, permitting office and floodplain staff, and publishes flood and rental guidance.

A City Commission of a Mayor and four Commissioners governs under a non-partisan Commission/Manager form of government. It meets at City Hall at 6:00 pm on the first and third Thursdays of each month unless otherwise scheduled (Notes 3 and 4).
Community Development maintains the comprehensive plan through a Planning Division and a Zoning Division, and enforces the Property Maintenance Code and the Florida Building Code (Note 3).
Dunedin runs its own permitting through the Dunedin Citizen Self Service portal. Pinellas County’s list of the areas where the county issues permits does not include Dunedin (Notes 3 and 13).
The Floodplain Management Ordinance is Sec. 105-42 of the Land Development Code. The city’s floodplain page says residential structures in A and AE zones must have the lowest floor at or above base flood elevation plus 1 foot, or the Design Flood Elevation if higher. It says buildings in VE zones must be elevated on piles and columns, and in X zones the lowest floor must be at least 1.5 feet above the centerline of the abutting road unless the city approves otherwise (Note 5).
City Commission agendas list Emergency Ordinance 24-28, titled as an amendment to Sec. 105-42 (November 7, 2024 agenda), and a second reading of Ordinance 25-07, amendments to the floodplain management regulations (November 6, 2025). The agenda pages do not show the votes or final text, so confirm the current Sec. 105-42 with the city (Note 6).
The city’s FEMA 50% Rule guide says repairs and improvements are limited to less than 50% of the structure’s market value, and at 50% the entire structure must be brought into compliance with current flood regulations. Only the structure counts toward value, not land or site improvements (Note 5).
Short-term (vacation) rentals are treated as a commercial use. The city’s chart shows them as not allowed in residential, conservation or marine park districts, and allowed in only a few districts, including Downtown Core (Notes 7 and 3).

City Hall is at 737 Louden Avenue, Dunedin, FL 34698, (727) 298-3000. The Building Division is at (727) 298-3210. Rules and fees change; confirm with the city.

Due diligence

What should you check before buying in Dunedin?

Checks for a Pinellas County city with its own floodplain rules, permitting office and rental registration. Sourced where noted.
Check	Why it matters here	Source
Flood zone, elevation and map determination	The city offers a flood zone map and a Map Determination Service at (727) 298-3210, and its Check Before You Buy guide says to ask whether a property is in a floodplain. The ordinance references A, AE, VE and X zones, but no source reviewed states which zones apply to a given neighborhood, so look up each address	Notes 5, 9
Substantial improvement (50% rule) and look-back	Work costing 50% or more of the structure’s market value triggers full flood compliance. Whether earlier work is added together is not settled in the sources reviewed: the city’s 50% rule guide and review packet state no period, and the 2024 and 2025 agenda items above list floodplain ordinance amendments whose final text was not confirmed. Ask the Building Division what applies now, and request the permit history	Notes 5, 6
Elevation certificate and flood insurance	The city’s permit page offers a FEMA Elevation Certificate form and an Agreement to Submit Elevation Certificate. The city says flood insurance is mandatory for federally backed mortgages on buildings in a special flood hazard area. Ask for any existing certificate and an insurance quote	Notes 3, 5
Short-term rental eligibility and registration	The city’s chart (marked revised 6/1/2021) lists the districts where short-term rentals are allowed or not. Registration is required where allowed, with an annual fee of $200 per rental unit on the city’s application, and short-term means less than 90 days. Confirm the parcel’s district in the city’s Zoning GIS and the current code	Note 7
Local historic landmark status	The city’s historic preservation pages describe individually designated local landmarks. They say exterior alteration of a designated landmark needs a Certificate of Appropriateness and that designation runs with the property. Ask whether the parcel is designated	Note 8
Coastal construction control line	Florida DEP establishes control lines county by county along sand beaches, and construction seaward of a line needs state authorization. No source reviewed says whether any Dunedin parcel is seaward of a line, so check waterfront and Causeway-area parcels on DEP’s map	Notes 10, 11
Condominium milestone inspection	For a condominium building of three habitable stories or more, ask the association for milestone inspection status. Dunedin is not on Pinellas County’s list of municipalities where the county handles these inspections, so confirm reporting with Dunedin’s Building Division	Notes 12, 14
Permit history and storm-recovery permitting	Permits are issued by the city, so permit history, open permits and any substantial-damage determinations sit with Dunedin Community Development. The city publishes residential storm recovery permitting guidance (file dated 08-01-2025)	Notes 3, 5

This is a checklist, not advice. Confirm each item with the city, the county and your attorney.

Comparison

How does Dunedin compare with nearby places?

Dunedin next to places buyers often compare it with, by permitting and, where shown, Census population and land area. Sourced where noted.
Community	Setting	How it differs
Clearwater	Larger city	117,292 residents at the 2020 Census against Dunedin’s 36,068, and 26.08 square miles of land against 10.41. Pinellas County lists a separate Clearwater building office, as it does for Dunedin (Notes 1, 13, 15)
Safety Harbor	County-permitted city	Pinellas County Building and Development Review Services issues permits for Safety Harbor, while Dunedin issues its own permits (Note 13)
Palm Harbor	Census-designated place, not a city	61,366 residents at the 2020 Census and 17.34 square miles of land. Wikipedia describes it as unincorporated, and Pinellas County issues permits for unincorporated Pinellas County, while Dunedin issues its own (Notes 2, 13, 15)

This table compares permitting and, where shown, Census size only; it does not describe borders.

Working with ABODE

How does ABODE help in Dunedin?

ABODE is a licensed luxury real estate brokerage with its Florida office at 801 West Bay Drive, Suite 324, in Largo. We compare each Dunedin 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.

Talk about buying Talk about selling

Keep reading

Pinellas County

County guide to permitting offices, homestead rules, flood and evacuation lookups, and condo inspections

Palm Harbor

An unincorporated Pinellas County community with no city government

Clearwater Beach

A Gulf-side district of the City of Clearwater, reached by Memorial Causeway

Largo

A central Pinellas County city bordering Clearwater, Belleair and Seminole, with causeway access to the Gulf beaches

Belleair Beach

A small Gulf-side city on Sand Key, across the Belleair Causeway from Largo

Pinellas condominium due diligence

Florida milestone inspections, structural reserve studies and five documents to request

Questions

Dunedin real estate: frequently asked questions

What is Dunedin, Florida?

Dunedin is a city in Pinellas County, Florida (City Hall ZIP 34698). It had 36,068 residents at the 2020 Census and about 10.41 square miles of land (Note 1). The city describes itself as on the shores of the Gulf of Mexico, and the Dunedin Causeway runs 2.5 miles to the entrance of Honeymoon Island State Park (Note 3).

When was Dunedin incorporated?

The city says Dunedin was incorporated as a town on June 1, 1899. Its About page gives 1925 for becoming a city, while Wikipedia gives 1926 (Notes 3 and 2). The city year is unresolved here, so confirm it with the city before you cite it.

What flood elevation rule does Dunedin state?

The city’s floodplain page says residential structures in A and AE zones must have the lowest floor at or above base flood elevation plus 1 foot, or the Design Flood Elevation if higher (Note 5). The ordinance is Sec. 105-42, and Commission agendas from 2024 and 2025 list amendments to it whose final text was not confirmed (Note 6), so confirm the current text and any change with the city before you plan a build or a renovation.

What is the 50% rule in Dunedin?

The city’s guide says repairs and improvements are limited to less than 50% of a structure’s market value, and when costs reach 50% the entire structure must be brought into compliance with current flood regulations (Note 5). Ask the Building Division how earlier permits are counted today, because the sources reviewed do not settle a look-back period (Note 6).

Can I use a home in Dunedin as a short-term rental?

The city treats short-term rentals as a commercial use and requires registration where they are allowed. Its chart shows them as not allowed in residential districts and allowed in only a few districts (Note 7). Check the parcel’s zoning in the city’s Zoning GIS and read the current code before you assume a rental plan will work.

Does ABODE International Realty work in Dunedin?

Yes. ABODE International Realty is a licensed luxury real estate brokerage with its Florida office at 801 West Bay Drive, Suite 324, in Largo. ABODE represents buyers and sellers in Dunedin and compares each property with similar sales nearby.

Private consultation

Request a private Dunedin 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: Dunedin city, Florida. Source for the 2020 Census population (36,068) and land area (10.41 square miles). Total and water area are not used because they were not confirmed from a Census source. Checked October 8, 2026
Dunedin, Florida (Wikipedia). Secondary source; gives 1926 for becoming a city, which differs from the city’s 1925, and describes Palm Harbor as unincorporated
City of Dunedin (official site: About Dunedin, Beaches & Coast, Dunedin Causeway, Mayor and Commission, Community Development, Zoning, Permits & Inspections). Source for the setting, Causeway, incorporation, government, permitting and zoning GIS. City pages change, so confirm current text. Checked October 8, 2026
City of Dunedin Charter. Source for the five-member Commission, four-year terms and the appointed City Manager. Hosted on dunedingov.com, which the city’s site links to as its own domain. Checked October 8, 2026
City of Dunedin floodplain pages (Floodplain Management Regulations, Flood Awareness, Check Before You Buy, FEMA 50% Rule guide, Substantial Improvement or Damage Review Packet). Source for Sec. 105-42, the elevation requirements, the Class 5 rating, the 50% rule, map determination and storm recovery guidance. The guide and review packet file names carry a 07-15-2025 revision date, but the pages themselves show no date. Confirm the current ordinance with the city. Checked October 8, 2026
City of Dunedin City Commission agenda items: Emergency Ordinance 24-28 and Ordinance 25-07. Agenda pages show only titles and attachments, not votes or final text. The November 7, 2024 agenda item for Emergency Ordinance 24-28 is at https://dunedin.granicusideas.com/meetings/1390-city-commission-regular-meeting/agenda_items/672c15ce7d79654467004dbf-2-dot-f-emergency-ordinance-24-28-of-the-city-of-dun. Checked October 8, 2026
City of Dunedin short-term vacation rentals (page, transient-uses-by-zoning chart and registration application). The chart and application are hosted on dunedingov.com and the chart is marked revised 6/1/2021, so verify it matches the current code (the application cites Section 103-14.7). Checked October 8, 2026
City of Dunedin historic preservation (Historic Preservation Applications and Historic Preservation in Dunedin). Source for the Certificate of Appropriateness and local landmark designation. Landmark counts and the ordinance date conflict on the city’s pages, so none is stated here. 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 161.053 (Coastal construction control lines), and Florida DEP CCCL program. The statute directs the Department of Environmental Protection to establish coastal construction control lines on a county basis along the sand beaches of the state, and provides for permits to alter, excavate or construct seaward of an established line. The statute text does not name Pinellas County or Dunedin. Confirm whether a specific parcel is seaward of a line with DEP. 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: building departments in Pinellas County. Which building department handles permits for each Pinellas municipality
Pinellas County: condo milestone inspections. Lists the municipalities where the county handles milestone inspections; Dunedin is not on the list
U.S. Census Bureau QuickFacts: Clearwater city and Palm Harbor CDP, Florida. Source for the 2020 Census population and land area of Clearwater and Palm Harbor (https://census.gov/quickfacts/fact/table/palmharborcdpflorida/PST045223), used in the comparison. Checked October 8, 2026
ABODE local knowledge. Comparisons and plain-language descriptions reflect ABODE’s experience and are not statistics