Pinellas County
County guide to permitting offices, homestead rules, flood and evacuation lookups, and condo inspections
Pinellas County · Gulf barrier island
St. Pete Beach, Florida
A Gulf-side barrier-island city with its own building department
St. Pete Beach is a city in Pinellas County, Florida, with 8,879 residents at the 2020 Census and 2.13 square miles of land. Wikipedia describes it as occupying Long Key, a barrier island on the Gulf of Mexico. The city states that all of it lies within a flood zone, and it runs its own building department.
In short: St. Pete Beach is a Pinellas County, Florida city of 8,879 residents on a Gulf barrier island, and the city says all of it lies in a flood zone.
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Overview
St. Pete Beach at a glance
| Fact | Value | Source |
|---|---|---|
| Location | Pinellas County, Florida. Pinellas County lists ZIP 33706 for the city’s building department address | Note 6 |
| Population | 8,879 (2020 Census) | Note 1 |
| Land area | 2.13 square miles (Census 2020). Total and water area are not stated here | Notes 1, 2 |
| Incorporated | Wikipedia reports consolidation by a 1957 referendum, and a vote to change the name from St. Petersburg Beach to St. Pete Beach on March 9, 1994. No city source was available to confirm either | Note 2 |
| Setting | According to Wikipedia, the city occupies the entire space of Long Key, a barrier island on the Gulf of Mexico | Note 2 |
| Road link to St. Petersburg | Per Wikipedia, the Pinellas Bayway (SR 682) links the city to St. Petersburg over three bridges and meets SR 699 (Gulf Boulevard) at its western end | Note 3 |
| Flood designation | The city states that the entire city is located within a flood zone | Note 4 |
| Flood maps | Pinellas County’s revised flood maps became effective August 24, 2021 | Note 7 |
| Building permits | The city has its own building department; Pinellas County lists (727) 367-2735 | Note 6 |
| Local government | Wikipedia says the city uses a commission-manager system. The city’s own government pages were not available to confirm this | Note 2 |
| Historic Preservation Board | Five residents appointed by the City Commission, according to the city | Note 5 |
The nearby places compared on this page are Treasure Island, Gulfport and St. Petersburg (Notes 2, 3, 21, 22, 23).
Setting
What is the setting of St. Pete Beach?
Most of what is known here about the island and its bridges comes from Wikipedia, not from the city (Notes 2, 3).
- Wikipedia says the city occupies the entire space of Long Key, a barrier island on the Gulf of Mexico in Pinellas County (Note 2).
- Wikipedia reports that three bridges lead into the city, connecting it to Treasure Island, South Pasadena and the Bayway Isles area of St. Petersburg (Note 2).
- The Pinellas Bayway (SR 682) links the city to St. Petersburg and crosses Boca Ciega Bay on three bridges that Wikipedia describes as tolled. It meets SR 699 (Gulf Boulevard) at its western end. Check current tolls with the operator (Note 3).
- The city states that the entire city is located within a flood zone (Note 4).
Districts, height limits, setbacks and density limits are not described here because the city’s comprehensive plan and land development code could not be read for this guide.
Local rules
Who sets the rules in St. Pete Beach?
The city issues its own building permits and publishes flood guidance. Several city pages could not be read for this guide, so some rules below are described only at the state or federal level.
- Wikipedia says the city uses a commission-manager system. This is Wikipedia’s statement, not the city’s (Note 2).
- Pinellas County says it issues permits for unincorporated Pinellas County and for a list of cities that does not include St. Pete Beach. The county lists St. Pete Beach’s own building department at (727) 367-2735 (Note 6).
- The city’s flood page defines a substantial improvement as work costing 50% or more of the structure’s market value before construction begins; the whole structure must then meet current FEMA standards. The page lists exemptions for correcting certain code violations and for alterations to historic structures that keep their designation (Note 4).
- The federal definition in 44 CFR 59.1 uses the same 50% test and includes substantially damaged structures regardless of the repair work performed (Note 11). The city’s look-back period and administrative steps were not checked.
- The city has a Historic Preservation Board of five residents appointed by the City Commission (Note 5).
- Ordinance 2020-14 defines a “density pool” as a finite quantity of temporary lodging or residential units allocated for specified districts in the Comprehensive Plan. Its adoption date and the current code text were not checked (Note 13).
- History, not current law: A Florida House bill analysis reports that St. Pete Beach voters amended the city charter in 2006 to require referendums on changes to comprehensive plans, redevelopment plans and building height regulations, and repealed those provisions in March 2011 (Note 19). Florida law now prohibits initiative or referendum on local plan amendments unless charter language that was lawful and in effect on June 1, 2011 expressly authorizes it (Note 20). The current charter text was not checked.
Rules and fees change; confirm with the city. The city’s short-term rental, planning and government pages could not be read for this guide.
Due diligence
What should you check before buying in St. Pete Beach?
| Check | Why it matters here | Source |
|---|---|---|
| Flood zone and elevation certificate | The city says the entire city is in a flood zone, so the check applies to every parcel. Pinellas County treats zones V, VE, A and AE as Special Flood Hazard Areas. Ask the seller for the elevation certificate; for a city, the county says to contact the municipality. If none exists, a licensed professional can prepare one | Notes 4, 9, 10 |
| Current flood map | Pinellas County’s revised flood maps became effective August 24, 2021. Whether a later revision affects a given parcel must be checked with the FEMA and Pinellas map tools | Notes 7, 10 |
| Flood zone is not an evacuation zone | Pinellas County says flood zones are not the same as evacuation zones. Flood zones describe a property’s flood risk | Note 8 |
| Substantial improvement (50% rule) | Work costing 50% or more of the structure’s market value brings the whole structure up to current FEMA standards. Ask the city building department for any substantial-improvement or substantial-damage determination and permit history. The Property Appraiser offers a FEMA/WLM Letter from a parcel’s detail page | Notes 4, 11, 12 |
| Coastal construction control line | Construction seaward of an established control line needs state authorization. Whether a specific St. Pete Beach parcel is seaward of the line was not verified; use DEP’s Map Direct tool | Notes 14, 15 |
| Condominium milestone inspection | The statute applies to condominium and cooperative buildings three habitable stories or more in height: inspection by December 31 of the year the building reaches 30 years, then every 10 years. A local agency may require it at 25 years in some circumstances. Pinellas County’s milestone page does not list St. Pete Beach, so ask the association and the city building department where reports are filed | Notes 16, 17 |
| Short-term rental rules | Florida law (s. 509.032(7)(b)) limits local rules on vacation rentals unless the local rule was adopted on or before June 1, 2011. The city publishes short-term rental rules that were not read for this guide. Get the current city rules and any condominium association restrictions | Note 18 |
| Historic designation | Check whether the property is locally designated or inside a designated district before planning alterations. Federal rules exclude certain alterations to a historic structure from the substantial-improvement test | Notes 5, 11 |
| Permit history | The city runs its own building department, so open permits, final inspections and determinations come from the city rather than from Pinellas County | Note 6 |
| Charter and referendum history | Voters added referendum requirements for plan and height changes in 2006 and repealed them in 2011. Do not assume a height or land-use change needs a referendum, or that it never will; confirm the current charter and land development code for the parcel | Notes 19, 20 |
This is a checklist, not advice. Confirm each item with the city, the county and your attorney.
Comparison
How does St. Pete Beach compare with nearby places?
| Community | Setting | How it differs |
|---|---|---|
| Treasure Island | Nearby city on a Gulf of Mexico barrier island | 2020 Census population 6,584 and land area 1.55 square miles, against 8,879 and 2.13 for St. Pete Beach. Pinellas County does not list Treasure Island among the cities it issues permits for and gives it separate contact details, as it does for St. Pete Beach (Notes 1, 6, 21) |
| Gulfport | Nearby Pinellas County city | 2020 Census population 11,783 and land area 2.77 square miles. Pinellas County does not list Gulfport among the cities it issues permits for and gives it separate contact details (Notes 6, 22) |
| St. Petersburg | Much larger Pinellas County city | 2020 Census population 258,308 and land area 61.82 square miles. Pinellas County does not list St. Petersburg among the cities it issues permits for and gives it separate contact details, and Wikipedia says the Pinellas Bayway links it to St. Pete Beach (Notes 3, 6, 23) |
Working with ABODE
How does ABODE help in St. Pete Beach?
ABODE’s Florida office is on West Bay Drive in Largo. We compare each St. Pete 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
Madeira Beach
A Gulf Coast barrier-island city with a historic John’s Pass Village and its own building department
Indian Rocks Beach
A Gulf-side city with a beachfront business district
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.
St. Petersburg
Strong-mayor city, own permitting, 49% flood-repair rule, milestone and historic checks
Questions
St. Pete Beach real estate: frequently asked questions
What is St. Pete Beach, Florida?
St. Pete Beach is a city in Pinellas County, Florida. It had 8,879 residents and 2.13 square miles of land at the 2020 Census (Note 1). Wikipedia describes it as occupying Long Key, a barrier island on the Gulf of Mexico (Note 2).
Is all of St. Pete Beach in a flood zone?
The city’s FEMA page states that the entire city is located within a flood zone (Note 4). Pinellas County says flood zones differ from evacuation zones (Note 8) and treats zones V, VE, A and AE as Special Flood Hazard Areas (Note 9). Look up the specific property and ask for any elevation certificate (Notes 9, 10).
What is the 50% substantial-improvement rule?
The city says work whose cost equals or exceeds 50% of the structure’s market value before construction begins requires the whole structure to meet current FEMA standards (Note 4). The federal definition in 44 CFR 59.1 is similar (Note 11). The city’s look-back period was not checked, so ask the building department.
Can I use a home in St. Pete Beach as a short-term rental?
Florida law says a local law may not prohibit vacation rentals or regulate their duration or frequency, but that limit does not apply to local rules adopted on or before June 1, 2011 (Note 18). The city publishes its own short-term rental rules, which were not read for this guide. Get the current rules and check any condominium association restrictions before you rely on rental income.
How is St. Pete Beach different from Treasure Island and Gulfport?
By the 2020 Census, St. Pete Beach had 8,879 residents and 2.13 square miles of land. Treasure Island had 6,584 and 1.55; Gulfport had 11,783 and 2.77 (Notes 1, 21, 22). Pinellas County does not list any of the three among the cities it issues permits for (Note 6).
Does ABODE International Realty work in St. Pete Beach?
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 St. Pete Beach and compares each property with similar sales nearby.
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Sources and notes
- U.S. Census Bureau QuickFacts: St. Pete Beach city, Florida. Source for the 2020 Census population (8,879) and land area (2.13 square miles). QuickFacts gives land area only; total and water area were not verified from a Census page. Checked October 8, 2026.
- St. Pete Beach, Florida (Wikipedia). Secondary source for the 1957 consolidation, the 1994 name change, Long Key, the three bridges and the commission-manager system. No city source was found for these. Its infobox and article text give different area figures. Checked October 8, 2026.
- Pinellas Bayway (Wikipedia). Secondary source for SR 682, its three bridges across Boca Ciega Bay and its meeting with SR 699 (Gulf Boulevard). Toll amounts change and are not stated here. Checked October 8, 2026.
- City of St. Pete Beach: Federal Emergency Management Agency (FEMA) page. City statement that the entire city is within a flood zone, and the city’s definition of substantial improvement. Checked October 8, 2026; confirm current text with the city
- City of St. Pete Beach: Historic Preservation Board. Five-member board of residents appointed by the City Commission. Checked October 8, 2026; confirm current text with the city
- Pinellas County: building departments in Pinellas County. Which building department handles permits for each Pinellas municipality. Checked October 8, 2026.
- Pinellas County Flood Map Service Center: flood zones. States that the revised map panels for Pinellas County became effective August 24, 2021. The page does not name individual cities. Checked October 8, 2026.
- Pinellas County: flood information. Flood zones are not the same as evacuation zones; flood zones assess a property’s flood risk. Checked October 8, 2026.
- Pinellas County: flood information frequently asked questions. Special Flood Hazard Area zones (V, VE, A, AE) and elevation certificates; for municipalities, contact the individual municipality. Checked October 8, 2026.
- FEMA Flood Map Service Center. Look up the flood zone for any address. Flood zone is parcel specific. Checked October 8, 2026.
- Code of Federal Regulations, 44 CFR 59.1 (definitions, including substantial improvement). Federal definition: improvement costing 50 percent or more of the structure’s market value before the start of construction, including substantially damaged structures
- Pinellas County Property Appraiser: Find my FEMA 50% (49%) values. Describes the FEMA/WLM Letter available from a parcel’s detail page. Checked October 8, 2026.
- City of St. Pete Beach: Ordinance 2020-14. Defines “density pool.” Checked October 8, 2026; the adoption date (the copy’s certification was illegible) and current code text were not verified
- 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. Whether a specific St. Pete Beach parcel is seaward of the line was not verified; check it 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. 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 and your attorney. Checked October 8, 2026.
- Pinellas County: condo milestone inspections. The county accepts milestone inspection reports only for unincorporated Pinellas County and the cities it lists; St. Pete Beach is not among them. Checked October 8, 2026.
- Florida Statutes, chapter 509 (2026), including section 509.032 (vacation rentals). Limits on local regulation of vacation rentals, with an exception for rules adopted on or before June 1, 2011. Only part of the long chapter text was read, so later amendments were not checked. Checked October 8, 2026.
- Florida House of Representatives bill analysis, HB 537 (2013). Source for the 2006 charter amendment and the March 2011 repeal. History only; the current charter text was not checked. Checked October 8, 2026.
- Florida Statutes, section 163.3167 (2024). Prohibits initiative or referendum on local comprehensive plan amendments unless authorized by charter language lawful and in effect on June 1, 2011. Check for a newer edition. Checked October 8, 2026.
- U.S. Census Bureau QuickFacts: Treasure Island city, Florida. Source for Treasure Island’s 2020 Census population and land area. Checked October 8, 2026.
- U.S. Census Bureau QuickFacts: Gulfport city, Florida. Source for Gulfport’s 2020 Census population and land area. Checked October 8, 2026.
- U.S. Census Bureau QuickFacts: St. Petersburg city, Florida. Source for St. Petersburg’s 2020 Census population and land area. Checked October 8, 2026.
- ABODE local knowledge. Comparisons and plain-language descriptions reflect ABODE’s experience and are not statistics