# Pinellas County, FL Luxury Coastal Real Estate | ABODE Canonical page: https://abodeintlrealty.com/markets/pinellas-county-florida/ Last updated: 2026-10-08 Publisher: ABODE International Realty LLC (Real Estate Firm TN 263936; FL Corporation CQ1070640) Tampa Bay · County guide # Pinellas County, Florida Permitting, homestead, flood and condominium rules for Gulf-coast property Pinellas County, Florida, has 24 incorporated municipalities and its county seat is Clearwater. The county’s directory sends permit requests for unincorporated areas, Belleair Shore, Belleair Beach, Indian Rocks Beach, Oldsmar and Safety Harbor to county Building Services, while Madeira Beach, Treasure Island and St. Pete Beach run their own offices. This guide also covers homestead, flood and evacuation lookups, and condominium inspection rules. In short: Pinellas County has 24 municipalities, and permit offices differ by city, so confirm the jurisdiction, flood and evacuation zones, homestead filing, and condo inspection records. ## Pinellas County at a glance | Fact | Value | Source | |---------------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|---------------| | County seat | Clearwater | Note 2 | | 2020 Census population | 959,107 | Note 1 | | Land area | 273.71 square miles (Census, 2020) | Note 1 | | Incorporated municipalities | 24: Belleair, Belleair Beach, Belleair Bluffs, Belleair Shore, Clearwater, Dunedin, Gulfport, Indian Rocks Beach, Indian Shores, Kenneth City, Largo, Madeira Beach, North Redington Beach, Oldsmar, Pinellas Park, Redington Beach, Redington Shores, Safety Harbor, St. Pete Beach, St. Petersburg, Seminole, South Pasadena, Tarpon Springs and Treasure Island | Note 3 | | Permits outside the 24 municipalities | Pinellas County Building and Development Review Services issues permits for unincorporated Pinellas County | Note 4 | | Property Appraiser | The Pinellas County Property Appraiser publishes the homestead, Save Our Homes and portability rules summarized below | Notes 5, 6, 7 | Pinellas County, Florida. Updated October 2026. Place guides: [Belleair Shore](https://abodeintlrealty.com/communities/belleair-shore-florida/), [Belleair Beach](https://abodeintlrealty.com/communities/belleair-beach-florida/), [Belleair Bluffs](https://abodeintlrealty.com/communities/belleair-bluffs-florida/), [Indian Rocks Beach](https://abodeintlrealty.com/communities/indian-rocks-beach-florida/), [Largo](https://abodeintlrealty.com/communities/largo-florida/), [Clearwater Beach](https://abodeintlrealty.com/communities/clearwater-beach-florida/), [Madeira Beach](https://abodeintlrealty.com/communities/madeira-beach-florida/), [St. Pete Beach](https://abodeintlrealty.com/communities/st-pete-beach-florida/), [Treasure Island](https://abodeintlrealty.com/communities/treasure-island-florida/), [Dunedin](https://abodeintlrealty.com/communities/dunedin-florida/) and [Palm Harbor](https://abodeintlrealty.com/communities/palm-harbor-florida/). Buyer guides: [Pinellas condominium due diligence](https://abodeintlrealty.com/guides/pinellas-condominium-due-diligence/) and [Florida oceanfront due diligence](https://abodeintlrealty.com/guides/florida-oceanfront-due-diligence/). ## Who issues building permits in Pinellas County? It depends on the municipality. The county publishes a directory of building departments, and you should confirm the right office for each address. - Pinellas County Building and Development Review Services issues permits for **unincorporated** Pinellas County. The county’s directory says that if you are in a city, you should contact that city’s building department (Note 4). - For **Belleair Shore, Belleair Beach, Indian Rocks Beach, Oldsmar and Safety Harbor**, the directory says to contact Pinellas County Building Services for permitting and inspection requests (Note 4). The directory also lists city contact information for these places, so confirm zoning and other approvals with the city. - The directory lists its own building or permitting office for **Indian Shores, Madeira Beach, Treasure Island, St. Pete Beach, Clearwater and St. Petersburg** (Note 4). - For **Redington Beach**, the directory says all building department services are administered by the Town of Redington Shores Building Department. It does not say explicitly who issues permits in **North Redington Beach**, so confirm with the town (Note 4). - For **Belleair Bluffs**, the directory says the city transitioned all permitting and inspection services from Pinellas County to SAFEbuilt on August 15, 2025. For **Largo** and **Dunedin**, it lists a city office address, phone number and link to the city’s building pages. Ask the municipality before you plan work (Note 4). - County Building Services is at 440 Court Street, Clearwater, FL 33756, (727) 464-3888 (Note 4). ## How do homestead, Save Our Homes and portability work? These are the Pinellas County Property Appraiser’s own explanations. This page does not state dollar exemption amounts or tax rates, which change by year; ask the Property Appraiser and the Tax Collector for current figures. - **Homestead exemption.** The Property Appraiser describes it as for owners who hold title and are bona fide Florida residents making the dwelling their permanent home on January 1 of the tax year. The filing deadline is March 1, and a new owner must apply, because the exemption is not applied automatically to a newly bought home (Note 5). - **Save Our Homes.** Once a homestead is granted, annual increases in its assessed value are limited to 3% or the percent change in the Consumer Price Index, whichever is less. The cap begins the year after homestead is granted. After a sale, the assessed value resets to full market value in the year after purchase, so a seller’s current taxes do not predict a buyer’s (Note 6). - **Portability.** A homestead owner moving within Florida can transfer accumulated Save Our Homes benefit to a new homestead: up to \$500,000 of the difference between just (market) value and assessed value, proportionally less if the new home has a lower just value. The window is 3 tax years measured from January 1 of the last qualified homestead year, not the sale date, and the application must be submitted by March 1 of the year being applied for (Note 7). - **Proposed amendment.** The Property Appraiser lists a proposed amendment on the November 3, 2026 ballot that would change the homestead exemption for non-school taxes. It states that amendments need approval by at least 60% of voters and that current law stays in effect unless voters approve it. The office says it neither supports nor opposes the measure (Note 8). This is a summary of official explanations, not tax or legal advice. Confirm eligibility, deadlines and your own situation with the Property Appraiser and your advisor. ## What should you check before buying Gulf-coast property in Pinellas County? | Check | Why it matters here | Source | |-----------------------------------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|---------------| | Which jurisdiction permits the address | Permit offices differ by municipality, and the county handles unincorporated areas and a few municipalities. Confirm the office, and ask for permit history on the property | Note 4 | | FEMA flood zone and county flood maps | The county’s Flood Maps & Zones page points buyers to the Pinellas County Flood Map Service and links FEMA Flood Insurance Rate Maps. It says federal flood insurance requirements are based only on FEMA maps, that most homeowners and renters policies do not cover flood damage, and lists a flood information line, (727) 464-7700. It also links an Elevation Certificate search | Note 9 | | Evacuation zone | The county directs residents to its Know Your Zone lookup. Zones are marked A through E, plus non-evacuation zones. An evacuation zone and a FEMA flood zone are separate lookups, so check both for a waterfront purchase. The county’s pages name different lookup web addresses, so start from the county’s own pages | Notes 9, 10 | | Condominium milestone inspection | Under section 553.899, Florida Statutes, a residential condominium or cooperative building of three habitable stories or more must have a milestone inspection by December 31 of the year it reaches 30 years of age, counted from the certificate of occupancy, and every 10 years after. The local enforcement agency may require it at 25 years where local circumstances, such as proximity to salt water, warrant. A licensed architect or engineer performs it, and a second phase is required if substantial structural deterioration is found. Ask the association for the report and the local building official whether the 25-year rule applies in that city | Note 11 | | Structural integrity reserve study and budget | Under section 718.112(2)(g), a residential condominium association must have a structural integrity reserve study at least every 10 years for each building of three or more habitable stories. It covers at minimum the roof, structure, fireproofing and fire protection systems, plumbing, electrical systems, waterproofing and exterior painting, and windows and exterior doors. As worded in the statute text reviewed, unit-owner-controlled associations existing on or before July 1, 2022 must complete it by December 31, 2025, and in no event after December 31, 2026. Owners may not vote to provide no reserves or fewer reserves than required for those items in budgets adopted on or after December 31, 2024. Ask for the study and the current budget | Note 12 | | Homestead filing and tax assumptions | A buyer who will live in the home must apply for homestead by March 1; it is not automatic. Assessed value resets after a sale, so a seller’s tax bill is not a guide. The proposed amendment on the November 3, 2026 ballot adds a reason to confirm assumptions with the Property Appraiser | Notes 5, 6, 8 | County-level checks for waterfront and condominium purchases. Sourced where noted. This is a checklist, not tax, insurance or legal advice. Statutes are amended often; confirm the current text with the association, the local building official and your attorney. See also the [Pinellas condominium due diligence guide](https://abodeintlrealty.com/guides/pinellas-condominium-due-diligence/) and the [Florida oceanfront due diligence guide](https://abodeintlrealty.com/guides/florida-oceanfront-due-diligence/). ## Which Pinellas County places does ABODE cover? | Place | Type and permitting | Guide | |--------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|----------------------------------------------------------------------| | Belleair Shore | One of the 24 municipalities. The county’s directory directs permitting and inspection requests to county Building Services (Note 4) | [Belleair Shore guide](https://abodeintlrealty.com/communities/belleair-shore-florida/) | | Belleair Beach | One of the 24 municipalities. The county’s directory directs permitting and inspection requests to county Building Services (Note 4) | [Belleair Beach guide](https://abodeintlrealty.com/communities/belleair-beach-florida/) | | Belleair Bluffs | One of the 24 municipalities (Note 3). The county’s directory says permitting and inspection services moved from the county to SAFEbuilt on August 15, 2025 (Note 4); confirm with the city | [Belleair Bluffs guide](https://abodeintlrealty.com/communities/belleair-bluffs-florida/) | | Indian Rocks Beach | One of the 24 municipalities. The county’s directory directs permitting and inspection requests to county Building Services and also lists city contacts, so confirm zoning and other approvals with the city (Note 4) | [Indian Rocks Beach guide](https://abodeintlrealty.com/communities/indian-rocks-beach-florida/) | | Largo | One of the 24 municipalities (Note 3). The county’s directory lists a city office with a link to the city’s building services pages (Note 4); confirm with the city | [Largo guide](https://abodeintlrealty.com/communities/largo-florida/) | | Clearwater Beach | The county’s directory lists Clearwater, the county seat, with its own permits and inspections office (Note 4). Confirm that an address lies within Clearwater city limits | [Clearwater Beach guide](https://abodeintlrealty.com/communities/clearwater-beach-florida/) | | Madeira Beach | One of the 24 municipalities, with its own building department listed in the county’s directory (Notes 3, 4) | [Madeira Beach guide](https://abodeintlrealty.com/communities/madeira-beach-florida/) | | St. Pete Beach | One of the 24 municipalities, with its own building and permitting office listed in the county’s directory (Notes 3, 4) | [St. Pete Beach guide](https://abodeintlrealty.com/communities/st-pete-beach-florida/) | | Treasure Island | One of the 24 municipalities, with its own building department listed in the county’s directory (Notes 3, 4) | [Treasure Island guide](https://abodeintlrealty.com/communities/treasure-island-florida/) | | Dunedin | One of the 24 municipalities (Note 3). The county’s directory lists a city office with a link to the city’s building and permitting pages (Note 4); confirm with the city | [Dunedin guide](https://abodeintlrealty.com/communities/dunedin-florida/) | | Palm Harbor | Not on the county’s list of 24 municipalities (Note 3). County Building and Development Review Services issues permits for unincorporated Pinellas County (Note 4); confirm the permitting office for the specific address | [Palm Harbor guide](https://abodeintlrealty.com/communities/palm-harbor-florida/) | ABODE place guides in and around Pinellas County, with permitting facts from the county’s building-department directory. Sources: Notes 3 and 4. Permitting contacts change; confirm each with the county directory and the municipality. ## How does ABODE help in Pinellas County? ABODE International Realty’s Florida office is on West Bay Drive in Largo, Pinellas County (801 West Bay Drive, Suite 324). We are a licensed luxury real estate brokerage representing buyers and sellers of Gulf-coast and waterfront property. Buying here starts with the jurisdiction, the flood and evacuation lookups and, for condominiums, the inspection and reserve documents. Conversations are private. [Talk about buying](#contact)   [Talk about selling](#contact) ## Which related guides should you read next? ### [Largo](https://abodeintlrealty.com/communities/largo-florida/) A central Pinellas County city bordering Clearwater, Belleair and Seminole, with causeway access to the Gulf beaches ### [Davis Islands, Tampa](https://abodeintlrealty.com/communities/davis-islands-florida/) A South Tampa island neighborhood created in the 1920s and reached by the Davis Islands Bridge ### [Palm Beach](https://abodeintlrealty.com/communities/palm-beach-florida/) A barrier-island town in Palm Beach County with its own design review, landmark and permitting process ### [Belleair Beach](https://abodeintlrealty.com/communities/belleair-beach-florida/) A small Gulf-side city on Sand Key, across the Belleair Causeway from Largo ### [Belleair Shore](https://abodeintlrealty.com/communities/belleair-shore-florida/) A very small Gulf-front town zoned single-family, with a few recreation lots ### [Belleair Bluffs](https://abodeintlrealty.com/communities/belleair-bluffs-florida/) An Intracoastal city between Largo and the Gulf beaches ### [Indian Rocks Beach](https://abodeintlrealty.com/communities/indian-rocks-beach-florida/) A Gulf-side city with a beachfront business district ### [Clearwater Beach](https://abodeintlrealty.com/communities/clearwater-beach-florida/) A Gulf-side district of the City of Clearwater, reached by Memorial Causeway ### [Madeira Beach](https://abodeintlrealty.com/communities/madeira-beach-florida/) A Gulf Coast barrier-island city with a historic John’s Pass Village and its own building department ### [St. Pete Beach](https://abodeintlrealty.com/communities/st-pete-beach-florida/) A Gulf-side barrier-island city with its own building department ### [Treasure Island](https://abodeintlrealty.com/communities/treasure-island-florida/) A Pinellas County city between Boca Ciega Bay and the Gulf of Mexico ### [Dunedin](https://abodeintlrealty.com/communities/dunedin-florida/) A Pinellas County city with a causeway to Honeymoon Island State Park ### [Palm Harbor](https://abodeintlrealty.com/communities/palm-harbor-florida/) An unincorporated Pinellas County community with no city government ### [Pinellas condominium due diligence](https://abodeintlrealty.com/guides/pinellas-condominium-due-diligence/) Florida milestone inspections, structural reserve studies and five documents to request ### [Gulf-front vs. Intracoastal in Pinellas County](https://abodeintlrealty.com/guides/gulf-front-vs-intracoastal-pinellas-county/) Beach lines versus seawall, dock and dredging approvals: what differs on each Pinellas shore. ### [Belleair vs. Belleair Beach vs. Belleair Shore](https://abodeintlrealty.com/guides/belleair-vs-belleair-beach-vs-belleair-shore/) Four Belleair governments compared: location, permitting, zoning, flood and rental rules. ### [St. Petersburg](https://abodeintlrealty.com/communities/st-petersburg-florida/) Strong-mayor city, own permitting, 49% flood-repair rule, milestone and historic checks ### [Indian Shores](https://abodeintlrealty.com/communities/indian-shores-florida/) Barrier-island town: own building department, flood checks, and a town-stated 25-year milestone interval ### [Redington Shores](https://abodeintlrealty.com/communities/redington-shores-florida/) A Gulf Boulevard town with its own Building Department and a townwide flood hazard area. ### [Sand Key](https://abodeintlrealty.com/communities/sand-key-florida/) Barrier island shared by several governments: who permits and which rules apply where ### [Belleair](https://abodeintlrealty.com/communities/belleair-florida/) Town of Belleair: own building department, floodplain and rental rules, town water. ## Pinellas County real estate: frequently asked questions Which cities in Pinellas County have their own building departments? The county’s directory lists its own building or permitting office for Indian Shores, Madeira Beach, Treasure Island, St. Pete Beach, Clearwater and St. Petersburg. It directs Belleair Shore, Belleair Beach, Indian Rocks Beach, Oldsmar and Safety Harbor permit requests to county Building Services (Note 4). Confirm the office for any specific address. Who issues permits in unincorporated Pinellas County? Pinellas County Building and Development Review Services issues permits for unincorporated Pinellas County, according to the county’s directory (Note 4). If an address is inside a city, contact that city’s building department. How do homestead exemption and Save Our Homes work in Pinellas County? The Property Appraiser says homestead requires owning and making the home your permanent residence on January 1, with a March 1 filing deadline, and a new owner must apply. Save Our Homes limits annual assessed-value increases to 3% or the CPI change, whichever is less, and the assessed value resets after a sale (Notes 5, 6). Can I take my Save Our Homes benefit to a new Florida home? The Property Appraiser explains that portability can transfer up to \$500,000 of accumulated benefit to a new homestead within 3 tax years of the last qualified homestead year, with an application by March 1 (Note 7). Confirm your timing and eligibility with the Property Appraiser. How do I find a property’s flood zone and evacuation zone in Pinellas County? The county’s Flood Maps & Zones page points to the Pinellas County Flood Map Service and FEMA flood maps, and its Know Your Zone lookup shows the evacuation zone. They are separate lookups, so check both (Notes 9, 10). What condominium inspection rules apply in Florida? Section 553.899 requires a milestone inspection for residential condominium buildings of three habitable stories or more by December 31 of the year they reach 30 years of age, then every 10 years, with a local option at 25 years (Note 11). Section 718.112 requires a structural integrity reserve study at least every 10 years (Note 12). Ask the association for the reports. Does ABODE International Realty serve Pinellas County? Yes. ABODE International Realty is a Florida-licensed luxury real estate brokerage with its office at 801 West Bay Drive, Suite 324, in Largo. ABODE represents buyers and sellers, and conversations are private. ## Sources and notes 1. [U.S. Census Bureau QuickFacts: Pinellas County, Florida](https://www.census.gov/quickfacts/fact/table/pinellascountyflorida/LND110220). 2020 Census population of 959,107 and 2020 land area of 273.71 square miles. Land area only; other sources give total area including water, so area figures differ. Checked October 8, 2026. 2. [Pinellas County: Fast Facts About Pinellas County](https://pinellas.gov/about-pinellas-facts/). States that Clearwater is the county seat. Checked October 8, 2026. 3. [Pinellas County: Municipalities and Cities](https://pinellas.gov/municipalities-and-cities/). States that the county has 24 incorporated municipalities and lists them. The Pinellas County Property Appraiser’s Tax Districts page lists the same 24 names. Checked October 8, 2026. 4. [Pinellas County: building departments in Pinellas County](https://pinellas.gov/building-departments-in-pinellas-county/). Which building department handles permits for each Pinellas municipality. Checked October 8, 2026. 5. [Pinellas County Property Appraiser: Homestead Exemption](https://www.pcpao.gov/homestead-exemption). Eligibility and the March 1 filing deadline. The page also states exemption dollar amounts without a tax year; this page does not repeat them. Confirm current amounts with the Property Appraiser. Checked October 8, 2026. 6. [Pinellas County Property Appraiser: Save Our Homes](https://www.pcpao.gov/learn-about/save-our-homes). The 3% or CPI cap and the reset after a sale, with the Property Appraiser’s Buying or Selling a Home page. Checked October 8, 2026. 7. [Pinellas County Property Appraiser: Portability](https://www.pcpao.gov/exemptions/homestead-exemption/portability). The \$500,000 limit, the 3-tax-year window and the March 1 deadline. Checked October 8, 2026. 8. [Pinellas County Property Appraiser: Proposed 2026 Florida Property Tax Amendment 3 (CS/HJR 1F) FAQs](https://www.pcpao.gov/amendment3). The Property Appraiser’s description of a proposed amendment on the November 3, 2026 General Election ballot. The office says it neither supports nor opposes the measure. This page takes no position on it. Checked October 8, 2026. 9. [Pinellas County: Flood Maps & Zones](https://pinellas.gov/floodmaps/). Flood Map Service, FEMA Flood Insurance Rate Maps, Elevation Certificate search, flood information line and the A through E evacuation zone note. Checked October 8, 2026. 10. [Pinellas County: Know Your Zone](https://pinellas.gov/evacuation-zone/). The county’s evacuation zone lookup. The county’s pages name different lookup web addresses, so start from the county pages. Checked October 8, 2026. 11. [Florida Statutes, section 553.899 (milestone inspections)](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&Search_String=&URL=0500-0599%2F0553%2FSections%2F0553.899.html). Text as reviewed on Online Sunshine (2026 Florida Statutes). The law has been amended recently; confirm the current text with the association and your attorney. Checked October 8, 2026. 12. [Florida Statutes, section 718.112 (condominium bylaws, structural integrity reserve study)](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799%2F0718%2FSections%2F0718.112.html). Subsections (2)(f) and (2)(g), as reviewed on Online Sunshine (2026 Florida Statutes). Confirm the current text with the association and your attorney. Checked October 8, 2026. 13. ABODE local knowledge. Comparisons and plain-language descriptions reflect ABODE’s experience and are not statistics