Pinellas County
County guide to permitting offices, homestead rules, flood and evacuation lookups, and condo inspections
Pinellas County · Gulf Coast barrier island
Madeira Beach, Florida
A Gulf Coast barrier-island city with a historic John’s Pass Village and its own building department
Madeira Beach is a city in Pinellas County, Florida, that describes itself as a Gulf Coast barrier island community. It includes historic John’s Pass Village and operates a municipal marina beside the Tom Stuart Causeway. A five-member Board of Commissioners governs with a City Manager, and the city says it lies entirely within the floodplain.
In short: Madeira Beach is a city in Pinellas County, Florida, on a Gulf Coast barrier island, and the city says it lies entirely within the floodplain.
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Overview
Madeira Beach at a glance
| Fact | Value | Source |
|---|---|---|
| Location | Pinellas County, Florida. City Hall is at 300 Municipal Drive, Madeira Beach, FL 33708 | Note 1 |
| Incorporated | Incorporated as the Town of Madeira Beach on May 5, 1947. On August 8, 1951 it consolidated with the Town of South Madeira Beach to form the City of Madeira Beach, according to the city’s 75th anniversary page | Notes 1, 2 |
| Setting | The city calls itself a Gulf Coast barrier island community. Wikipedia places it between the Gulf of Mexico and Boca Ciega Bay | Notes 1, 2 |
| Named district | Historic John’s Pass Village, which the city names as part of Madeira Beach. The city also tracks a John’s Pass Village Activity Center Plan | Note 1 |
| Route to the mainland | Tom Stuart Causeway (Route 666). Wikipedia describes it as the one bridge connecting the city to the mainland | Notes 1, 2 |
| Gulf beach access | A Pinellas County-run public beach access at 14400 Gulf Blvd. offers 450 feet of Gulf beach on a 1.5-acre site acquired October 4, 1978 | Note 3 |
| Municipal marina | The city operates a Municipal Marina at 503 150th Avenue, on the south side of the Tom Stuart Causeway | Note 1 |
| Flood statement | The city’s flood page says the city is entirely within the floodplain and that all properties are subject to possible catastrophic flooding | Note 1 |
| Local government | Commission-manager form: a five-member Board of Commissioners (four district commissioners and a Mayor, elected at large) and a City Manager who oversees daily operations | Note 1 |
| Permitting | The city’s own Building Department reviews plans, issues permits and inspects construction | Note 1 |
Wikipedia places Redington Beach to the northwest and Treasure Island across the John’s Pass inlet (Note 2). The city site does not state adjacency.
Setting
How is Madeira Beach laid out?
A barrier-island city with a named historic village district, a municipal marina and one causeway named in the sources (Notes 1, 2).
- The city describes itself as a Gulf Coast barrier island community (Note 1). Wikipedia places it on a barrier island between the Gulf of Mexico and Boca Ciega Bay (Note 2).
- The city names historic John’s Pass Village as part of Madeira Beach (Note 1).
- The city’s John’s Pass Village Activity Center Plan page lists related ordinances and links an interactive map. The page does not describe the boundaries in text (Note 1).
- The Tom Stuart Causeway (Route 666) is the road the city’s marina sits beside. The marina is on its south side at 503 150th Avenue (Note 1). Wikipedia calls it the one bridge to the mainland (Note 2).
- Pinellas County runs a public beach access at 14400 Gulf Blvd. with 450 feet of Gulf beach (Note 3).
- The city publishes its Comprehensive Plan on its website; the document page is dated October 26, 2022 (Note 1).
Local rules
Who sets the rules in Madeira Beach?
The city runs its own Building Department and Community Development Department and publishes flood and rental guidance.
- A five-member Board of Commissioners governs, with a City Manager running daily operations. District Commissioners serve two-year terms, the Mayor serves a three-year term, and elections are held in March (Note 1).
- The Building Department reviews plans, issues permits and inspects construction, and enforces the most recent edition of the Florida Building Codes. Applications and inspection scheduling run through the MGO Connect online portal, according to the city’s FAQ (Note 1).
- The Community Development Department includes Planning and Zoning, Business Tax Licensing and Floodplain Management. A Special Magistrate hears variance, special exception and administrative appeal cases (Note 1).
- The city’s Code of Ordinances is on Municode (Note 1).
- The city’s FEMA page says a project is a substantial improvement if its cost exceeds 50% of the building’s market value, with land value separated out. It directs owners to the Property Appraiser for the structure figure (Notes 1 and 5).
- For short-term vacation rentals, the city publishes a Vacation Rental Restriction Map and an interactive Zoning and Rental Restrictions map. Its Business License FAQ says these rentals need a business tax receipt, a local contact and a fire inspection (Note 1).
City Hall is at 300 Municipal Drive, Madeira Beach, FL 33708, (727) 391-9951. Rules and fees change; confirm with the city.
Due diligence
What should you check before buying in Madeira Beach?
| Check | Why it matters here | Source |
|---|---|---|
| Flood zone, evacuation zone and elevation certificate | The city says the entire city is within the floodplain, so each parcel needs its own check. The city’s flood page links the FEMA Flood Map Service Center and FEMA’s Find Your Flood Zone search, a county evacuation zone lookup and a county elevation certificate lookup, and the city posts an Elevation Certificate form | Notes 1, 4 |
| Substantial improvement and substantial damage (50% rule) | Work above the threshold triggers floodplain compliance. Ask for any substantial improvement or damage determination history, any substantial damage paperwork, and the parcel’s 50% value from the Property Appraiser. Wording differs between sources, so confirm the definition in the city’s flood code | Notes 1, 5 |
| Open and past permits | The city issues its own permits, so check permit history with its Building Department. The city’s FAQ says a permit is valid 180 days from issuance or the last approved inspection, and that a recorded notice of commencement is required for projects over $5,000 and HVAC projects over $15,000 | Note 1 |
| Coastal construction control line | Pinellas County publishes a map of the line, and DEP says a permit is required for construction seaward of it unless exempt. Whether the line crosses a given parcel is a parcel-level question for the county map and DEP | Notes 6, 7 |
| Beach lighting | The city’s FAQ cites a sea-turtle beach lighting ordinance (Sec. 110-505) for fixtures visible from the beach. Ask whether a Gulf-side property complies | Note 1 |
| Docks and seawalls | The city publishes separate permit checklists for seawalls and for docks, boat lifts, pilings, riprap and dredge and fill. Confirm the requirements and any state or federal approvals, and confirm permits for structures already built | Note 1 |
| Short-term rental rules | Check the city’s restriction maps and current ordinance, then confirm the business tax receipt, local contact and fire inspection requirements the city lists | Note 1 |
| Long-term rental inspection | The city lists a rental inspection code section, form and checklist among its Building Department documents, and its Business License FAQ classes three- and six-month rentals as long-term. Ask whether a unit’s rental inspection is current | Note 1 |
| Condominium milestone inspection | For a condominium or cooperative building of three or more habitable stories, the 2026 statute calls for a first inspection by December 31 of the year the building reaches 30 years of age, then every 10 years, and lets a local agency require one at 25 years based on local conditions such as proximity to salt water. The city’s program page describes a different interval, so sources differ: ask the city which rule it applies, and ask the association for inspection status and any Phase Two report | Notes 1, 8 |
| Parcel records | Confirm the parcel ID, legal description and 50% value on the Property Appraiser site | Note 5 |
This is a checklist, not advice. Confirm each item with the city, the county and your attorney.
Comparison
How does Madeira Beach compare with nearby places?
| Community | Setting | How it differs |
|---|---|---|
| Treasure Island | City across the John’s Pass inlet (Wikipedia) | Its substantial improvement page sits under its Community Development Department and covers permitting and floodplain management. That page words the 50% rule as “equals or exceeds 50 percent of the market value of the building or structure,” while Madeira Beach’s page says “exceeds the 50% market value of the building” (Notes 1, 2, 11) |
| Redington Shores | Pinellas County town | Operates its own building department and publishes 50% rule, elevation certificate and condominium milestone inspection links, as Madeira Beach does. The county’s list shows building services for Redington Beach administered by the Town of Redington Shores (Notes 9, 12) |
| North Redington Beach | Pinellas County town | Like Madeira Beach, it is not among the seven cities whose condominium milestone reports Pinellas County accepts (Note 10) |
| Indian Rocks Beach | Pinellas County city | It relies on Pinellas County Building Services for permitting and inspection, while Madeira Beach’s own Building Department issues permits. It is on the county’s milestone-inspection list; Madeira Beach is not (Notes 1, 9, 10) |
Working with ABODE
How does ABODE help in Madeira Beach?
ABODE’s Florida office is on West Bay Drive in Largo. We compare each Madeira 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?
Davis Islands, Tampa
A South Tampa island neighborhood created in the 1920s and reached by the Davis Islands Bridge
Treasure Island
A Pinellas County city between Boca Ciega Bay and the Gulf of Mexico
Indian Rocks Beach
A Gulf-side city with a beachfront business district
St. Pete Beach
A Gulf-side barrier-island city with its own building department
Belleair Beach
A small Gulf-side city on Sand Key, across the Belleair Causeway from Largo
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.
Redington Shores
A Gulf Boulevard town with its own Building Department and a townwide flood hazard area.
Indian Shores
Barrier-island town: own building department, flood checks, and a town-stated 25-year milestone interval
St. Petersburg
Strong-mayor city, own permitting, 49% flood-repair rule, milestone and historic checks
Questions
Madeira Beach real estate: frequently asked questions
What is Madeira Beach, Florida?
Madeira Beach is a city in Pinellas County, Florida. The city describes itself as a Gulf Coast barrier island community and names historic John’s Pass Village as part of it (Note 1). It operates a municipal marina beside the Tom Stuart Causeway (Note 1).
Is all of Madeira Beach in a flood zone?
The city’s flood page says Madeira Beach is entirely within the floodplain, so all properties are subject to possible catastrophic flooding (Note 1). The specific FEMA zone, elevation and insurance cost still vary by address, so look up the property on the FEMA Flood Map Service Center and request any elevation certificate (Notes 1 and 4).
What is the 50% rule in Madeira Beach?
The city’s FEMA page says a project is a substantial improvement if its cost exceeds 50% of the building’s market value, with land value separated out (Note 1). It points owners to the Pinellas County Property Appraiser for the structure figure (Notes 1 and 5). Confirm the controlling definition in the city’s flood code.
Who issues building permits in Madeira Beach?
The city’s own Building Department reviews plans, issues permits and inspects construction, and applications go through the MGO Connect online portal (Note 1). Pinellas County publishes a list of which building department handles each municipality (Note 9).
Does the Pinellas County milestone inspection program cover Madeira Beach?
Pinellas County says it accepts milestone reports only for unincorporated areas and seven named cities, and Madeira Beach is not among them (Note 10). The city runs its own program through its Building Department (Note 1). For the interval, read Florida Statutes section 553.899 and ask the city which rule it applies (Notes 1 and 8).
Does ABODE International Realty work in Madeira 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 Madeira Beach and compares each property with similar sales nearby.
Private consultation
Request a private Madeira Beach consultation
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Sources and notes
- City of Madeira Beach (official site: about, 75th anniversary, location, government, Board of Commissioners, Building Department and FAQs, Community Development, flood resources, FEMA 50% pages, business license FAQs, permitting documents, John’s Pass Village Activity Center Plan). Source for the setting, incorporation dates, government, permitting, flood statement, 50% rule wording and rental and milestone program pages. Most pages were read through a page summary rather than verbatim; city pages change, so confirm current text. Checked October 8, 2026.
- Madeira Beach, Florida (Wikipedia). Secondary source, used only for the barrier-island location between the Gulf and Boca Ciega Bay, the causeway description and neighboring places. Checked October 8, 2026.
- Pinellas County: Madeira Beach access. Source for the county-run public beach access at 14400 Gulf Blvd. Checked October 8, 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
- 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 unless exempt. Confirm whether a specific parcel is seaward of the line with DEP. Checked October 8, 2026.
- Pinellas County coastal construction control line map and Florida DEP: apply for a CCCL permit. County map for locating the line, and DEP’s statement that a permit is required for construction seaward of it unless exempt. DEP page: https://floridadep.gov/rcp/coastal-construction-control-line/content/apply-coastal-construction-control-line-cccl. Checked October 8, 2026.
- 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, the city and your attorney. Checked October 8, 2026.
- Pinellas County: building departments in Pinellas County. Which building department handles permits for each Pinellas municipality
- Pinellas County: condo milestone inspections. Says the county accepts milestone reports only for unincorporated areas and seven named cities. Checked October 8, 2026.
- City of Treasure Island: substantial improvement and substantial damage (FEMA 50% rule) page. Source for Treasure Island’s permitting and floodplain management coverage and its wording of the 50% rule. Checked October 8, 2026.
- Town of Redington Shores: storm damage information. Source for Redington Shores’ own building department and its 50% rule, elevation certificate and milestone links, which appear as site navigation links. Checked October 8, 2026.
- ABODE local knowledge. Comparisons and plain-language descriptions reflect ABODE’s experience and are not statistics