Indian Rocks Beach
A Gulf-side city with a beachfront business district
Pinellas County · Gulf Coast barrier island
Indian Shores, Florida
A barrier-island town with its own Building Department, a town milestone page citing 25 years and a floodplain statement
Indian Shores is a town in Pinellas County, Florida, on a barrier island. A Mayor and Town Council lead it, and its own Building Department handles permits. Town documents state that all buildings are in the floodplain, and its comprehensive plan names the Gulf of Mexico, Boca Ciega Bay and The Narrows as waterbodies.
In short: Indian Shores is a Pinellas County, Florida town on a barrier island with its own Building Department, a town-page 25-year condominium milestone interval and a town-wide floodplain statement.
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Overview
Indian Shores at a glance
| Fact | Value | Source |
|---|---|---|
| Location | Pinellas County, Florida. Town Hall is at 19305 Gulf Boulevard, Indian Shores, FL 33785 | Notes 2, 16 |
| Local government | The town’s mayors history refers to elected mayors, a Vice Mayor and a Town Council. The town’s administration page lists a Town Administrator and a Town Clerk, and the town pages opened do not state the form of government. Wikipedia labels the form Mayor-Council | Notes 2, 11, 13 |
| Name and incorporation | Sources differ. Wikipedia gives August 14, 1973 for incorporation as the Town of Indian Shores and September 16, 1949 for a predecessor town. The town’s mayors history says “I.R.B.S.S. changed name to Indian Shores in 1973” and calls a mayor for 1949 to 1951 the “FIRST mayor of new township.” It gives no incorporation date | Notes 11, 13 |
| Setting | The comprehensive plan says the town is “located on a barrier island” and lists The Narrows, Boca Ciega Bay and the Gulf of Mexico as its natural waterbodies. It also references Clearwater Harbor in another policy | Note 9 |
| Sand Key | Pinellas County says Sand Key extends from Clearwater Pass to John’s Pass in Madeira Beach, and names Indian Shores in the county’s Indian Rocks Beach, Indian Shores and Redington Shores nourishment segment. The town’s points of interest map does not use the name Sand Key | Notes 10, 15 |
| Neighbors | Wikipedia places Indian Rocks Beach to the north and Redington Shores to the south | Note 13 |
| Gulf beach accesses | The town’s FAQ lists beach access and parking points from 200th Avenue West south to 186th Avenue, some pedestrian only and some with metered parking. The FAQ lists the access at 196th Avenue West as mobility mat equipped; the town’s map has a separate “Mobility Mat Beach Access” label | Notes 3, 10 |
| County beach access | Tiki Gardens / Indian Shores Beach Access, 19601 Gulf Blvd., is a 9.9-acre site purchased in 1990 with restrooms, beach showers and a 170-space parking area whose fees the Town of Indian Shores enforces | Note 14 |
| Town parks and boat ramp | The town’s points of interest map labels Bob McEwen Veterans Park, Chief E.D. Williams Park, Town Square Nature Park and a boat ramp | Note 10 |
| Flood statement | The town’s building and FAQ pages say the town is a special flood hazard area. Its Substantial Improvement/Damage Packet says all buildings in the town are in the floodplain. The comprehensive plan says the entire community lies within the Coastal Storm Area and the 100-year floodplain | Notes 1, 3, 5, 9 |
| Evacuation level | The town’s flood page states that Indian Shores is in an Evacuation Level A | Note 8 |
| Permitting | Pinellas County’s directory lists the Town of Indian Shores Building Department as the office for the town. Applications go through the town’s online portal or to the Building Department office | Notes 1, 16 |
| Water and sewer | Pinellas County Utilities supplies potable water and sanitary sewer service under an interlocal agreement, according to the comprehensive plan | Note 9 |
| Comprehensive plan | Adopted by Ordinance 2021-07, effective September 22, 2021. The table of contents lists eight elements, including Future Land Use and Coastal Management and Conservation | Note 9 |
This page does not give a population or area figure.
Setting
How is Indian Shores laid out?
A barrier-island town with public beach accesses and named waterbodies, as the town’s plan, FAQ and map describe it (Notes 3, 9, 10).
- The town’s comprehensive plan says Indian Shores is located on a barrier island in Pinellas County and lists The Narrows, Boca Ciega Bay and the Gulf of Mexico as natural waterbodies. It also references Clearwater Harbor (Note 9).
- Pinellas County defines the barrier island called Sand Key as running from Clearwater Pass to John’s Pass in Madeira Beach, and its Sand Key page names Indian Shores with Indian Rocks Beach and Redington Shores in one nourishment segment (Note 15). The town’s points of interest map does not use that name or the term “Intracoastal Waterway.” Which side of Gulf Boulevard a parcel is on, and what water it fronts, is a parcel question (Gulf-front vs. Intracoastal in Pinellas County).
- Gulf Boulevard is Town Hall’s street (19305 Gulf Boulevard, Note 2), and the comprehensive plan has policies to minimize points of entry onto Gulf Boulevard and to control driveway connections to it (Note 9).
- The town’s FAQ lists beach access and parking from 200th Avenue West south to 186th Avenue, including pedestrian-only accesses, public and metered parking, the access at 196th Avenue West listed as mobility mat equipped, Bob McEwen Veterans Memorial Park and the Town Square Nature Park Refuge and Boardwalk at 191st Avenue (Notes 3, 10).
- Pinellas County lists the Tiki Gardens / Indian Shores Beach Access at 19601 Gulf Blvd. and says the Town of Indian Shores enforces its parking fees (Note 14).
- Pinellas County says the Indian Rocks Beach, Indian Shores and Redington Shores segment was last fully nourished in 2012, that a partial nourishment in 2018 left gaps, and that the 2023 and 2024 hurricane seasons undid much of the earlier work (Note 15).
Local rules
Who sets the rules in Indian Shores?
The town runs its own Building Department and publishes permit, flood and condominium milestone guidance on its website. Some rules (rentals, docks) route to the condominium association or to Pinellas County.
- The town’s mayors history refers to elected mayors, a Vice Mayor and a Town Council, and the administration page lists a Town Administrator and a Town Clerk. The Clerk’s office prepares agendas and minutes for Town Council and committee meetings (Notes 2, 11). A county ballot page for Charter Amendment No. 5 asks whether to “provide for a Town Administrator rather than a Town Auditor”; it shows no date or result, so confirm the current charter with the Town Clerk (Note 12).
- The Building Department is at 19305 Gulf Boulevard. Contractors register on the town’s online portal, upload a certificate of insurance naming the town and their license documents, and link to the town’s Permitting Checklist. The page says to allow 2 to 3 days after complete paperwork and a week or more for permits needing plan review (Note 1).
- According to the town’s FAQ, a permit is valid for six months from issuance or the last approved inspection, and inspections are scheduled Monday, Wednesday and Friday between 10:00 a.m. and 3:00 p.m. (Note 3). The building page lists a Building Official with CBO and CFM credentials; it does not say whether the department’s staff are town employees or contractors (Note 1).
- The town’s Permit Submittal Checklist requires a certified copy of a filed notice of commencement for contracted work over $5,000 ($15,000 for mechanical), a Substantial Damage/Improvement Packet for work due to storm damage from Hurricane Helene or Milton, and a “Substantial Improvement packet signed and notarized” for residential and commercial additions. It is undated and its insurance rule refers to “June 2024” (Note 6).
- The town’s 50% rule pages do not agree with each other on the accumulation period: see the check table below (Notes 3, 4, 5).
- The town’s FAQ says it “does not have rental restrictions” and tells readers to contact the condominium association. See the rental row below for what that does and does not cover (Note 3).
Town Hall: 19305 Gulf Boulevard, Indian Shores, FL 33785, (727) 595-4020; Building Department (727) 474-7786, permits@myindianshores.com (Notes 1, 16). The town’s own pages list more than one phone and fax number, so confirm before faxing. Rules and fees change; confirm with the town.
Due diligence
What should you check before buying in Indian Shores?
| Check | Why it matters here | Source |
|---|---|---|
| Flood zone, evacuation level and elevation certificate | Town documents say the town is a special flood hazard area, that all buildings are in the floodplain and that the whole community is in the 100-year floodplain. The town’s hurricane page describes it as in Flood Zone A and its flood page says Evacuation Level A. The specific FEMA zone, base flood elevation and insurance cost still vary by address, so look up the parcel and ask for any elevation certificate. The building page links an Elevation Certificates page | Notes 1, 5, 8, 9, 21 |
| Substantial improvement and substantial damage (50% rule) | The town’s own pages disagree on the period. Its Substantial Damage and Substantial Improvement page defines substantial improvement as work during “a rolling one (1) year period” costing “at least 50 percent” of market value, with the period starting on the first permit date. Its FAQ totals improvements over “ten years from the date of the initial permit date,” and its Packet has a worksheet headed “PERMITS WITHIN 10 YEARS” and words the test as “cumulative costs equals or exceeds 50%.” The FAQ points to Municode Sec. 86-71, which this page did not open. Ask the Building Official which period applies and request any determination or substantial damage letter on file, plus the structure value from the Property Appraiser | Notes 3, 4, 5, 22 |
| Open and past permits | The town issues its own permits, so ask the Building Department for permit history, notices of commencement and inspection records. The FAQ gives six-month permit validity. The checklist requires the Substantial Damage/Improvement Packet for work due to Hurricane Helene or Milton storm damage | Notes 1, 3, 6, 16 |
| Coastal construction control line (Gulf-front parcels) | The town’s FAQ mentions the line in its fence permit requirements: the application must show the structure’s location relative to the CCCL and Gulf Boulevard. Pinellas County publishes a map of the line and links to the state Department of Environmental Protection’s program page. Whether the line crosses a given parcel is a parcel-level question for the county map and the state | Notes 3, 20 |
| Beach lighting | The town’s permit checklist asks for proof of “turtle glass” for windows or doors that face the water and emit artificial light. This page did not locate the underlying town ordinance section. Ask whether a Gulf-side unit’s glass and fixtures comply | Note 6 |
| Docks and seawalls | The permit checklist lists seawalls, docks, tie poles and riprap and requires the general permit items plus a county permit, named as the Pinellas County Water and Navigation Permit Packet. The checklist also asks pool permits to include silt fencing and turbidity controls in canals. Confirm any state or federal approvals and the permits for structures already built | Note 6 |
| Short-term rental rules | The town’s FAQ says the town “does not have rental restrictions” and tells readers to contact their condo association or speak to the owner. That FAQ entry does not mention short-term rentals, and this page did not open the town code. Read the condominium documents for rental limits and confirm with the town and your attorney | Note 3 |
| Condominium milestone inspection | The town’s milestone page applies to condominium and cooperative buildings three habitable stories or more that are within three miles of the coastline, with a first inspection at 25 years from the certificate of occupancy and every 10 years after, a separate report for each building and a $300 fee. The 2026 statute sets 30 years as the default and lets a local enforcement agency require 25 years based on local conditions such as proximity to salt water. Pinellas County’s list of seven municipalities (where the county serves as building official) whose milestone reports it accepts does not include Indian Shores. Ask the Building Official and the association for inspection status and any Phase Two report | Notes 7, 18, 19 |
| Beach nourishment and easements | The county says the segment including Indian Shores was last fully nourished in 2012 and that the 2023 and 2024 hurricane seasons undid much of the earlier work. Ask a Gulf-front seller or association about easements and any county correspondence | Note 15 |
| Utilities | Pinellas County Utilities supplies water and sewer under an interlocal agreement. Ask for account and any assessment history | Note 9 |
| Property tax and parcel records | Confirm the parcel ID, legal description and market value figures with the Pinellas County Property Appraiser, and tax status with the Pinellas County Tax Collector; the town’s quick-links page links both | Notes 2, 22 |
This is a checklist, not advice. Confirm each item with the town, the county and your attorney.
Comparison
How does Indian Shores compare with nearby places?
| Community | Setting | How it differs |
|---|---|---|
| Indian Rocks Beach | Pinellas County city; Wikipedia places it to the north | Pinellas County directs Indian Rocks Beach permitting and inspection requests to county Building Services, while Indian Shores lists its own Building Department. Indian Rocks Beach is among the seven municipalities for which the county accepts milestone reports; Indian Shores is not (Notes 13, 16, 18) |
| Redington Shores | Pinellas County town; Wikipedia places it to the south | Pinellas County’s building-department directory lists the town’s own Building Department, but the county’s separate city substantial damage page lists a private firm, not the town, as the contact for Redington Beach and Redington Shores, so sources differ. Redington Shores is not among the seven municipalities for which the county accepts milestone reports (Notes 13, 16, 17, 18) |
| Belleair Beach | Pinellas County city | Pinellas County directs its permitting and inspection requests to county Building Services and accepts its milestone reports. Indian Shores handles both through its own Building Department and town milestone page (Notes 1, 7, 16, 18) |
| Madeira Beach | Pinellas County city at the John’s Pass end of Sand Key, per the county | The county directory lists a Madeira Beach Building Department, as it does for Indian Shores. The county accepts neither city’s milestone reports. Indian Shores’ town page sets a 25-year first inspection for qualifying buildings within three miles of the coast (Notes 7, 15, 16, 18) |
| Treasure Island | Pinellas County city | The county’s directory lists a Treasure Island Building Department, as it does for Indian Shores (its separate substantial damage page names a Community Development Department for Treasure Island). Neither is among the seven municipalities for which the county accepts milestone reports (Notes 16, 17, 18) |
Working with ABODE
How does ABODE help in Indian Shores?
ABODE’s Florida office is on West Bay Drive in Largo. We review flood, permit, control-line and condominium documents with you for each Indian Shores property, and we keep conversations private. We represent both buyers and sellers.
For condominium questions, see our Pinellas condominium due diligence guide and document review checklist.
Keep reading
Which related guides should you read next?
Redington Shores
A Gulf Boulevard town with its own Building Department and a townwide flood hazard area.
Madeira Beach
A Gulf Coast barrier-island city with a historic John’s Pass Village and its own building department
Treasure Island
A Pinellas County city between Boca Ciega Bay and the Gulf of Mexico
Belleair Beach
A small Gulf-side city on Sand Key, across the Belleair Causeway from Largo
Gulf-front vs. Intracoastal in Pinellas County
Beach lines versus seawall, dock and dredging approvals: what differs on each Pinellas shore.
Pinellas condominium due diligence
Florida milestone inspections, structural reserve studies and five documents to request
Pinellas County
County guide to permitting offices, homestead rules, flood and evacuation lookups, and condo inspections
Questions
Indian Shores real estate: frequently asked questions
What is Indian Shores, Florida?
Indian Shores is a town in Pinellas County, Florida, on a barrier island. Its comprehensive plan lists The Narrows, Boca Ciega Bay and the Gulf of Mexico as natural waterbodies (Note 9). The town’s mayors history refers to elected mayors and a Town Council, and its own Building Department handles permits (Notes 1, 11).
Is all of Indian Shores in a flood zone?
The town’s pages say it is a special flood hazard area, that all buildings are in the floodplain and that the whole community is in the 100-year floodplain (Notes 1, 5, 9). The town’s flood page also states Evacuation Level A (Note 8). The specific FEMA zone and elevation still vary by address, so look up the parcel and ask for any elevation certificate (Note 21).
What is the 50% rule in Indian Shores?
The town’s Substantial Damage and Substantial Improvement page defines substantial improvement as work in a rolling one-year period costing at least 50 percent of market value (Note 4). The town’s FAQ instead totals improvements over ten years from the initial permit date, and its packet has a 10-year permit worksheet (Notes 3, 5). The sources disagree, so ask the Building Official which period applies and read Municode Sec. 86-71.
Who issues building permits in Indian Shores?
The Town of Indian Shores Building Department, at 19305 Gulf Boulevard, which Pinellas County’s directory also lists (Notes 1, 16). Contractors register on the town’s online portal, and a permit is valid for six months (Notes 1, 3).
Does the Pinellas County milestone inspection program cover Indian Shores?
Pinellas County says it accepts milestone reports only for unincorporated areas and seven municipalities where it serves as building official, and Indian Shores is not among them (Note 18). The town has its own milestone page, which describes a first inspection at 25 years for condominium and cooperative buildings of three habitable stories or more within three miles of the coastline, a $300 fee and a report for each building (Note 7). The 2026 statute’s default is 30 years, with a local 25-year option (Note 19), so confirm the interval with the Building Official.
Does Indian Shores restrict short-term rentals?
The town’s FAQ says the Town of Indian Shores “does not have rental restrictions” and tells readers to contact their condo association or speak to the owner (Note 3). That entry does not mention short-term rentals, and this page did not open the town code, so read the association documents and confirm with the town and your attorney.
Where are the public beach accesses?
The town’s FAQ lists beach access and parking points from 200th Avenue West to 186th Avenue, some pedestrian only, some metered, and one equipped with a mobility mat at 196th Avenue West (Notes 3, 10). Pinellas County also lists the Tiki Gardens / Indian Shores Beach Access at 19601 Gulf Blvd. (Note 14).
Does ABODE International Realty work in Indian Shores?
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 Indian Shores and reviews flood, permit and condominium documents with you.
Private consultation
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Sources and notes
- Town of Indian Shores: Building Department page. Source for the online portal (its login link goes to app.communitycore.com), registration, application by portal or at the department office, permit timing, the special flood hazard area statement, the milestone and elevation certificate links and the department contacts. The page lists two phone and two fax numbers. Checked October 9, 2026.
- Town of Indian Shores: Government Services and Administration pages. Source for Town Hall address and hours and the flood statement. Administration page: https://myindianshores.com/2228/Administration, which lists the Town Administrator and Town Clerk. Quick Links page: https://myindianshores.com/QuickLinks.aspx, which links the Property Appraiser’s Office and Pinellas County Tax Collector. The Government Services and Administration pages do not state the form of government; the Administration page describes the Town Clerk’s office preparing agendas and minutes for Town Council and committee meetings. Checked October 9, 2026.
- Town of Indian Shores: Frequently Asked Questions. Source for permit validity, inspection days, the rental statement (“does not have rental restrictions, you will need to contact your condo association or speak to the owner”), the ten-year 50% rule entry that points to Municode Sec. 86-71, the CCCL mention and the beach access list. Entries were read through a page summary and quoted where marked. Checked October 9, 2026.
- Town of Indian Shores: Substantial Damage and Substantial Improvement. Source for the rolling one-year, “at least 50 percent” definition, with the period starting on the first permit date. The page cites no Municode section and does not mention ten years. Checked October 9, 2026.
- Town of Indian Shores: Substantial Improvement/Damage Packet. Undated permit packet. Source for “ALL buildings in the Town of Indian Shores are in the floodplain,” the “cumulative costs equals or exceeds 50%” wording and the “PERMITS WITHIN 10 YEARS” worksheet. It is marked “not for remodels and larger projects.” A second copy is at https://www.myindianshores.com/DocumentCenter/View/6250. Checked October 9, 2026.
- Town of Indian Shores: Permit Submittal Checklist. Undated; refers to “June 2024.” Source for the notice of commencement thresholds, the packet requirements (storm damage from Hurricane Helene or Milton; additions), the county permit for seawalls and docks and the turtle glass requirement. The “June 2024” reference concerns contractor insurance. Checked October 9, 2026.
- Town of Indian Shores: Milestone Condo Inspections. Source for the 25-year, three-mile, three-habitable-story criteria, the 10-year repeat and the $300 fee. The page does not mention 30 years and does not name a building official. Checked October 9, 2026.
- Town of Indian Shores: Flood Information. Source for the Evacuation Level A statement. The page also contains wording that refers to another state, so it is used only for the Evacuation Level A statement. The Hurricane and Severe Weather Preparedness page, https://myindianshores.com/2579/Hurricane-Preparedness, describes the town as in Flood Zone A. Checked October 9, 2026.
- Town of Indian Shores: 2021 Comprehensive Plan. Source for the barrier-island statement, named waterbodies, the Coastal Storm Area and 100-year floodplain statement, the Gulf Boulevard access and driveway policies, adoption by Ordinance 2021-07 effective September 22, 2021, and county water and sewer service. Checked October 9, 2026.
- Town of Indian Shores: Points of Interest Map (2024). Text labels only (the map graphic was not viewed). Source for named parks, beach access labels, a “Mobility Mat Beach Access” label and the boat ramp. It does not name Sand Key or the Intracoastal Waterway. Checked October 9, 2026.
- Town of Indian Shores: Former Mayors History. Source for references to elected mayors, a Vice Mayor and a Town Council, the 1973 name change and the 1949 to 1951 “new township” mayor. It gives no incorporation date. Checked October 9, 2026.
- Pinellas County Supervisor of Elections: Town of Indian Shores Charter Amendments. Ballot page for five charter amendments; No. 5 asks about a Town Administrator rather than a Town Auditor. It shows no election date or result. Checked October 9, 2026.
- Indian Shores, Florida (Wikipedia). Secondary source, used only for the August 14, 1973 and September 16, 1949 dates, the Mayor-Council label and the neighboring towns. Checked October 9, 2026.
- Pinellas County: Tiki Gardens / Indian Shores Beach Access. Source for the 19601 Gulf Blvd. address, 9.9 acres, 1990 purchase, amenities and the town-enforced parking fees. The county page gives ZIP 34635, while the town uses 33785. Checked October 9, 2026.
- Pinellas County: Sand Key barrier island. Source for the county’s definition of Sand Key (Clearwater Pass to John’s Pass in Madeira Beach) and the nourishment history for the Indian Rocks Beach, Indian Shores and Redington Shores segment. Page metadata lists May 27, 2026. Checked October 9, 2026.
- Pinellas County: building departments in Pinellas County. Which building department handles permits for each Pinellas municipality. Lists an Indian Shores Building Department, county Building Services for Indian Rocks Beach and Belleair Beach, and town or city building departments for Redington Shores, Madeira Beach and Treasure Island. Checked October 9, 2026.
- Pinellas County: city substantial damage information. Contact list only. It lists the Indian Shores Building Department, SAFEBuilt at 17985 Gulf Blvd. as the contact for Redington Beach and Redington Shores, and a Community Development Department for Treasure Island. Checked October 9, 2026.
- Pinellas County: condo milestone inspections. Says the county accepts milestone reports only for unincorporated Pinellas County and seven named municipalities where it serves as building official. The list includes Belleair Beach and Indian Rocks Beach and does not include Indian Shores, Redington Shores, Madeira Beach or Treasure Island. Checked October 9, 2026.
- Florida Statutes, section 553.899 (milestone inspections), 2026. Default first inspection by December 31 of the year a condominium or cooperative building of three or more habitable stories reaches 30 years of age, a local option at 25 years based on conditions such as proximity to salt water, and a 10-year repeat. Confirm the current text with the Building Official and your attorney. Checked October 9, 2026.
- Pinellas County coastal construction control line map. County interactive map for locating the line. Whether the line crosses a parcel is a parcel-level question; the page links to the state Department of Environmental Protection’s CCCL page. Checked October 9, 2026.
- FEMA Flood Map Service Center. Look up the flood zone for any address. Flood zone is parcel specific
- Pinellas County Property Appraiser. Parcel records for Pinellas County
- ABODE local knowledge. Comparisons and plain-language descriptions reflect ABODE’s experience and are not statistics