Pinellas County · Gulf Coast barrier island

Sand Key, Florida

A barrier island shared by several separate governments, so permitting, flood and rental rules change by municipality

Sand Key is a barrier island in Pinellas County, Florida, not a municipality. The county says it extends from Clearwater Pass to John’s Pass, and sources differ on its extent. The governments tied to it, such as Clearwater, Indian Rocks Beach and Indian Shores, each set their own rules, so permitting, flood and rental rules depend on which government a parcel is in.

In short: Sand Key is a Pinellas County barrier island shared by separate governments, so permitting, flood and rental rules depend on which municipality a parcel is in.

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Overview

Sand Key at a glance

Sand Key, Florida. Updated .
FactValueSource
What it isA barrier island in Pinellas County, Florida. It is a geographic name, not a municipality. The sources opened describe the governments of the cities and towns they tie to the island and do not describe a government of the island itselfNotes 1, 7
Extent, per Pinellas CountyThe county says Sand Key “extends from Clearwater Pass (Sand Key Park in Clearwater) to John’s Pass in Madeira Beach.” Other sources describe the extent differently (see the setting section)Notes 1, 13, 37
Places in the county’s Sand Key beach projectThe county describes the project area as “Sand Key (Clearwater Beach to Belleair Beach and Indian Rocks Beach to North Redington Beach),” and its schedule lists Clearwater Beach, Belleair Beach, Indian Rocks Beach, Indian Shores, Redington Shores and N. Redington BeachNotes 3, 4
Municipalities that name Sand Key in their own documentsIndian Rocks Beach’s comprehensive plan calls the city “a barrier island community located on Sand Key along the Gulf of Mexico shore of Pinellas County.” Redington Shores’ plan refers to “other communities on Sand Key.” The Belleair Beach, Belleair Shore and Indian Shores pages opened do not use the nameNotes 10, 14, 20, 26, 27
County parkSand Key Park, 1060 Gulf Boulevard, Clearwater, FL 33767. The county lists it as a 95-acre park in ClearwaterNote 6
Shore protectionCongress authorized the Federal Shore Protection Project in 1966 for the developed Gulf coast of Pinellas County, including Sand Key. The county lists initial construction in 1993 and nourishments in 1999, 2006, 2012 and 2018Note 1
County-led nourishment, 2025–26The Pinellas County Commission authorized funding on June 17, 2025. The county’s project page shows an overall schedule of August 2025 to February 11, 2026, an estimate of more than 2.5 million cubic yards of sand, and construction listed as completedNotes 3, 4
Who permits constructionIt depends on the municipality: Pinellas County Building Services for Belleair Beach, Belleair Shore and Indian Rocks Beach; Indian Shores, Redington Shores and Clearwater have their own departments; Redington Beach and North Redington Beach are described differently by different sourcesNotes 7, 15, 17, 19, 21, 30
Coastal construction control linePinellas County publishes a map page for the coastal construction control line; the county’s easement page uses the line as the landward limit of its easements where no seawall existsNotes 2, 9

Sources use the name “Sand Key” for different stretches. This page shows each source’s wording rather than choosing one (Notes 1, 3, 5, 13, 37).

Setting

Which governments do sources tie to Sand Key?

Because Sand Key is an island and not a city, the first step on any parcel is to identify the municipality, then read that government’s rules (Notes 1, 7).

  • Pinellas County says Sand Key “extends from Clearwater Pass (Sand Key Park in Clearwater) to John’s Pass in Madeira Beach” (Note 1). The county’s nourishment pages define the project differently, as “Clearwater Beach to Belleair Beach and Indian Rocks Beach to North Redington Beach” (Notes 3 and 4), and its easement page says the county-led project area “extends from Clearwater to Redington Beach, excluding Belleair Shore” (Note 2).
  • The county’s federal-project description lists “Clearwater Beach, Sand Key, Treasure Island and Long Key” as separate islands (Note 5), while its nourishment pages include Clearwater Beach inside Sand Key (Notes 3 and 4). A Town of Redington Shores post says Sand Key “stretches from Clearwater Beach to North Redington Beach” (Note 13). Wikipedia, a secondary source, lists Madeira Beach, Redington Beach, North Redington Beach, Redington Shores, Indian Shores, Indian Rocks Beach, Belleair Shore, Belleair Beach and Clearwater (Note 37).
  • Belleair Shore: the county’s easement page says its county-led project area excludes Belleair Shore (Note 2). Indian Rocks Beach’s plan says the city is bordered on the north by “the towns of Belleair Shore and Belleair Beach” (Note 10). None of the official pages opened says in so many words that Belleair Shore is on Sand Key; Wikipedia lists it (Note 37).
  • Redington Beach: the county schedule and project limits name “N. Redington Beach” and do not name the Town of Redington Beach (Note 3), while the county’s easement page says its project area extends “to Redington Beach” (Note 2). Wikipedia lists both (Note 37).
  • Madeira Beach: the county’s definition ends “in Madeira Beach” (Note 1), and the county’s nourishment pages do not mention Madeira Beach (Note 3). See the Madeira Beach guide.
  • Treasure Island appears in the county’s nourishment pages as a separate project island from Sand Key (Notes 3 and 4).
  • The Belleair Beach city pages opened (home page and comprehensive plan page) do not mention Sand Key (Note 26). The county’s project limits name Belleair Beach inside Sand Key (Notes 3 and 4), and the existing Belleair Beach guide describes its location.
  • County park: Sand Key Park is at 1060 Gulf Boulevard in Clearwater. The county describes “two distinct areas of beach and park in Clearwater,” with seasonal lifeguards, a boardwalk and nature trail, outdoor showers and two bathhouses, and open 7 a.m. to sunset (Note 6). The county’s page was last modified July 9, 2026 and points to its park updates page for temporary closures (Note 6).
  • Named access: Indian Rocks Beach’s plan says the Indian Rocks Causeway “connects Sand Key with the mainland” and also mentions the Belleair Causeway (Note 10). A September 2026 county notice on traffic-signal cabinets lists the intersection “Gulf Boulevard & Belleair Beach Causeway,” among others, without naming municipalities (Note 34). The county’s Belleair Causeway Boat Ramp is at 3900 W. Bay Dr., Belleair Bluffs, and its page does not describe the causeway (Note 35). An older, undated county plan element lists “Belleair Causeway (C.R. 416)” in a bridge-replacement table for fiscal year 2006/2007 (Note 36). The sources opened do not describe all of the island’s access points in one place.

The existing guides to Clearwater Beach, Belleair Beach, Belleair Shore, Indian Rocks Beach, Indian Shores and Redington Shores cover these nearby governments in more depth. The guide to Belleair, Belleair Beach and Belleair Shore separates the Belleair governments.

Local rules

Which rules apply where on Sand Key?

No island-wide permitting body appears in the sources. The county sets or publishes some things across municipal lines; each city or town sets the rest.

  • Pinellas County runs Sand Key Park, leads the county-led beach nourishment project, publishes the coastal construction control line map, and acts as building official for Belleair Beach, Belleair Shore and Indian Rocks Beach (Notes 2, 3, 6, 7, 8, 9).
  • Cities and towns adopt their own codes and floodplain rules. The county’s building-departments page says: “If you are located in a city, contact the appropriate building department” (Note 7).
  • Indian Shores lists its own Building Department at 19305 Gulf Boulevard; the town’s page names Brian Rusu, CBO, CFM as Building Official (Notes 7 and 21). Redington Shores lists its own Building Department at 17425 Gulf Boulevard (Notes 7 and 15). Clearwater permits through its Construction Services Division (Notes 7 and 30).
  • Redington Beach and North Redington Beach: sources disagree. The county list shows Redington Beach administered by the Redington Shores department and North Redington Beach its own entry at 190 173rd Avenue E. (Note 7). The Redington Shores page says SAFEbuilt manages the Redington Beach Building Department effective November 12, 2025 (Note 15). Redington Beach’s permit page names SAFEbuilt, and North Redington Beach’s page says it contracts with SafeBuilt (Notes 17 and 19). Ask the town which office issues a given permit.
  • Building official: the county’s milestone page says the county operates as building official for seven named municipalities, including Belleair Beach, Belleair Shore and Indian Rocks Beach (Note 8). Names of building officials are published on the sources opened only for Indian Shores (Note 21).
  • State: Clearwater’s rebuilding page describes the coastal construction control line program as a Florida Department of Environmental Protection program that regulates structures and activities that can cause beach erosion (Note 31), and the county’s map page links to the department’s page (Note 9). Florida’s milestone-inspection statute applies to certain condominium and cooperative buildings (Note 38).

Rules, fees and department arrangements change. Confirm each item with the municipality, the county and your attorney.

Due diligence

What should you check before buying on Sand Key?

Checks for a barrier island shared by separate governments. Sourced where noted.
CheckWhy it matters hereSource
Which municipality the parcel is inRules follow the municipality, not the island name. The county’s building-departments page says to search your address on the Property Appraiser website or use the My Neighborhood lookup tool. Ask the municipality to confirm the parcel is inside its limitsNotes 7, 39
Flood zone and elevation certificateStatements differ by government. Indian Rocks Beach says the entire city is a Special Flood Hazard Area in the A or V zones. Belleair Shore’s plan says the town lies in the AE and VE zones. Redington Shores’ 2018 plan says FEMA identifies the entire community as in the 100-year floodplain or velocity zone. Belleair Beach says it does not have elevation certificates for all properties. Look up each address on the FEMA Flood Map Service CenterNotes 10, 11, 14, 23, 27, 40
Substantial improvement and substantial damage (50% rule)Wording differs. Indian Rocks Beach says “equals or exceeds 50%”; Indian Shores defines it as at least 50% of market value within a rolling one-year period; Clearwater’s rebuilding page says “equals or exceeds 50%” while its glossary page says 49%. Ask the municipality for the controlling definition, and ask for any past determination and the structure value from the Property AppraiserNotes 11, 22, 31, 32, 39
Open and past permitsWhich office holds permit history depends on the municipality (county, own department, or SAFEbuilt). Belleair Beach’s page lists items, including a Pre-Permit Application, to submit to obtain a Pinellas County building permit, by email or in person at City HallNotes 7, 15, 17, 19, 21, 24, 30
Coastal construction control lineThe county publishes a map page for the line. Whether the line crosses a parcel is a parcel-level question for the county map and the Department of Environmental ProtectionNotes 2, 9
Beach nourishment easementsThe county says its easement runs from the Erosion Control Line landward to the seawall, or to the control line where no seawall exists, and does not grant public access or use. It says some Sand Key areas may receive no sand or only sand seaward of the Erosion Control Line where owners did not sign. Ask the seller and title agent whether an easement is recorded on the parcelNotes 2, 3, 4
Condominium milestone inspectionThe county’s milestone page lists Belleair Beach, Belleair Shore and Indian Rocks Beach among the places where the county accepts milestone reports, and does not mention Indian Shores, Redington Shores or Clearwater. The 2026 statute covers condominium and cooperative buildings of three or more habitable stories, with a first inspection by December 31 of the year the building reaches 30 years (25 years where a local agency sets it, such as for proximity to salt water), then every 10 years. Ask the association and the municipality which agency appliesNotes 8, 38
Short-term rental rulesPublished rules exist for some governments and were not found in the sources we read for others (see the table below). Confirm with the municipality before you rely on a rental planNotes 12, 16, 18, 25
Docks and seawallsThe sources opened for this page do not describe dock or seawall permit rules for each municipality. Ask the municipality which approvals apply and confirm permits for structures already builtNote 2
Evacuation levelCheck the evacuation level for each address with the county or the municipality. This page does not state levels. The Belleair Shore site links the county’s evacuation zone lookupNote 28
Property taxThe Pinellas County Property Appraiser’s site offers property search and property tax, exemption and assessment informationNote 39

This is a checklist, not advice. See also the Belleair Beach and Indian Rocks Beach guides, the Pinellas condominium due diligence guide, the Gulf-front vs. Intracoastal guide and the Florida control-line and flood due diligence guide.

Comparison

Which rules change as you move along Sand Key?

Permitting body, flood statements and short-term-rental statements for the governments the sources tie to Sand Key. The order is for reading, not a map. “Not found in the sources we read” means the pages opened do not state it. Checked <time datetime="2026-10-09">October 9, 2026</time>.
GovernmentPermitting bodyFlood and 50% rule statementsShort-term-rental statementsSource
Clearwater (the county lists Sand Key Park in Clearwater; its nourishment pages name Clearwater Beach)City of Clearwater Construction Services Division. The county list shows 2741 State Road 580; the city page footer shows a different municipal address that it does not tie to the division, so confirm the office locationCity says its flood insurance rating (CRS) improved to class 5 on Oct. 1, 2024. Substantial improvement is “50%” on the rebuilding page and “49%” on the glossary pageNot found in the sources we read (the city zoning FAQ page does not address vacation rentals)Notes 7, 29, 30, 31, 32, 33
Belleair BeachPinellas County Building Services; the city says it “contracts with Pinellas County for permitting and inspections” and requires pre-permit items at City HallCity says it is a class 6 CRS community. A substantial damage/improvement package is required for storm-related repairsCity page: within its RL District II, residential homes may be rented for “not less than a three-month occupancy period” (Sec. 94-213); rentals in Residential Medium District I and RL District II must be registered with City Hall (Sec. 54-62)Notes 7, 23, 24, 25
Belleair Shore (listed by Wikipedia; excluded from the county-led project)Pinellas County Building Services per the county list; the town’s 2024 plan says the Town shall maintain a contract with a responsible entity for review of building plans and lists the Pinellas County Building Department under a regulatory contractTown plan: within the 100-year floodplain (AE zone) and the velocity wave action zone (VE zone). Town site has a substantial improvement/damage packetNot found in the sources we readNotes 7, 27, 28
Indian Rocks BeachPinellas County Building Services per the county list; the city’s flood page says development requires a permit from Pinellas County and/or the City and directs floodplain permit questions to the countyCity says the entire city is a Special Flood Hazard Area; 50% rule: “equals or exceeds 50%”City short-term rental ordinance (2023-02, adopted May 9, 2023) with registration, tourist tax and fire inspection steps, and an owner-occupied exemptionNotes 7, 11, 12
Indian ShoresIndian Shores Building Department, 19305 Gulf Blvd.Substantial improvement: cost at least 50 percent of market value, in a rolling one-year period (town definition)Not found in the sources we readNotes 7, 21, 22
Redington ShoresRedington Shores Building Department, 17425 Gulf Blvd.2018 plan: entire community in the 100-year floodplain or velocity zone. Building page lists a FEMA 50% rule fact sheet and requires a Substantial Improvement Packet for storm-related permitsBuilding Department form: a Certificate of Use is required to offer vacation rentals, defined as rentals of less than 30 days or one calendar monthNotes 7, 14, 15, 16
Redington BeachSources differ: county list shows the Redington Shores department; town and Redington Shores pages name SAFEbuiltNot found in the sources we readTown page: short-term rentals must be registered; the town says its short-term rental codes apply only to its single-family home districtNotes 7, 15, 17, 18
North Redington BeachCounty list: its own entry at 190 173rd Avenue E.; town page: SafeBuilt is contracted to issue all building permitsNot found in the sources we readNot found in the sources we read (the town’s service-providers page links a “Rental Restrictions” page that we did not read)Notes 7, 19
Madeira Beach (where the county’s definition ends)County list: the city’s own entry at 300 Municipal DriveSee the Madeira Beach guideSee the Madeira Beach guideNotes 1, 7

The county’s milestone page lists Belleair Beach, Belleair Shore and Indian Rocks Beach but not the other governments above (Note 8). The county’s building-departments page spells the town “Belleair Shores” in its lead-in sentence and “Belleair Shore” in its directory (Note 7).

Working with ABODE

How does ABODE help on Sand Key?

ABODE’s Florida office is on West Bay Drive in Largo. We identify which government a Sand Key property sits in, review flood, control-line, permit, rental and condominium documents with you, and keep conversations private. We represent both buyers and sellers.

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Keep reading

Clearwater Beach

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

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

Indian Shores

Barrier-island town: own building department, flood checks, and a town-stated 25-year milestone interval

Redington Shores

A Gulf Boulevard town with its own Building Department and a townwide flood hazard area.

Pinellas County

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

Questions

Sand Key real estate: frequently asked questions

What is Sand Key, Florida?

Sand Key is a barrier island on the Gulf coast of Pinellas County, Florida. It is a geographic name, not a municipality. The county says it extends from Clearwater Pass to John’s Pass in Madeira Beach (Note 1), though other sources describe its extent differently (Notes 3, 13 and 37).

Which cities and towns do sources tie to Sand Key?

Pinellas County’s Sand Key beach project limits and schedule list Clearwater Beach, Belleair Beach, Indian Rocks Beach, Indian Shores, Redington Shores and North Redington Beach (Notes 3 and 4). Indian Rocks Beach’s plan places that city on Sand Key (Note 10), and Redington Shores’ plan refers to other communities on Sand Key (Note 14). Wikipedia also lists Belleair Shore, Redington Beach and Madeira Beach (Note 37). The county says its project excludes Belleair Shore (Note 2), and no official page opened says it is on Sand Key.

Who issues building permits on Sand Key?

It depends on the municipality. The county’s list shows Pinellas County Building Services for Belleair Beach, Belleair Shore and Indian Rocks Beach, and separate departments for Clearwater, Indian Shores and Redington Shores (Note 7). Sources differ on Redington Beach and North Redington Beach (Notes 7, 15, 17 and 19).

Is Sand Key Park part of a city?

Pinellas County runs Sand Key Park, and its page lists the address as 1060 Gulf Boulevard, Clearwater, FL 33767 and calls it a 95-acre park in Clearwater (Note 6). Because the county lists the park in Clearwater, confirm with the city which Clearwater rules apply.

What is the county’s Sand Key beach nourishment project?

The county authorized a one-time emergency nourishment project on June 17, 2025 covering Sand Key (Clearwater Beach to Belleair Beach and Indian Rocks Beach to North Redington Beach), Treasure Island and Upham Beach, and its project page lists construction as completed (Notes 3 and 4). The county says its easements do not grant public access and that areas without signed easements may receive no sand or only sand seaward of the Erosion Control Line (Note 2).

Do the 50% rule and flood rules differ along the island?

The wording differs by government. Indian Rocks Beach says “equals or exceeds 50%,” Indian Shores uses a rolling one-year period, and Clearwater’s rebuilding page says 50% while its glossary page says 49% (Notes 11, 22, 31 and 32). Ask the municipality for the controlling definition for the parcel.

Can I rent a Sand Key home short term?

Rules are set by each municipality. Published statements exist for Belleair Beach, Indian Rocks Beach, Redington Shores and Redington Beach (Notes 12, 16, 18 and 25). A rule was not found in the sources we read for several others, so ask the municipality before you rely on a rental plan.

Does ABODE International Realty work on Sand Key?

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 on Sand Key and reviews flood, control-line and permit documents with them.

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Sources and notes

  1. Pinellas County: Sand Key barrier island. Source for the county’s definition of Sand Key, the 1966 shore protection authorization and the nourishment dates. Read through a page summary; page modified May 27, 2026. Checked October 9, 2026.
  2. Pinellas County: Sand Key Beach Nourishment (coastal management and easements). Source for the county-led project area (“extends from Clearwater to Redington Beach, excluding Belleair Shore”) and the easement terms. Read through a page summary, so wording may differ slightly from the page. Checked October 9, 2026.
  3. Pinellas County: 2025 Pinellas County Beach Nourishment Project. Source for the project limits, schedule and status. Page last updated September 16, 2026. Checked October 9, 2026.
  4. Pinellas County news: County Commission approves beach nourishment project (June 17, 2025). Source for the Commission’s decision and the Sand Key wording. Checked October 9, 2026.
  5. Pinellas County: Sign for Sand. Source for the list of developed barrier islands in the federal project. The page says the project was “initiated” in 1966; the Congress authorization wording is on the county Sand Key page (Note 1). Read through a page summary; page modified June 8, 2026. Checked October 9, 2026.
  6. Pinellas County Parks: Sand Key Park. Source for the park’s address, size and description. Read through a page summary; page modified July 9, 2026. Checked October 9, 2026.
  7. Pinellas County: building departments in Pinellas County. Source for which building department handles each municipality. Page modified August 11, 2026. The county list gives Clearwater’s address as 2741 State Road 580, which differs from the city page footer. Checked October 9, 2026.
  8. Pinellas County: condo milestone inspections. Source for the places where the county accepts milestone reports. Page metadata shows August 16, 2024, so it may be out of date. Checked October 9, 2026.
  9. Pinellas County Flood Map Service Center: Map of the Coastal Construction Line. County map page for the coastal construction control line in Pinellas County; it links to Florida DEP’s page. Checked October 9, 2026.
  10. City of Indian Rocks Beach comprehensive plan (adopted January 2021). Source for “located on Sand Key,” the Indian Rocks Causeway and the adjacent municipalities. Checked October 9, 2026.
  11. City of Indian Rocks Beach: flood hazard information. Source for the Special Flood Hazard Area statement and the 50% rule wording. Checked October 9, 2026.
  12. City of Indian Rocks Beach: vacation rental information. Source for the short-term rental ordinance and registration. Checked October 9, 2026.
  13. Town of Redington Shores: 2025 Beach Nourishment Update (February 19, 2025). Source for the town’s description of Sand Key as stretching from Clearwater Beach to North Redington Beach. Checked October 9, 2026.
  14. Town of Redington Shores comprehensive plan (effective June 8, 2018). Source for “other communities on Sand Key,” the flood statement and the control line reference. Older plan; confirm current text. Checked October 9, 2026.
  15. Town of Redington Shores: Building Department. Source for the Building Department, the SAFEbuilt statement for Redington Beach and the 50% rule and substantial improvement packet. Page modified September 2, 2026. Checked October 9, 2026.
  16. Town of Redington Shores: Vacation Rental Certificate of Use Application. Source for the Certificate of Use requirement for vacation rentals. Undated form uploaded in 2022; confirm the current requirement with the town. Checked October 9, 2026.
  17. Town of Redington Beach: building permits (forms and permits). Source for the town’s statement that SAFEbuilt handles building permit applications. The page shows no date. Checked October 9, 2026.
  18. Town of Redington Beach: short-term rental ordinance page. Source for the registration requirement and its single-family district scope. Checked October 9, 2026.
  19. Town of North Redington Beach: service providers. Source for the town’s statement that it contracts with SafeBuilt. Page modified December 2, 2025. Checked October 9, 2026.
  20. Town of Indian Shores: Town Comprehensive Plan (2021). Used to confirm that the plan calls the town a barrier island and does not use the name Sand Key. Checked October 9, 2026.
  21. Town of Indian Shores: Building Department. Source for the Building Department, its address and the Building Official named on the page. Checked October 9, 2026.
  22. Town of Indian Shores: Substantial Damage and Substantial Improvement. Source for the town’s wording of the 50% threshold. Checked October 9, 2026.
  23. City of Belleair Beach: Floodplain Information. Source for the CRS class and the elevation certificate statement. Checked October 9, 2026.
  24. City of Belleair Beach: Permitting & Forms. Source for the city’s contract with Pinellas County for permitting and inspections and the items to submit for a county permit. Checked October 9, 2026.
  25. City of Belleair Beach: Rentals. Source for the three-month occupancy (RL District II) and registration statements. The page has a “Rental Registration 2023” heading, so confirm the current ordinance. Checked October 9, 2026.
  26. City of Belleair Beach: home page and comprehensive plan page. Opened to look for a Sand Key statement; neither page mentions Sand Key. Checked October 9, 2026.
  27. Town of Belleair Shore comprehensive plan (adopted November 22, 2024). Source for the AE and VE flood statement, adjacent governments and the building plan review contract policy. The plan does not use the name Sand Key. Checked October 9, 2026.
  28. Town of Belleair Shore (official site). The home page links Building Services, Flood Risk, Flood Maps and Evacuation Zones sections and a substantial improvement/damage packet; it does not mention Sand Key or say who issues building permits. Checked October 9, 2026.
  29. City of Clearwater: Floodplain Management. Source for the CRS class 5 statement. Checked October 9, 2026.
  30. City of Clearwater: Construction Services. Source for the permitting division’s name. The page footer shows 100 South Myrtle Avenue for the municipal services building, which the page does not tie to the division, and a banner refers to a new City Hall at 200 S. Myrtle Ave. The page does not name a building official. Checked October 9, 2026.
  31. City of Clearwater: Rebuilding After Storm Damage. Source for the 50% wording and the control line reference. Checked October 9, 2026.
  32. City of Clearwater: Glossary, Substantial Improvement. Source for the 49% wording, which differs from the rebuilding page. Checked October 9, 2026.
  33. City of Clearwater: About Zoning and Planning FAQ. Opened to look for vacation rental rules; the page does not address them. Checked October 9, 2026.
  34. Pinellas County: Barrier Islands Traffic Signals, Infrastructure Retrofit notice (September 17, 2026). Source for the intersection name “Gulf Boulevard & Belleair Beach Causeway.” The notice does not mention Sand Key. Checked October 9, 2026.
  35. Pinellas County: Belleair Causeway Boat Ramp. Source for the ramp’s address. Page modified August 29, 2025. Checked October 9, 2026.
  36. Pinellas County Comprehensive Plan, Coastal Management Element, chapter 3. Older plan element (the text covers 1998 to 2007) listing “Belleair Causeway (C.R. 416)” in a bridge table. Read through a page summary. Checked October 9, 2026.
  37. Sand Key (barrier island) (Wikipedia). Secondary source, used only for the list of municipalities it associates with the island. Checked October 9, 2026.
  38. Florida Statutes, section 553.899 (milestone inspections), 2026. 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. Checked October 9, 2026.
  39. Pinellas County Property Appraiser. Parcel records and property tax information for Pinellas County. Checked October 9, 2026.
  40. FEMA Flood Map Service Center. Look up the flood zone for any address. Flood zone is parcel specific
  41. ABODE local knowledge. Comparisons and plain-language descriptions reflect ABODE’s experience and are not statistics