Manasota Key Homes for Sale in Englewood, Florida
Manasota Key homes for sale are Gulf-to-bay houses on the Sarasota County part of the island and beach condos, cottages and small multi-family buildings on the Charlotte County part, around Englewood Beach and down to Stump Pass. Manasota Key is the barrier island between Lemon Bay and the Gulf of Mexico at Englewood, Florida, and the county line crosses it, so the island is two separate markets with two separate county records. The Sarasota County Property Appraiser's files show 25 qualified home sales at a $2,200,000 median on the Sarasota part in the 12 months through October 13, 2026; the Charlotte County Property Appraiser's sales show 103 home sales at a $550,000 median on the Charlotte part in the 12 months through September 9, 2026, 68 of them condos. This page reports the two files side by side and never blends them. Updated October 2026.
This page links current Manasota Key listings and sets out what Manasota Key homes actually sold for on each county's record, by area and home type. It names the condo buildings, explains which county an address is in, and covers the bridges and Manasota Key Road, flood zones and the 2024 hurricanes, beach renourishment and its assessments, taxes, rental rules, schools and the beaches and parks. Every figure names its record and date, and every source is listed at the bottom of the page.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Manasota Key buyers
- Manasota Key is split by the county line: the north part, along Manasota Key Road, is Sarasota County (487 parcels on the Sarasota County Property Appraiser's roll), and the south part, including Englewood Beach, North Beach Road and Gulf Boulevard to Stump Pass, is Charlotte County (2,032 parcels). Both parts use Englewood, FL 34223 mail, so the parcel record decides the county.
- The Sarasota part recorded 25 qualified home sales at a $2,200,000 median ($775 per living square foot) in the 12 months through October 13, 2026; 19 single-family detached homes sold at a $1,870,000 median.
- The Charlotte part recorded 103 home sales at a $550,000 median ($441 per heated square foot) in the 12 months through September 9, 2026: 68 condos at $473,750, 27 single-family homes at $795,000 and 8 small multi-family buildings at $987,500. The two county files are reported side by side and never combined.
- The Sarasota part has no ordinary condominium parcels; the condos are on the Charlotte part, where the county roll counts 1,249 condo parcels in buildings along North Beach Road, at Englewood Beach on Beach Road and along Gulf Boulevard.
- Most of Manasota Key is mapped in a FEMA Special Flood Hazard Area. Sarasota County's flood maps took effect March 27, 2024 and Charlotte County's December 15, 2022; both counties are CRS Class 5, a 25 percent flood insurance discount.
- Hurricane Milton (October 9, 2024) pushed an isolated surge peak of up to about 10 feet above ground near Manasota Key by the National Hurricane Center's estimate, and the breach it cut near Stump Pass Beach State Park had closed by May 2026, per Florida DEP.
- Manasota Key Road washed out north of Blind Pass in 2024; a temporary road reopened in January 2026, so the whole key can be driven again between the Manasota Beach Road bridge and the Tom Adams Bridge.
- Charlotte County approved its second full Manasota Key beach renourishment contract on October 27, 2026, with construction estimated from January 1 to April 30, 2027; Charlotte-part parcels pay a beach renourishment assessment and the 0.7798-mill Manasota Key Street and Drainage MSTU.
- Property tax differs by county: at a $750,000 taxable value, Charlotte district 003 (16.3481 mills) works out to $12,261.08 and unincorporated Sarasota (11.3068 mills) to $8,480.10 for 2026.
- Rental rules differ by county: on the Sarasota part, single-family districts require leases of at least 30 days, and 470 of the 487 parcels are zoned RE-2; on the Charlotte part no county vacation-rental ordinance was found, so condo and co-op documents set the rules.
Manasota Key homes for sale right now
Manasota Key homes for sale are linked below, filtered to the Manasota Key and Englewood Beach subdivision names in the MLS and sorted by price, with separate searches for houses and condos. Because many buildings on the key are listed under their own condominium or plat name, some listings may sit under those names; the Englewood search catches them. Data updated: October 2026.
Days on market, sale-to-list ratios, Gulf-front versus bayfront splits and active-listing counts come from the MLS and are being added in our next data refresh.
- All Manasota Key homes for sale
- Manasota Key houses for sale
- Manasota Key condos for sale
- All Englewood homes for sale
Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. Share purchases in the Gulf to Bay cooperative are not deeded sales and may not appear in every search; the co-op section below explains how they work.
Ready to tour Manasota Key homes?
Tell us whether you want a house on the Sarasota part, a condo near Englewood Beach or a home on the south key, Gulf-front or bayside, and your price range, and a Domain Realty Group agent will set up showings, pull the recorded sales for that building or street, and request the condo or co-op documents for you. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.
Where is Manasota Key, and which county is it in?
Manasota Key is a barrier island on the Gulf coast of southwest Florida at Englewood (ZIP 34223), and it sits in two counties: Sarasota County holds the north part and Charlotte County holds the south part. The county line crosses the island, so the parcel, not the street name or the mailing address, decides which county's taxes, permits and rules apply.
Is Manasota Key in Sarasota County or Charlotte County?
Both. Sarasota County and Charlotte County were created in the same year, 1921, and the line between them runs across Manasota Key. The Sarasota part is reached by Manasota Beach Road and runs along Manasota Key Road. The Charlotte part is reached by Beach Road over the Tom Adams Bridge and includes Englewood Beach, North Beach Road, Gulf Boulevard and Stump Pass. Charlotte County's North Beach Road sidewalk project page describes that road as running to the Sarasota County line, which places the line near the north end of North Beach Road. We did not find a published street address for the line, so none is given here.
Why it matters for a buyer: the county sets the property tax rate, the building and floodplain rules, the vacation-rental rules, the beach program and the school district that applies to the home. This page keeps the two county parts separate and never adds them together.
To check a specific property, look up the parcel on the county property appraiser's site. Sarasota County's appraiser site (sarasotapropertyappraiser.gov) and Charlotte County's appraiser site (ccappraiser.com) each show the parcel's county, tax district, legal description and tax estimate. A parcel that does not appear on one county's site belongs to the other. The tax bill itself comes from that county's tax collector.
Is Englewood Beach the same as Manasota Key?
No. Englewood Beach is the community on the Charlotte County part of Manasota Key, at the foot of the Tom Adams Bridge on Beach Road. Manasota Key is the whole island, and it continues north into Sarasota County, where the public beaches are Manasota Beach and Blind Pass Beach. The county's public beach, Englewood Beach at Chadwick Park, is at 2100 N Beach Rd on the Charlotte part. Manasota Beach Park, at 8570 Manasota Key Rd, is on the Sarasota part, so Manasota Beach and Englewood Beach are two different beaches on the same island.
How long is Manasota Key?
No county, state or federal source read for this page gives a surveyed length for Manasota Key, so this page states none. For a sense of scale, the two bridge landings are about 6.4 miles apart in a straight line (a figure computed for this page from published bridge coordinates, an estimate), and the road distance along the key between them is longer than that.
Manasota Key ZIP code and mailing address
Homes on both the Sarasota part and the Charlotte part use an Englewood, Florida 34223 mailing address. That one ZIP code is why the key looks like a single place on a letter even though it is two counties. Englewood also has other ZIP codes (34224 and 34295) on the mainland, but those are not the key. Mail address and county are separate facts: the mailing address says Englewood, and the county comes from the parcel.
Manasota Key in the Census
The Census Bureau's Manasota Key census-designated place (CDP) is in Charlotte County only. It covers the Charlotte part of the key, including Englewood Beach, and it does not include the Sarasota part. Never read its numbers as figures for the whole island.
| Census measure (Manasota Key CDP, Charlotte County part only) | Figure | Record |
|---|---|---|
| People, April 1, 2020 | 1,326 | 2020 Census |
| Housing units, April 1, 2020 | 2,062 | 2020 Census |
| Land area | 1.059 sq mi | 2020 Census Gazetteer |
| Housing units vacant for seasonal, recreational or occasional use | 934 of 2,313 units (40.4 percent, plus or minus 219 units) | American Community Survey 2020 to 2024 |
Sources: U.S. Census Bureau 2020 Census and 2020 Gazetteer place file; American Community Survey 5-year estimates 2020 to 2024. The 40.4 percent is 934 divided by 2,313, and the survey margin of error is wide for a place this small, so read it as about four in ten homes.
Who governs Manasota Key?
Nobody at the city level. Manasota Key is unincorporated in both counties, so it has no mayor, city council or city building department. The Sarasota County Commission governs the Sarasota part and the Charlotte County Commission governs the Charlotte part, and each county handles land use, building permits, roads and code enforcement for its own parcels.
- Fire and rescue: the Englewood Area Fire Control District, an independent special district, serves both counties. Its non-ad valorem assessment for 2025-26 is $266.31 for a residential dwelling unit.
- Water: the Englewood Water District serves unincorporated Englewood, Grove City and Manasota Key in both counties, according to its January 2024 water master plan.
- Law enforcement: each county's sheriff covers its own part (Sarasota County Sheriff's Office on the Sarasota part, Charlotte County Sheriff's Office on the Charlotte part).
See the cost-of-ownership section of this page for each county's 2026 millage and the worked tax examples.
Sarasota part vs Charlotte part at a glance
| Item | Sarasota County part | Charlotte County part |
|---|---|---|
| Main road | Manasota Key Road | North Beach Road, Beach Road and Gulf Boulevard |
| Bridge to the mainland | Manasota Beach Road bridge | Tom Adams Bridge on Beach Road |
| Parcels on the key | 487 (Sarasota County Property Appraiser files dated October 21, 2026) | 2,032 (Charlotte County Property Appraiser index, newest sale September 9, 2026) |
| Home mix | 362 improved homes; the use-code table lists 301 single-family detached parcels, 43 multiple single-family dwelling parcels and 14 single family and other building parcels. No ordinary condominium parcels; Bow Point on the Beach is a 13-unit condominium that the appraiser codes as hotel condo units. | North Beach Road stretch: 1,146 parcels, 187 single-family and 731 condo. Englewood Beach core: 374 parcels, 348 condo. South key (Gulf Boulevard to Stump Pass): 512 parcels, 216 single-family and 170 condo. |
| Public beaches | Manasota Beach Park, Blind Pass Beach Park | Englewood Beach at Chadwick Park, Stump Pass Beach State Park |
| Census place | None confirmed | Manasota Key CDP (1,326 people, 2,062 housing units in 2020) |
Sources: Sarasota County Property Appraiser roll files dated October 21, 2026; Charlotte County Property Appraiser records through September 9, 2026; U.S. Census Bureau 2020 Gazetteer; Sarasota County and Charlotte County park pages; Florida State Parks.
Parcel counts are roll counts of every parcel, including vacant land, common areas and rights-of-way, so they are larger than the number of homes. Prices for each part are in the sale-prices section of this page.
What do Manasota Key homes sell for?
Manasota Key homes recorded very different prices in its two counties: in the Sarasota County part, 25 qualified improved home sales in the 12 months through October 13, 2026 had a median of $2,200,000, and in the Charlotte County part, 103 qualified home sales in the 12 months through September 9, 2026 had a median of $550,000. The two county files cover different property mixes and different end dates, so this page reports them side by side and never combines them.
We tracked every qualified Manasota Key sale in both county files, 487 Sarasota parcels and 2,032 Charlotte parcels, to build the tables below.
Every figure below comes from county records of closed sales, not from listings. "Qualified" means the property appraiser treated the sale as an arm's-length transfer. These are recorded closings, so they show what buyers paid, not what sellers asked.
Sarasota part of Manasota Key: recorded sales
The Sarasota County Property Appraiser files (dated October 21, 2026) list 25 qualified improved sales in the latest 12 months, which end October 13, 2026 (12-month means sales after October 13, 2025; 24-month means sales after October 13, 2024). Improved means a home is on the parcel today, and living area is the heated area on the county roll.
| Sarasota part window | Sales (n) | Median price | Low | High | Median per living sq ft |
|---|---|---|---|---|---|
| Last 12 months (12-month) | 25 | $2,200,000 | $525,000 | $9,200,000 | $775 |
| Prior 12 months | 11 | $1,638,000 | $1,200,000 | $7,777,000 | $708 |
| Last 24 months (24-month) | 36 | $2,075,000 (even n, mean of the middle pair) | $525,000 | $9,200,000 | $739 |
Sources: Sarasota County Property Appraiser parcel roll and sales files dated October 21, 2026, windows ending October 13, 2026.
The home-type split for the Sarasota part, from the same file:
| Type (Sarasota part) | 12-month summary | 24-month summary |
|---|---|---|
| Single-family detached (use code 0100) | n=19, median $1,870,000, low $525,000, high $6,750,000, $719 per living sq ft | n=30, median $1,862,500 (even n), low $525,000, high $7,777,000, $713 per living sq ft |
| Multi-family, 2 to 9 units (08xx codes) | n=5, median $2,300,000, low $2,000,000, high $9,200,000, $1,022 per living sq ft | n=5, median $2,300,000, low $2,000,000, high $9,200,000, $1,022 per living sq ft |
| Condominium (04xx codes) and attached single-family (0101) | no qualified sales | no qualified sales |
Sources: Sarasota County Property Appraiser files dated October 21, 2026.
In the 12-month window the file itemizes 19 detached sales and 5 multi-family sales, which is 24 of the 25; the file does not itemize the type of the remaining sale. In the 24 months it itemizes 30 and 5, which is 35 of the 36. The Sarasota part has no ordinary condominium parcels, so it has no condo sales line.
With 25 sales in a year, one or two large sales move the average and the high end. The 12-month high of $9,200,000 is one recorded sale on August 31, 2026 (7,515 heated sq ft, built 2018). Read the median and the range together.
Charlotte part of Manasota Key: recorded sales
For the Charlotte County part, the county index shows 103 qualified home sales in the 12 months from September 9, 2025 to September 9, 2026, with a median of $550,000 and a median of $441 per heated sq ft. "Home sales" here means single-family, condominium and 2 to 9 unit multi-family sales; the file shows no mobile home sales. The Charlotte part covers 2,032 parcels on the key.
| Charlotte part window | Sales (n) | Median price | Low | High | Median per heated sq ft |
|---|---|---|---|---|---|
| Last 12 months (12-month, through September 9, 2026) | 103 | $550,000 | $230,000 | $1,850,000 | $441 |
| Prior 12 months (September 9, 2024 to September 9, 2025) | 47 | $675,000 | $230,000 | $2,800,000 | $448 |
| Last 24 months (24-month) | 150 | $588,500 (even n, mean of the middle pair) | $230,000 | $2,800,000 | $443 |
Sources: Charlotte County Property Appraiser roll and sales files as loaded in the team's county sales index, newest qualified improved sale September 9, 2026.
The type split, which is where most of the spread comes from:
| Type (Charlotte part) | 12-month summary | 24-month summary |
|---|---|---|
| Single-family | n=27, median $795,000, low $456,500, high $1,850,000, $636 per heated sq ft | n=45, median $800,000, low $315,000, high $2,800,000, $604 per heated sq ft |
| Condominium | n=68, median $473,750 (even n), low $230,000, high $1,300,000, $380 per heated sq ft | n=97, median $485,000, low $230,000, high $1,729,000, $401 per heated sq ft |
| Small multi-family (2 to 9 units) | n=8, median $987,500 (even n), low $299,900, high $1,350,000, $390 per heated sq ft | n=8, median $987,500 (even n), low $299,900, high $1,350,000, $390 per heated sq ft |
Sources: Charlotte County Property Appraiser files, windows ending September 9, 2026.
The 27 single-family, 68 condominium and 8 multi-family sales add up to the 103 in the table above (27 + 68 + 8 = 103). Of the 103, one was a builder-direct sale (the first recorded sale of a 2025 home, $1,555,000) and 102 were resales with a median of $550,000.
The county file also splits the Charlotte part into three stretches of road. The table shows the parcel counts and the home-sale medians for each.
| Charlotte part segment | Parcels | 12-month home sales | 12-month median | 24-month home sales | 24-month median |
|---|---|---|---|---|---|
| North Beach Road, from Englewood Beach to the Sarasota County line | 1,146 | 54 | $612,500 | 78 | $675,000 |
| Englewood Beach core, Beach Road west of the Tom Adams Bridge | 374 | 20 | $342,500 | 29 | $355,000 |
| Gulf Boulevard to Stump Pass | 512 | 29 | $725,000 | 43 | $685,000 |
Sources: Charlotte County Property Appraiser files, windows ending September 9, 2026.
The segment medians mix single-family homes, condominiums and small multi-family buildings in different proportions, which is why they differ. By type within each segment (12-month): North Beach Road had 10 single-family sales (median $827,500, $629 per heated sq ft) and 44 condominium sales (median $539,500, $414). The Englewood Beach core had 20 condominium sales (median $342,500, $299) and no single-family parcels. The Gulf Boulevard to Stump Pass stretch had 17 single-family sales (median $725,000, $636), 4 condominium sales (median $372,500, $558) and 8 multi-family sales (median $987,500, $390).
Side by side: the two county files
The files are not combined anywhere on this page. They come from two different appraisers, end on different dates, and count different property mixes, so a single Manasota Key median would describe neither county's market.
| Measure | Sarasota part (through October 13, 2026) | Charlotte part (through September 9, 2026) |
|---|---|---|
| Parcels on the key in the file | 487 | 2,032 |
| Sales counted | Qualified improved sales (single-family and multi-family on the Sarasota roll) | Qualified improved home sales (single-family, condominium, 2 to 9 unit multi-family) |
| 12-month sales (n) | 25 | 103 |
| 12-month median | $2,200,000 | $550,000 |
| 12-month low to high | $525,000 to $9,200,000 | $230,000 to $1,850,000 |
| 12-month median per living or heated sq ft | $775 | $441 |
| Prior 12 months (n, median) | 11 sales, $1,638,000 | 47 sales, $675,000 |
| 24-month (n, median) | 36 sales, $2,075,000 | 150 sales, $588,500 |
| Single-family 12-month (n, median) | 19 detached sales, $1,870,000 | 27 sales, $795,000 |
Sources: Sarasota County Property Appraiser files dated October 21, 2026; Charlotte County Property Appraiser files through September 9, 2026.
The rows are not like for like. The Charlotte count includes condominiums, which make up 68 of its 103 12-month sales, while the Sarasota part has no ordinary condominium parcels. The single-family row is the closest comparison, and the two counties' windows still end five weeks apart.
Why did sales drop after the 2024 hurricanes?
On both county files, the 12 months that began in the fall of 2024 have fewer recorded sales than the latest 12 months. The county records show the timing; they do not say why.
| County part | Prior 12 months (n) | Latest 12 months, 12-month (n) | Prior 12 window |
|---|---|---|---|
| Sarasota part | 11 | 25 | October 13, 2024 to October 13, 2025 |
| Charlotte part | 47 | 103 | September 9, 2024 to September 9, 2025 |
Sources: Sarasota and Charlotte county property appraiser files, windows as stated.
Both prior-12-month windows begin in autumn 2024: the Sarasota window starts October 13, 2024, days after Hurricane Milton's landfall on the night of October 9 to 10, 2024, and the Charlotte window starts September 9, 2024, about a month earlier. The calendar-year tables below show the same pattern: Sarasota recorded 13 qualified sales in 2024, 14 in 2025 and 21 in 2026 through October 13. Charlotte recorded 35 home sales in 2024, 61 in 2025 and 84 in 2026 through September 9. For Charlotte, the count had already fallen from 179 in 2021 to 90 in 2022 and 54 in 2023, so the lowest year (2024) follows a multi-year decline that began before the storms. Why the counts moved is not something a county sales record can tell you.
What price bands do Manasota Key sales fall into?
Sarasota part, qualified improved sales, 24-month (36 sales through October 13, 2026):
| Price band (Sarasota part) | Sales |
|---|---|
| $0 to $399,999 | 0 |
| $400,000 to $499,999 | 0 |
| $500,000 to $599,999 | 1 |
| $600,000 to $799,999 | 1 |
| $800,000 to $999,999 | 0 |
| $1,000,000 to $1,499,999 | 7 |
| $1,500,000 and up | 27 |
Sources: Sarasota County Property Appraiser files dated October 21, 2026.
Charlotte part, home sales, 12-month (103 sales through September 9, 2026):
| Price band (Charlotte part) | Sales | Share |
|---|---|---|
| $0 to $200,000 | 0 | 0.0% |
| $200,000 to $300,000 | 12 | 11.7% |
| $300,000 to $400,000 | 13 | 12.6% |
| $400,000 to $500,000 | 15 | 14.6% |
| $500,000 to $750,000 | 33 | 32.0% |
| $750,000 to $1,000,000 | 17 | 16.5% |
| $1,000,000 and up | 13 | 12.6% |
Sources: Charlotte County Property Appraiser files through September 9, 2026.
How do Manasota Key sales compare by year built?
Sarasota part, 24-month qualified improved sales by the year the home was built (36 sales through October 13, 2026):
| Year built (Sarasota part) | Sales | Summary |
|---|---|---|
| Before 2000 | 26 | median $1,862,500 (even n), low $525,000, high $3,800,000, $713 per living sq ft |
| 2000 to 2014 | 8 | median $4,575,000 (even n), low $1,300,000, high $7,777,000, $941 per living sq ft |
| 2015 or later | 2 | median $5,419,000 (even n), low $1,638,000, high $9,200,000, $954 per living sq ft |
Sources: Sarasota County Property Appraiser files dated October 21, 2026. Year built is inferred from today's roll, so it may differ from the home that stood at the sale date.
Charlotte part, 12-month single-family sales by year built (27 sales through September 9, 2026):
| Year built (Charlotte part) | Sales | Median |
|---|---|---|
| Built through 1979 | 22 | $720,000 |
| 1980 to 1989 | 2 | $1,335,000 |
| 2000 to 2009 | 1 | $1,750,000 |
| 2020 to now | 2 | $1,702,500 |
Sources: Charlotte County Property Appraiser files through September 9, 2026. Bands with 1 or 2 sales are single transactions, not a market.
How do Manasota Key sales compare by living area?
The Sarasota file breaks 24-month sales out by heated living area. The Charlotte file as supplied to this page does not, so there is no Charlotte living-area table here.
| Living area (Sarasota part) | Sales | Median price | Median per sq ft |
|---|---|---|---|
| 0 to 1,499 sq ft | 2 | $960,000 | $687 |
| 1,500 to 1,999 sq ft | 4 | $1,212,500 | $679 |
| 2,000 to 2,499 sq ft | 7 | $1,638,000 | $732 |
| 2,500 to 2,999 sq ft | 5 | $1,855,000 | $698 |
| 3,000 sq ft and up | 18 | $3,350,000 | $893 |
Sources: Sarasota County Property Appraiser files dated October 21, 2026, 24-month through October 13, 2026.
What do the calendar-year and quarterly sales tables show?
Sarasota part, qualified improved sales by calendar year:
| Year | Sales | Median | Median per living sq ft |
|---|---|---|---|
| 2016 | 11 | $1,200,000 | $416 |
| 2017 | 13 | $1,405,000 | $463 |
| 2018 | 13 | $1,700,000 | $511 |
| 2019 | 15 | $925,000 | $313 |
| 2020 | 23 | $1,847,000 | $539 |
| 2021 | 26 | $2,075,000 | $716 |
| 2022 | 20 | $2,995,000 | $931 |
| 2023 | 11 | $2,500,000 | $1,043 |
| 2024 | 13 | $2,500,000 | $837 |
| 2025 | 14 | $2,275,000 | $852 |
| 2026 (to October 13) | 21 | $2,000,000 | $732 |
Sources: Sarasota County Property Appraiser files dated October 21, 2026.
Charlotte part, qualified improved home sales by calendar year:
| Year | Home sales | Median | Low | High | Single-family (n / median) | Condo (n / median) |
|---|---|---|---|---|---|---|
| 2016 | 98 | $282,500 | $116,000 | $3,000,000 | 13 / $350,000 | 78 / $270,000 |
| 2017 | 82 | $331,000 | $108,000 | $1,790,000 | 13 / $599,000 | 65 / $320,000 |
| 2018 | 103 | $345,000 | $162,000 | $1,350,000 | 19 / $475,000 | 80 / $318,000 |
| 2019 | 107 | $335,500 | $117,500 | $1,828,600 | 18 / $490,000 | 82 / $301,000 |
| 2020 | 132 | $359,450 | $122,500 | $3,000,000 | 29 / $500,000 | 96 / $322,250 |
| 2021 | 179 | $495,000 | $160,000 | $3,000,000 | 37 / $775,000 | 127 / $397,700 |
| 2022 | 90 | $624,950 | $200,000 | $2,801,500 | 22 / $999,950 | 63 / $520,700 |
| 2023 | 54 | $689,500 | $240,000 | $2,250,000 | 17 / $805,000 | 35 / $625,000 |
| 2024 | 35 | $672,500 | $290,000 | $3,900,000 | 10 / $997,500 | 23 / $567,000 |
| 2025 | 61 | $600,000 | $230,000 | $2,800,000 | 19 / $815,000 | 42 / $500,000 |
| 2026 (to September 9) | 84 | $556,000 | $230,000 | $1,850,000 | 24 / $797,500 | 52 / $453,750 |
Sources: Charlotte County Property Appraiser files through September 9, 2026.
Sarasota part, qualified improved sales by quarter since 2023:
| Quarter | Sales | Median |
|---|---|---|
| 2023 Q1 | 4 | $2,110,000 |
| 2023 Q2 | 5 | $3,795,000 |
| 2023 Q3 | 2 | $2,900,000 |
| 2024 Q1 | 3 | $1,320,000 |
| 2024 Q2 | 7 | $3,175,000 |
| 2024 Q3 | 2 | $4,275,000 |
| 2024 Q4 | 1 | $1,200,000 |
| 2025 Q2 | 8 | $1,516,500 |
| 2025 Q3 | 2 | $2,487,500 |
| 2025 Q4 | 4 | $3,212,000 |
| 2026 Q1 | 5 | $1,638,200 |
| 2026 Q2 | 8 | $3,192,500 |
| 2026 Q3 | 7 | $1,870,000 |
| 2026 Q4 (October 1 to 13) | 1 | $1,500,000 |
Sources: Sarasota County Property Appraiser files dated October 21, 2026.
The quarterly file lists no row for 2023 Q4 or 2025 Q1 and does not say why. Quarters with one to three sales are single transactions. The Charlotte file as supplied has no quarterly table, so none is shown for the Charlotte part.
How do sales compare by waterfront code on the Sarasota part?
The Sarasota roll carries a waterfront code for each parcel. In the 24 months (36 sales through October 13, 2026), homes with both Gulf and bay frontage had the highest median.
| Roll code (Sarasota part) | Description | 24-month summary |
|---|---|---|
| BAYK | Bay frontage, key | n=15, median $1,638,200, low $1,065,000, high $2,800,000, $698 per living sq ft |
| GBAY | Gulf and bay frontage | n=9, median $4,700,000, low $2,000,000, high $9,200,000, $971 per living sq ft |
| GULF | Gulf frontage | n=7, median $2,333,400, low $2,150,000, high $3,585,000, $1,022 per living sq ft |
| KEYN | Island or key, not waterfront | n=5, median $1,200,000, low $525,000, high $1,638,000, $416 per living sq ft |
Sources: Sarasota County Property Appraiser files dated October 21, 2026.
The same 24-month file splits by pool: 23 sales of homes with a recorded pool (median $2,800,000, low $750,000, high $9,200,000, $775 per living sq ft) and 13 without (median $1,700,000, low $525,000, high $2,333,400, $708 per living sq ft). Pool, size, waterfront and age overlap, so the table does not isolate what any one feature is worth.
What have vacant lots on Manasota Key sold for?
Recorded vacant lot sales are few. For the Charlotte part, the county index shows 4 qualified vacant sales over $1,000 in the latest 12 months (through September 9, 2026), and the same 4 in the 24 months.
| Charlotte part segment | 12-month lot sales | 12-month median | 24-month lot sales | 24-month median |
|---|---|---|---|---|
| North Beach Road | 1 | $155,000 | 1 | $155,000 |
| Gulf Boulevard to Stump Pass | 3 | $657,500 | 3 | $657,500 |
Sources: Charlotte County Property Appraiser files through September 9, 2026. The file lists no vacant lot sales for the Englewood Beach core.
The Sarasota file used for this page reports improved sales only, so it gives no vacant lot sale figures. The Sarasota roll does list 62 parcels coded vacant land (0000) and 13 coded vacant after calamity (0005) out of 487 parcels on the Sarasota part. A count of vacant parcels is not a count of lots that sold.
What the county record cannot show
County records are complete for closed sales but silent on much of what a buyer compares. The following are not in either county file, and this page does not estimate them. These figures are being added in a later MLS refresh.
- List price and the gap between list price and sale price.
- Days on market and how long a home sat before it closed.
- Gulf-front versus bay-side location for Charlotte part homes. The Charlotte file does not carry a waterfront code (the Sarasota roll does).
- Co-op share sales at Gulf to Bay. The Gulf to Bay co-op plat (108 parcels) shows 0 home sales in both the 12-month and 24-month windows of the Charlotte file. A cooperative share is not a deed, so this page makes no price statement about it; the co-op's own recorded documents govern those transfers.
- Condition, repairs, renovation, flood elevation and insurance history of an individual home.
- Builder-direct sales. The first sale out of a builder is often coded unqualified in the Sarasota file and sits outside its qualified medians.
Many transfers on the Sarasota part are not market sales. Since 2023 the county logged 107 transfers coded 11 (corrective, quit claim, tax deed or no consideration) against 71 coded 01 (qualified through deed examination). Those are not in the medians above.
Manasota Key home types, streets and lots
Manasota Key has two different housing stocks: the Sarasota County part is 362 improved homes on one-acre-class estate zoning with no ordinary condominiums, and the Charlotte County part is 2,032 parcels with a large condominium share plus single-family streets and small multi-family buildings. The home-type facts below come from the same two county files, and each says which county it belongs to.
What kinds of properties are on the Sarasota part?
The Sarasota County Property Appraiser roll lists 487 parcels on the Sarasota part of Manasota Key and 362 improved homes (301 single-family detached parcels, 43 multiple single-family dwelling parcels and 14 single-family and other building parcels are the three largest home use codes; the 362 also includes other improved residential parcels with living area). These are the main use codes:
| Use code (Sarasota part) | Description | Parcels |
|---|---|---|
| 0100 | Single family detached | 301 |
| 0000 | Vacant land | 62 |
| 0810 | Multiple single-family dwellings (more than one dwelling on a parcel) | 43 |
| 0105 | Single family and other building | 14 |
| 3904 | Hotel condo unit | 13 |
| 0005 | Vacant after calamity | 13 |
| 3915 | Hotels and motels (2 to 40 units), mixed use | 7 |
| 0820 | 2-family dwelling | 5 |
| 0001 | New construction, not substantially complete | 4 |
Sources: Sarasota County Property Appraiser parcel roll dated October 21, 2026.
The Sarasota part has no ordinary condominium parcels. Bow Point on the Beach is a 13-unit condominium that the appraiser codes as hotel condo units (use code 3904); the building is covered in the condo section of this page.
How old are Sarasota part homes, and how big?
Of the 362 improved homes on the Sarasota part, 252 (69.6 percent) were built before 1990. The median living area across the 362 is 2,951 sq ft.
| Era built (Sarasota part) | Homes | Median living sq ft | Median 2026 just value | Median just value per living sq ft |
|---|---|---|---|---|
| Before 1990 | 252 | 2,477 | $1,795,150 | $666 |
| 1990s | 39 | 3,535 | $1,950,600 | $561 |
| 2000s | 39 | 4,212 | $2,517,100 | $575 |
| 2010s | 20 | 4,036 | $3,227,250 | $703 |
| 2020 to 2022 | 4 | 3,339 | $3,231,800 | $941 |
| 2023 to 2026 | 8 | 4,550 | $4,312,300 | $868 |
Sources: Sarasota County Property Appraiser parcel roll dated October 21, 2026. Just value is the appraiser's 2026 market value estimate as of January 1, 2026; it is not a sale price or an appraisal.
The 8 homes built 2023 to 2026 are 1 from 2023, 2 from 2024 and 5 from 2025. The roll shows 30 homes with a year built of 1950, a count well above the neighboring years, which may be a placeholder date on the roll; confirm a home's age on its property record card.
| Living area band (Sarasota part, 362 homes) | Homes |
|---|---|
| 0 to 1,499 sq ft | 36 |
| 1,500 to 1,999 sq ft | 46 |
| 2,000 to 2,499 sq ft | 62 |
| 2,500 to 2,999 sq ft | 41 |
| 3,000 to 3,999 sq ft | 87 |
| 4,000 sq ft and up | 90 |
Sources: Sarasota County Property Appraiser parcel roll dated October 21, 2026.
The roll records a pool for 185 of the 362 homes and none for 177. By bedroom count: 3 bedrooms for 162 homes, 4 for 86, 5 for 29, 2 for 59, and smaller counts at other sizes.
How many Sarasota part homes have Gulf or bay frontage?
The roll codes 204 of the 362 improved homes as having Gulf frontage: 127 with Gulf frontage and 77 with both Gulf and bay frontage (127 + 77 = 204). Another 129 have bay frontage only, 2 are canal front, and 27 are on the key but not waterfront.
| Waterfront code (Sarasota part) | Homes |
|---|---|
| BAYK, bay frontage | 129 |
| GULF, Gulf frontage | 127 |
| GBAY, Gulf and bay frontage | 77 |
| KEYN, not waterfront | 27 |
| CNLK, canal front | 2 |
Sources: Sarasota County Property Appraiser parcel roll dated October 21, 2026.
Zoning on the Sarasota part is mostly one district: 470 of the 487 parcels are RE2, Residential Estate, which the county describes as one unit per acre. The rest are 3 governmental use, 2 marine park, 1 open use conservation, 1 RSF1 single family and 10 with no zoning shown. Rental-minimum rules tied to this zoning are covered in the rental section of this page.
Which streets, plats and lot sizes are on the Sarasota part?
The county roll shows four street names on the Sarasota part: Manasota Key Road, Manasota Key Road North, Gnarled Oak Drive and Gnarled Oak Lane. Of the 487 parcels, 399 are not in any platted subdivision. The roll names these platted units:
| Unit (Sarasota part) | Parcels | Single-family | Vacant | Median year built | Median living sq ft | Median lot sq ft | Median 2026 just value |
|---|---|---|---|---|---|---|---|
| Not part of a subdivision | 399 | 309 | 80 | 1980 | 2,960 | 36,036 | $2,011,100 |
| Galleons Reach (corrected plat) | 32 | 17 | 15 | 1994 | 3,898 | 45,192 | $1,726,200 |
| Gnarled Oaks Estates | 11 | 10 | 1 | 1974 | 2,148 | 15,806 | $1,167,900 |
| Gnarled Oaks Bayside | 9 | 9 | 0 | 1979 | 1,998 | 15,010 | $767,800 |
| Manasota Bay Estates | 6 | 5 | 1 | 2000 | 2,963 | 55,036 | $1,354,200 |
| Joel Sub | 6 | 5 | 1 | 1969 | 1,199 | 26,730 | $1,441,200 |
| Tropical Breeze Estates | 5 | 5 | 0 | 2002 | 5,450 | 50,136 | $3,506,700 |
| Carrolland Sub | 4 | 2 | 2 | 1976 | 1,972 | 19,318 | $876,200 |
Sources: Sarasota County Property Appraiser parcel roll dated October 21, 2026. Bow Point on the Beach (14 parcels, hotel condominium) is listed separately.
The county roll gives lot area, not lot width. Converted at 43,560 sq ft to the acre, the median lot is about 0.83 acre for parcels not in a subdivision (36,036 sq ft), 1.04 acres in Galleons Reach (45,192), 1.15 in Tropical Breeze Estates (50,136), 1.26 in Manasota Bay Estates (55,036), and about 0.36 and 0.34 acre in Gnarled Oaks Estates (15,806) and Gnarled Oaks Bayside (15,010). No county document retrieved states typical lot widths, so none is given here. A survey or the recorded plat shows a specific lot's dimensions and any recorded beach access easement.
Which single-family streets and plats are on the Charlotte part?
On the Charlotte part, single-family homes cluster in two stretches: side streets off Gulf Boulevard in the south, and plats along North Beach Road in the north. The Englewood Beach core has no single-family parcels in the county file. The county file names plats rather than streets, so the tables below name the plats.
Gulf Boulevard to Stump Pass (512 parcels, 216 single-family):
| Plat (Charlotte part, south) | Parcels | Mix | Built range (median) | 12-month sales / median | 24-month sales / median |
|---|---|---|---|---|---|
| Chadwicks Resub | 174 | 131 single-family, 22 vacant residential, 16 multi-family, 1 other | 1926 to 2026 (1972) | 13 / $800,000 | 18 / $807,500 |
| Englewood Shores | 92 | 43 single-family, 42 multi-family, 5 vacant residential, 1 other | 1954 to 2025 (1966) | 7 / $875,000 | 11 / $500,000 |
| Bay Side | 19 | 15 single-family, 3 vacant residential, 1 multi-family | 1955 to 2002 (1965) | 0 | 0 |
| Holiday Shores | 18 | 18 single-family | 1956 to 1985 (1961) | 2 / $642,500 | 2 / $642,500 |
| Gulf Side | 9 | 4 multi-family, 3 single-family, 2 vacant residential | 1952 to 1998 (1954) | 1 / $1,100,000 | 1 / $1,100,000 |
| Englewood Shores Re-Sub | 4 | 3 multi-family, 1 single-family | 1956 to 2010 (1956) | 1 / $800,000 | 1 / $800,000 |
Sources: Charlotte County Property Appraiser files through September 9, 2026. In the south stretch overall, the 17 single-family sales in 12-month had a median of $725,000 and $636 per heated sq ft.
North Beach Road (1,146 parcels, 187 single-family):
| Plat (Charlotte part, north) | Parcels | Mix | Built range (median) | 12-month sales / median | 24-month sales / median |
|---|---|---|---|---|---|
| Unplatted tract (county legal description by section) | 116 | 75 single-family, 17 vacant residential, 11 multi-family, 2 other | 1948 to 2026 (1971) | 4 / $717,500 | 7 / $815,000 |
| Lemon Bay Ests | 35 | 34 single-family, 1 multi-family | 1950 to 2017 (1973) | 2 / $1,170,000 | 6 / $1,181,400 |
| Gulfridge 2nd Add | 33 | 22 single-family, 7 multi-family, 2 vacant residential, 1 other | 1950 to 2018 (1970) | 1 / $715,000 | 1 / $715,000 |
| Pelican Shores | 26 | 22 single-family, 2 vacant residential, 1 multi-family, 1 other | 1950 to 2024 (1968) | 1 / $615,000 | 1 / $615,000 |
| Lemon Bay Ests No 2 | 23 | 13 single-family, 6 vacant residential, 4 other | 1999 to 2026 (2008) | 0 | 1 / $2,800,000 |
| Lenneholme | 10 | 9 single-family, 1 vacant residential | 1951 to 1980 (1969) | 0 | 0 |
| Slip Shod Manor | 7 | 5 single-family, 2 vacant residential | 1960 to 1984 (1981) | 0 | 0 |
| Lemon Bay Haven (a portion of) | 5 | 5 single-family | 2003 to 2018 (2004) | 1 / $1,750,000 | 2 / $1,540,000 |
| H A Ainger Sub | 2 | 2 single-family | 1955 to 1957 (1956) | 2 / $880,000 | 2 / $880,000 |
Sources: Charlotte County Property Appraiser files through September 9, 2026. In the north stretch overall, the 10 single-family sales in 12-month had a median of $827,500 and $629 per heated sq ft. The plats with one or two sales show single transactions, not a price level.
What small multi-family buildings are on the Charlotte part?
The Charlotte part has small multi-family buildings (2 to 9 units) mainly in the south stretch. Parcel counts by plat include 42 in Englewood Shores, 16 in Chadwicks Resub, 11 in the unplatted North Beach Road tract, 7 in Gulfridge 2nd Add, 7 in Scotts Junglewood Beach Club, 4 in Gulf Side and 3 each in Englewood Shores Re-Sub and Holiday Isles. The file records 8 qualified sales of these buildings in the last 12 months, all in the Gulf Boulevard to Stump Pass stretch:
| Sale date | Plat | Price | Heated sq ft | Year built |
|---|---|---|---|---|
| 2026-07-30 | Englewood Shores Re-Sub | $800,000 | 2,443 | 1956 |
| 2026-06-29 | Chadwicks Resub | $500,000 | 1,332 | 1959 |
| 2026-05-29 | Englewood Shores | $875,000 | 2,086 | 1958 |
| 2026-03-31 | Chadwicks Resub #1 | $1,169,000 | 800 | 1946 |
| 2026-03-30 | Englewood Shores | $299,900 | 1,420 | 1967 |
| 2026-03-13 | Englewood Shores | $1,350,000 | 2,514 | 1956 |
| 2026-02-20 | Chadwicks (NE 20 ft of) | $1,315,000 | 3,250 | 1970 |
| 2026-01-13 | Gulf Side | $1,100,000 | 3,156 | 1954 |
Sources: Charlotte County Property Appraiser files through September 9, 2026. The median of the 8 is $987,500 (the mean of the fourth and fifth values, $875,000 and $1,100,000). The county record does not show unit counts, rent roll or whether a building is sold as a whole.
On the Sarasota part, the roll shows 43 multiple single-family dwelling parcels (0810) and 5 two-family parcels (0820); 12-month shows 5 multi-family sales with a median of $2,300,000. The Sarasota roll does not give a count of dwelling units per parcel.
Manasota Key condos for sale
Manasota Key condominiums are almost all on the Charlotte County part of the key: the Charlotte County Property Appraiser roll shows 48 condominium plats there, while the Sarasota County part has no ordinary condominium parcels except the 13-unit Bow Point on the Beach. In the Charlotte part, the county sales index (through September 9, 2026) records 68 condo sales in the 12 months to that date, at a median of $473,750 ($380 per heated square foot), and 97 condo sales in the 24 months at a median of $485,000 ($401 per heated square foot).
This section is a record-based guide for buyers: which buildings exist, how old they are, what they have recorded sales of, what Florida's condominium safety law requires, what to ask for before you write an offer, and what the rental rules look like. It does not rank buildings. Where a record does not publish a fact (story counts, water position, special assessments), the text says so and names the document that holds it.
How many condos are on Manasota Key, and in which county?
The Charlotte part of Manasota Key holds roughly 1,249 condo parcels, counted by the county's three street groups: 731 on North Beach Road, 348 in the Englewood Beach core on Beach Road west of the Tom Adams Bridge, and 170 on Gulf Boulevard toward Stump Pass (731 + 348 + 170 = 1,249). Charlotte County Property Appraiser records, loaded through September 9, 2026. The plat-level count used later in this section is 1,248 condo parcels across the 48 condominium plats; the one-parcel difference comes from how the county groups parcels and does not change any finding.
The Sarasota part of the key is a different picture. The Sarasota County Property Appraiser files (dated October 21, 2026) show 487 parcels there, and none is an ordinary condominium parcel. The one condominium is Bow Point on the Beach at 7990 Manasota Key Road: 13 units that the appraiser codes as hotel condo units (see the Bow Point subsection below). The two counties are never added together on this page.
One trap when you research a building: the Florida Division of Condominiums (DBPR) registry has a county field, and for five Charlotte-part buildings (Admiralty Villas, Sunburst, Island Breeze of Manasota Key, Anglers Resort and Gulf Sands of Manasota Key) it shows "Sarasota" or a Venice or Sarasota mailing address. The county of the parcel comes from the property appraiser, and by that record all five are in the Charlotte part.
The key also has one cooperative, Gulf to Bay Cooperative Inc., which is not a condominium. It has its own section below.
What have Manasota Key condos sold for? (Charlotte part)
The table below splits the Charlotte part's recorded condo sales into the county's three street groups. These are recorded, qualified, improved sales from the Charlotte County Property Appraiser sales index. The 12-month window runs September 10, 2025 through September 9, 2026 and the 24-month window runs September 10, 2024 through September 9, 2026 (the county's stated windows are exclusive of the start date and anchored to the newest sale in the file).
| Charlotte part, street group | Condo parcels | 12-month condo sales | 12-month median | 12-month median per sq ft | 24-month condo sales | 24-month median |
|---|---|---|---|---|---|---|
| North Beach Road | 731 | 44 | $539,500 | $414 | 59 | $550,000 |
| Englewood Beach core (Beach Road) | 348 | 20 | $342,500 | $299 | 29 | $355,000 |
| Gulf Boulevard to Stump Pass | 170 | 4 | $372,500 | $558 | 9 | $350,000 |
| All Charlotte part condos | 1,249 | 68 | $473,750 | $380 | 97 | $485,000 |
Sources: Charlotte County Property Appraiser roll and sales files, through September 9, 2026.
Read the table with its counts. The Gulf Boulevard group has only 4 condo sales in 12 months, so its median and its $558 per square foot rest on four closings and mostly reflect which small units happened to trade. The county's highest and lowest condo prices in the 12 months were $1,300,000 and $230,000; in the 24 months, $1,729,000 and $230,000. The county record shows closings only: it does not show list prices, days on market, or whether a unit faces the Gulf, the bay or a parking lot.
For the prior 12 months (September 2024 to September 2025) the Charlotte file shows 47 home sales of all types (condos, single-family and small multi-family together) against 103 in the latest 12 months. County and MLS counts differ, so do not compare a county per-square-foot figure with an MLS one.
Manasota Key condo buildings by area
The three tables below list every condominium plat on the Charlotte County roll for the part of the key named, with the unit count recorded with the state (DBPR registry extract, downloaded October 29, 2026), the year built range from the county roll, and the recorded sales in the county index through September 9, 2026. Each cell for sales shows count, then median. A "0" means no qualified sale in that window. Where one sale is shown, the median is that sale. DBPR "units" are recorded condominium units; county parcels also include common elements, so the two counts can differ slightly. Years built are the appraiser's field, not the certificate of occupancy date that the milestone statute uses.
North Beach Road buildings (Charlotte part, from Englewood Beach north to the Sarasota County line):
| Building | DBPR recorded units | Years built (county) | 12-month sales / median | 24-month sales / median |
|---|---|---|---|---|
| Tamarind Gulf & Bay | 66 + 79 (two filings) | 1980 to 1982 | 7 / $516,800 | 11 / $520,000 |
| Pelican Landing | 84 | 1981 to 1987 | 2 / $625,000 | 2 / $625,000 |
| La Coquina Beach | 48 | 1980 | 2 / $843,250 | 2 / $843,250 |
| Castaways Condo on the Gulf of Mexico | 41 | 1969 to 1980 | 0 | 0 |
| Admiralty Villas | 39 | 1961 to 1972 | 1 / $315,000 | 1 / $315,000 |
| Tiki Apts of Englewood | 32 | 1971 to 1973 | 3 / $250,000 | 3 / $250,000 |
| Surf Club on the Gulf | 31 | 1995 | 4 / $642,500 | 5 / $675,000 |
| Sunburst | 30 | 1980 | 1 / $320,000 | 3 / $320,000 |
| Fantasy Island | 28 | 1981 to 1992 | 1 / $419,900 | 1 / $419,900 |
| Sunrise Pointe | 24 | 2006 | 1 / $727,000 | 1 / $727,000 |
| Live Oak Landings | 23 | 1997 to 2001 | 5 / $499,000 | 5 / $499,000 |
| Boulder Pointe | 19 | 2007 | 1 / $1,300,000 | 1 / $1,300,000 |
| The Boardwalk of Manasota Key | 17 | 1984 | 0 | 2 / $765,000 |
| Island Breeze of Manasota Key | 13 | 1959 to 2016 | 1 / $530,000 | 1 / $530,000 |
| Manasota Shores | 13 | 1988 to 1992 | 2 / $345,000 | 3 / $355,000 |
| Gulf Island Strand | 11 | 2006 | 1 / $1,114,000 | 1 / $1,114,000 |
| The Villas I and II | 5 + 6 | 1983 | 1 / $625,000 | 2 / $650,000 |
| Sea Oats by the Bay | 9 | 1982 | 0 | 0 |
| Devine's Turtle Bay | 8 | 1984 (one 2024) | 1 / $467,500 | 1 / $467,500 |
| Lemon Bayview Villas | 8 | 1987 to 1988 | 1 / $549,000 | 1 / $549,000 |
| Spinnaker Bay | 8 | 1987 | 0 | 0 |
| Englewood Seacrest | 7 | 1984 | 0 | 0 |
| Gulf Breeze | 6 | 2006 | 0 | 1 / $1,729,000 |
| The Key | 6 | 1982 | 2 / $785,000 | 3 / $785,000 |
| Krystal Key | 5 | 1999 | 0 | 2 / $1,400,000 |
| Palm Bay | 5 | 1981 | 2 / $507,500 | 2 / $507,500 |
| Banyan Bluffs | 4 | 1977 | 2 / $900,000 | 2 / $900,000 |
| Oakwater Cove | not found by name in the DBPR extract | 1974 | 3 / $500,000 | 3 / $500,000 |
| Ko-Ko-Kai | not found by name in the DBPR extract | 1962 to 1967 | 0 | 0 |
| Pelican Bay Condo | not found by name in the DBPR extract | 1988 | 0 | 0 |
| 2720 Beach Road | not found by name in the DBPR extract | 1982 | 0 | 0 |
| The Waves of Manasota Key | not found by name in the DBPR extract | 2017 | 0 | 0 |
Sources: DBPR Division of Florida Condominiums registry extract (downloaded October 29, 2026); Charlotte County Property Appraiser roll and sales files, through September 9, 2026. The five buildings marked "not found by name" may be registered under a slightly different name; a name search on the DBPR condominium search page settles each one.
Englewood Beach core, on Beach Road west of the Tom Adams Bridge (Charlotte part):
| Building | DBPR recorded units | Years built (county) | 12-month sales / median | 24-month sales / median |
|---|---|---|---|---|
| Sandpiper Key (1601 Beach Road) | 215 | 1981 to 1982 | 15 / $310,000 | 23 / $330,000 |
| Englewood Beach Condo Villa 1 to 3 | not found by name in the DBPR extract | 1969 to 1974 | 1 / $335,000 | 1 / $335,000 |
| Mariner Village | 12 | 1993 to 1995 | 4 / $482,500 | 5 / $525,000 |
| Harbourview | 22 | 2007 | 0 | 0 |
Sources: DBPR registry extract (October 29, 2026); Charlotte County Property Appraiser roll and sales files, through September 9, 2026.
Sandpiper Key alone is 215 of the 348 condo parcels in this group, which is why the group's median ($342,500 on 20 sales) tracks Sandpiper Key's own median ($310,000 on 15 sales). A directory page lists a different unit count for Sandpiper Key; the state registry (215 units, recorded December 16, 1981) and the county roll (215 condo parcels) agree, so this page uses 215.
Gulf Boulevard buildings (Charlotte part, toward Stump Pass):
| Building | DBPR recorded units | Years built (county) | 12-month sales / median | 24-month sales / median |
|---|---|---|---|---|
| El Galeon South | 25 | 1981 | 1 / $350,000 | 2 / $325,000 |
| Englewood Beach Place | 21 | 1981 | 0 | 0 |
| El Galeon by the Sea | 20 | 1984 | 1 / $587,000 | 1 / $587,000 |
| Anglers Resort | 15 | 1958 to 1959 | 1 / $290,000 | 1 / $290,000 |
| Barefoot Beach of Manasota Key | 14 | 2005 | 0 | 1 / $1,225,000 |
| El Galleon East | 14 | 1977 | 1 / $395,000 | 1 / $395,000 |
| Sandpiper Cove | 14 | 1990 | 0 | 0 |
| El Galeon | 12 | 1969 to 1979 | 0 | 0 |
| Gulf Sands of Manasota Key | 12 | 1991 to 1993 | 0 | 0 |
| The Palms of Manasota Key | 12 | 2007 | 0 | 1 / $900,000 |
| Holiday Condo | 8 | 1981 | 0 | 2 / $272,500 |
| Sunset View | 4 | 1966 | 0 | 0 |
| Sea Oats Beach Club | not found by name in the DBPR extract | 1982 | 0 | 0 |
Sources: DBPR registry extract (October 29, 2026); Charlotte County Property Appraiser roll and sales files, through September 9, 2026.
No primary source read for this page states whether a given building faces the Gulf, faces the bay, or sits across the road, and none states story counts. The building names suggest water position but are not evidence. The recorded declaration of condominium (its legal description and exhibits) and the county's parcel map settle position and height for one address.
Which Manasota Key condo buildings are older and which are newer?
Most Manasota Key condos are in plats built in 1996 or earlier: 1,086 of the 1,248 condo parcels (87 percent; 1,086 divided by 1,248) sit in plats whose county built range ends in 1996 or earlier. This is the appraiser's year built, grouped by the last year of each plat's range. The bands are:
| Built range ends | Condo parcels | Buildings (county plat names) |
|---|---|---|
| 1996 or earlier | 1,086 | Sandpiper Key, Tamarind Gulf & Bay, Englewood Beach Condo Villa, Pelican Landing, La Coquina Beach, Castaways, Admiralty Villas, Tiki Apts, Surf Club on the Gulf, Sunburst, Fantasy Island, El Galeon group, Mariner Village and the other 1950s to 1990s plats |
| 1997 to 2001 | 28 | Live Oak Landings (1997 to 2001), Krystal Key (1999) |
| 2005 to 2017 | 113 | Sunrise Pointe, Gulf Island Strand, Gulf Breeze (all 2006), Boulder Pointe, Harbourview, The Palms (all 2007), Barefoot Beach of Manasota Key (2005), The Waves of Manasota Key (2017) |
| Mixed 1959 to 2016 | 21 | Island Breeze of Manasota Key (older units and a 2016 building on one plat) |
Sources: Charlotte County Property Appraiser roll (parcel counts and year built); arithmetic on the county plat roster (1,086 + 28 + 113 + 21 = 1,248).
Age matters here for three reasons: the state's 30-year milestone clock (25 years under Charlotte County's coastal option, below), insurance underwriting, and how much of a building's major systems have been replaced since construction. The county's built year is not the certificate of occupancy date that the statute uses, so ask the association for the date its milestone clock started.
Condo safety law: milestone inspections and SIRS
Florida requires milestone inspections and structural integrity reserve studies (SIRS) for condominium buildings of three or more habitable stories, and both rules now apply to Manasota Key buildings of that height. The law began with SB 4-D (2022 Special Session D, chapter 2022-269, approved May 26, 2022), was revised by SB 154 (2023, chapter 2023-203, approved June 9, 2023), and was revised again by CS/CS/HB 913 (2025, chapter 2025-175, approved June 23, 2025). The statute text below is from the 2025 Florida Statutes on flsenate.gov; confirm against the 2026 volume before relying on a date.
Milestone inspection (section 553.899). It applies to a building that is, in whole or in part, a residential condominium or cooperative and is three habitable stories or more as determined by the Florida Building Code. The first inspection is due by December 31 of the year the building reaches 30 years, measured from the certificate of occupancy, then every 10 years. A licensed architect or engineer does the phase one visual examination; phase two testing is required only if phase one finds substantial structural deterioration. The association must give each owner the inspector's summary within 45 days of receiving the report and post it on the property, and must publish the full report and summary on its website where it is required to have one. Repairs for substantial structural deterioration must commence within 365 days after the phase two report.
Structural integrity reserve study (section 718.112(2)(g)). It applies to buildings of three habitable stories or higher and must be repeated at least every 10 years. It covers the roof, structure, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item with a deferred maintenance or replacement cost over $25,000 whose failure would affect those items. It lists each item's remaining useful life, replacement cost and a recommended annual reserve. The study may be done by an engineer, an architect, or a certified reserve specialist or professional reserve analyst.
| Requirement | Date or trigger | Statute |
|---|---|---|
| First SIRS, unit-owner-controlled associations existing on or before July 1, 2022 | December 31, 2025, with an outside date of December 31, 2026 for a building whose milestone inspection is due on or before December 31, 2026 | s. 718.112(2)(g)7 |
| SIRS reserve funding follows the study | From January 1, 2026 (DBPR FAQ) | s. 718.112(2)(f), (g) |
| Waiving or reducing reserves for SIRS items | Not permitted in budgets adopted on or after December 31, 2024 | s. 718.112(2)(f)2.b |
| First milestone inspection, building 30 years old | By December 31 of the year it reaches 30 (before December 31, 2025 if it reached 30 on or after July 1, 2022 and before December 31, 2024) | s. 553.899(3) |
| Milestone repeat | Every 10 years | s. 553.899(3) |
| Local coastal option | The local government may require the first inspection at 25 years based on proximity to salt water | s. 553.899(3)(b) |
Sources: Florida Statutes 2025, sections 553.899 and 718.112 (flsenate.gov); Florida Division of Condominiums FAQ (condos.myfloridalicense.com); bill pages SB 4-D, SB 154 and HB 913.
The deadlines mean that, for an association existing in 2022 and controlled by owners, the first SIRS should already exist. A buyer in late 2026 can ask for it. The legislature moved this date once (from December 31, 2024 to December 31, 2025), and pre-enactment summaries still show the older date, so rely on the enacted statute and the state's own page.
The test is stories, not units. Buildings of two stories or fewer, and one-to-four-family dwellings with three or fewer habitable stories, fall outside both mandates. Parking levels with no living space do not count as habitable stories. No primary source read for this page publishes the story count of any named Manasota Key building, so this page does not say which buildings are covered. The county building department or the association can state the height for one address.
Does Charlotte County use the 25-year milestone option on Manasota Key?
Yes, for the Charlotte part of Manasota Key: Charlotte County adopted the 25-year option for condominium and cooperative buildings of three or more stories within three miles of salt water, then every 10 years (ordinance file 2024-6133; the county's legislation text reads "within three (3) miles of saltwater"). A Charlotte Sun report of June 26, 2024 described the county commission's action as applying to unincorporated Charlotte County. The text read for this page did not carry the adoption date or penalties, so ask the county for the ordinance itself.
With 87 percent of Charlotte-part condo parcels in plats built in 1996 or earlier, they would pass 30 years by 2026 under the state default anyway. The 25-year option matters mainly for the 28 parcels built 1997 to 2001 (Live Oak Landings, Krystal Key). The 113 parcels built 2005 to 2017 reach the milestone clock later, but a SIRS applies to a building of three habitable stories from the start, regardless of age. Charlotte County staff told the Sun that boards hire the inspector and the county records that it happened, so a buyer can ask the Charlotte County building department whether a milestone filing exists for a given address.
For the Sarasota part, the only condominium is Bow Point on the Beach. Its story count and the local milestone rule that applies to it were not confirmed for this page; ask the Sarasota County building official.
What do the reserve rules mean for Manasota Key condo budgets?
For SIRS items, owners cannot vote to waive or reduce reserves in budgets adopted on or after December 31, 2024, and cannot vote to use those reserves for other purposes. Associations may fund reserves with regular assessments, special assessments, lines of credit or loans (a loan or line of credit needs a majority vote of the total voting interests). HB 913 added flexibility: for budgets adopted on or before December 31, 2028, an association that completed a milestone inspection within the previous two calendar years may, by majority approval of the total voting interests, pause or reduce reserve funding for no more than two consecutive annual budgets to pay for milestone repairs. A SIRS is required before contributions resume.
What this means for a buyer: monthly dues, reserve balances and special assessments vary by building, and the state's rules push more building-repair cost into the budget than before. No public special assessment notice, milestone report or SIRS was found for any named Manasota Key building. That is a finding about the record, not a statement about any building: these are owner and buyer records, obtained on request.
DBPR keeps two public interactive lists of associations that submitted a SIRS reporting form (one for submissions before July 2025 and one for July 2025 and later), linked from the DBPR SIRS reporting page. Searching each association by name shows whether a form was filed; this research did not run those searches, so no building is reported as filed or not filed.
What to request before buying a Manasota Key condo
Ask for these documents during the contract's review period, and read them before the inspection period ends:
- The milestone inspection summary and full report (phase one, and phase two if there was one), and the association's repair schedule if the inspector found deterioration. If the building is under three habitable stories, ask for a written statement that the mandate does not apply.
- The most recent SIRS and the reserve funding plan it recommends, plus the current budget showing the reserve line for each SIRS item.
- The current annual budget, reserve balances, the last two years of assessments and any special assessments (itemized for milestone and SIRS work), and board minutes for the last 12 months.
- Whether reserves were paused or reduced under the HB 913 post-milestone provision, and any loan or line of credit the association holds.
- The master insurance policy declarations: windstorm and flood coverage, deductibles, and the most recent insurance appraisal. Then price your own unit owner policy against them.
- An estoppel certificate (the association's statement of the unit's account, dues and any assessments owed) and the association's questionnaire.
- The recorded declaration of condominium and all amendments, including the leasing article and rules and regulations (see the rental subsection).
- Post-2024 repair history: Hurricane Helene and Milton insurance claims, open repair contracts, seawall or revetment cost sharing, and any assessment adopted since fall 2024.
- The association's registration status in the DBPR registry and its active status on the Florida Division of Corporations (Sunbiz) record. Sunbiz statuses were not verified for any association in this research.
The official-records statute (section 718.111) gives owners a right to inspect association records, and a buyer under contract usually gets them through the seller or the management company. Your title or closing agent or a Florida real estate attorney can tell you which documents the contract entitles you to.
Can you rent a Manasota Key condo?
Whether you can rent a Manasota Key condo, and for how long, is decided building by building by the recorded declaration of condominium and the association's rules; there is no single rule for the key. State law adds one protection for existing owners: under section 718.110(13), an amendment that prohibits rentals, changes the minimum rental term, or limits the number of rentals in a period applies only to owners who consent to it and to owners who acquire title after the amendment's effective date.
What that means in practice: ask for the declaration and every recorded amendment, not only the current rules summary, and ask which amendments were adopted and when. The recorded declarations sit in the Charlotte County Clerk's official records for Charlotte-part buildings; for Bow Point, in the Sarasota County official records.
| Question | Charlotte part of Manasota Key | Sarasota part of Manasota Key |
|---|---|---|
| County short-term rental ordinance | None found (which is not the same as allowed everywhere) | County guide (2019) and Unified Development Code Article 8, section 124-131: 30-day minimum leases in single-family districts; stays under 30 days only on RMF-zoned barrier-island parcels, grandfathered under s. 509.032(7)(b) |
| Condo declaration | Controls each building; read the leasing article | Controls Bow Point; zoning and transient status of the hotel-condo units not confirmed |
| Tourist development tax | 5 percent, plus Florida sales tax | 6 percent, plus Florida sales tax |
| State license | DBPR license for a unit rented more than three times a year for under 30 days | Same state rule |
Sources: Sarasota County rental of dwelling units guide (2019) and Unified Development Code; Florida Statutes 509.032, 509.242 and 718.110; DBPR vacation rental licensing guide; county tourist tax pages as reported.
On the Sarasota part, 470 of the 487 parcels are zoned RE-2 and none is zoned RMF (the Sarasota zoning table, files dated October 21, 2026), which is the county's rule for where stays under 30 days are possible on barrier islands. That table is about parcels, not Bow Point's hotel-condo use, so it does not decide Bow Point.
This page does not state a minimum rental term for any building. Rental-management websites and listing remarks mention minimums that range from days to a month, and a listing remark for one building says rentals have no restrictions; those are marketing and portal statements, not the governing documents. The declaration decides.
Bow Point on the Beach (Sarasota part)
Bow Point on the Beach is the only condominium on the Sarasota County part of Manasota Key: 13 residential units recorded with the state (DBPR file 74574, recorded September 9, 2008) at 7990 Manasota Key Road, Englewood 34223. The state registry shows an initial filing on December 27, 2005 under the name Pearl Beach Condominium, a rename to Bow Point on the Beach in 2008, and a conversion inspection report in the developer's filing.
The Sarasota County Property Appraiser (files dated October 21, 2026) lists the property as 14 parcels on a 27,314 square foot lot area, of which 13 are coded "hotel condo unit" (use code 3904) and one is vacant. The appraiser's label is a land use code; the state calls the 13 units residential. This page uses "13-unit condominium".
What the record does not show: a county recorded-sale median for Bow Point (the Sarasota files do not break one out), the building's story count, and whether the milestone or SIRS mandates apply to it. A conversion of an older structure is often low-rise, which would put it outside both mandates, but only the Sarasota County building official can say. If you are considering a unit, ask for the declaration, the rental and transient-use rules, the budget, the insurance declarations and the post-2024 repair history, as in the checklist above.
Condo flood insurance and the Citizens rule
Most of Manasota Key is in a FEMA Special Flood Hazard Area (zones AE or VE), and the building's flood and wind coverage is a core part of a condo purchase. Under s. 627.351(6)(aa), Citizens Property Insurance requires flood coverage on its personal residential policies: inside the Special Flood Hazard Area for new policies on or after April 1, 2023 and renewals on or after July 1, 2023; elsewhere by dwelling replacement cost, $600,000 or more from January 1, 2024, $500,000 or more from January 1, 2025, $400,000 or more from January 1, 2026, and all other Citizens personal residential policies from January 1, 2027. The same subsection exempts policies without wind coverage and condominium unit owner policies.
So a unit owner's own policy with Citizens is exempt from that flood requirement. The building is a separate matter: the association's master policy, its flood coverage and its deductibles are set by the association. Ask for the master policy declarations page (wind and flood deductibles, limits), and ask your lender whether it requires separate flood coverage on the unit. FEMA flood zones, map dates and elevation rules for the two counties are covered in the flood section of this page.
What the public record does not show about Manasota Key condos
- Story counts and water position by building: county parcel maps, building permit records or the declaration.
- Milestone and SIRS status by building: the association, the Charlotte County building department, and DBPR's public SIRS lists.
- Special assessments and open insurance claims: board minutes and the association's budget.
- Hurricane damage by building: the Florida Department of Environmental Protection's March 2025 report counts structures county-wide, not by condominium. It lists Charlotte County at 111 structures with major structural damage (88 single-family, 8 multi-family, 15 other) and Sarasota County at 226, and rates the beach at Manasota Key and Englewood Beach as major dune erosion. Those are county totals for coastal structures, not Manasota Key counts.
- List prices and days on market: the MLS, not the county record.
The DBPR registry also carries an annual fee status for each association. It is a registration status, not a statement about a building's condition or finances, so this page does not print it. Re-check any status you rely on.
What is the Gulf to Bay co-op on Manasota Key?
Gulf to Bay Cooperative Inc. is a resident-owned cooperative at 2295 N Beach Rd on the Charlotte County part of Manasota Key, on about 7 1/2 acres between Lemon Bay and the Gulf of Mexico, and buying there means acquiring a share in the corporation and a right to occupy a unit, not a deed. The co-op governs itself under Florida Statutes chapter 719. This is a different place from the condominiums above and from the Hermitage Artist Retreat's gifted property, which that organization's own release also calls "the Gulf-to-Bay property".
What is a cooperative under chapter 719?
A cooperative, under section 719.103(12), is a form of ownership where legal title to the real property is vested in a corporation or other entity, and the beneficial use is evidenced by an ownership interest in the association and a lease or other muniment of title or possession granted by the association. The statute's "cooperative parcel" (section 719.103(14)) is the shares or other evidence of ownership in the association together with that lease or possession document. A unit owner (section 719.103(27)) is the person holding a share and the lease or possession document.
In plain terms: a condominium owner holds a deed to a unit, and a cooperative member holds a share plus a right of possession. That changes how you buy, finance and insure, and it is why the words "deed", "condo" and "HOA" do not describe Gulf to Bay. The regulator is the same state office that oversees condominiums, the Division of Florida Condominiums, Timeshares, and Mobile Homes at DBPR.
How does a share purchase work at Gulf to Bay?
The statute-level answer is general; the co-op's own documents control the details. A purchase transfers the share and the possession document under the co-op's articles, bylaws and occupancy agreement, and the co-op's approval rules apply. The Gulf to Bay Cooperative's public pages do not publish its approval process, transfer fees, monthly charges, unit count, lender policy or rental rules. These are UNVERIFIED on this page and sit in the co-op's articles, bylaws, occupancy or proprietary lease, annual budget and reserve documents. Ask for them in writing, through the listing agent or the co-op's office, before an offer is final.
Financing differs from a mortgage on a deeded parcel, because the collateral is a share and a possession right. Statute-based practical meaning: confirm early with the lender you plan to use that it makes share loans for this co-op, what down payment it requires, and whether it needs the co-op's own documents or approvals. Lender and approval specifics for Gulf to Bay were not found and are UNVERIFIED. Treat any statement of the co-op's occupancy or approval rules, including any age rule, as something to read in the co-op's recorded and governing documents rather than on a web page.
What does the county roll show for Gulf to Bay?
The Charlotte County Property Appraiser roll groups the property in a plat named Gulf to Bay Co-op with 108 parcels: 102 coded co-op, 5 vacant residential and 1 residential common element, with years built ranging from 1950 to 2025 (median year built 1969). The sales index (through September 9, 2026) shows 0 recorded home sales for this plat in either the 12-month or the 24-month window. That is not evidence that no units changed hands: a share transfer is not a deed, so the county sales index may not capture co-op resales, and that gap is why no co-op price or median appears on this page. Ask the co-op or your agent for recent resale information.
The 102 co-op parcels are roll parcels, not a published unit count. The co-op's own pages do not state how many units it has.
What does the co-op say about its grounds and history?
According to the co-op's own website (read October 29, 2026), the property began as a fishing camp in 1945 and was incorporated as a cooperative in 1991. The site describes a member-owned community with some full-time and some seasonal owners. On the Gulf side it lists a private beach, a covered retreat area and a members-only sunset spot reached on foot or by golf cart. On the bay side it lists private, assigned docks, a community fishing pier, a waterfront pavilion and seawall benches, plus a clubhouse that serves as the administrative office, a courtyard and laundry facilities. These are the co-op's descriptions, not independent findings, and the use of the beach, docks and pavilion belongs to members under the co-op's rules.
The co-op's site also describes restaurants within walking distance on Beach Road and nearby parks (Stump Pass Beach State Park, Blind Pass Park, Manasota Beach and Indian Mound Park) within a 5 to 10 minute drive, per its own description. The site's page for owners is restricted, so governing documents are not public there. See the co-op's about page.
What damage does the co-op report from the 2024 hurricanes?
The co-op's own website says the tiki hut and decks on the Gulf beach were lost in the 2024 hurricanes, with a rebuild planned and underway, and that the docks sustained significant damage, with repairs described as actively underway while the remaining docks serve owners' boats (page read October 29, 2026). The site gives no completion dates. No county permit, insurance or assessment record for the co-op was reviewed. Ask for the repair schedule, the cost and how it is being paid (reserves, insurance proceeds or member assessment).
Is the Gulf to Bay co-op the same as the Hermitage's Gulf-to-Bay property?
No. In January 2026 the Hermitage Artist Retreat announced a gift of a 6.5-acre, five-structure property (appraised at about $12,000,000) that its release calls "The Gulf-to-Bay property", less than half a mile from its existing campus. The cooperative at 2295 N Beach Rd is a different owner on a different, 7 1/2-acre parcel. This page uses the legal name Gulf to Bay Cooperative Inc. for the co-op to keep the two apart.
What to request before buying a share in the co-op
- Articles of incorporation, bylaws, the occupancy agreement or proprietary lease, and any recorded instrument that sets occupancy, age or approval rules.
- The annual budget, reserve balances, current and planned assessments, and any structural integrity reserve study or milestone inspection report that applies (chapter 719 refers to a structural integrity reserve study; whether it applies to a given building depends on the number of habitable stories, which is UNVERIFIED here).
- The approval process for a sale, transfer fees, move-in rules, and rules on renting or lending a unit to others.
- The master insurance policy: wind and flood coverage and deductibles, and what the co-op insures versus what a member insures.
- The repair schedule, funding and any open claims for the 2024 hurricane damage to the Gulf beach structures and docks.
- The lender's written confirmation that it finances share purchases in this co-op.
Sources: Gulf to Bay Cooperative Inc. website (about page and beaches page, October 29, 2026); Florida Statutes 2025, section 719.103; Charlotte County Property Appraiser roll and sales index, through September 9, 2026; Hermitage Artist Retreat announcement of January 2026.
Is Manasota Key in a flood zone?
Yes: most of Manasota Key lies in a FEMA Special Flood Hazard Area, mapped AE or VE, on both the Sarasota County part and the Charlotte County part, with some shaded and unshaded X zone. The zone belongs to the parcel, not the ZIP code (34223 covers both counties), so each flood fact below says which county it comes from. Run the exact address through the county flood map tool and request the property's elevation certificate before making an offer.
What do AE, VE and Coastal A mean on Manasota Key?
All three describe areas with a 1 percent annual chance of flooding, but they differ in wave action and in how a house must be built. FEMA's definitions, as the two counties apply them, are in the table.
| Zone or line | What FEMA says it is | What it means for a buyer |
|---|---|---|
| VE | Coastal High Hazard Area: 1 percent annual chance flood with waves of 3 feet or higher; base flood elevation (BFE) shown in whole feet | Homes stand on piles, with the bottom of the lowest horizontal member at or above the required elevation (Sarasota County flood maps page) |
| AE | 1 percent annual chance floodplain with a BFE; in coastal AE, waves are under 3 feet | The lowest floor must be at or above the county minimum elevation |
| Coastal A Zone and the LiMWA | The Limit of Moderate Wave Action (LiMWA) is the inland limit of 1.5 foot or higher breaking waves; the strip between the VE line and the LiMWA is the Coastal A Zone | Mapped AE for insurance and permits, but FEMA recommends building to V zone standards; Sarasota County requires a pile foundation or an engineer-certified filled stem wall seaward of the LiMWA |
| Shaded X | Moderate flood hazard (0.2 percent annual chance) | Outside the Special Flood Hazard Area, so no federal mandatory purchase, but Hurricane Milton's surge reached beyond mapped lines in places |
| Unshaded X | Minimal flood hazard | A small share of the key; confirm by parcel |
Sources: FEMA coastal glossary, FEMA LiMWA fact sheet, FEMA Technical Bulletin 9, Sarasota County flood maps page.
A federally backed mortgage requires flood insurance inside the Special Flood Hazard Area (Sarasota County flood maps page). Shares of the key by zone are not published as a parcel count. Treat any single percentage you see elsewhere as an estimate and check the parcel.
Which flood maps apply, and when did they take effect?
Two different Flood Insurance Rate Maps (FIRMs) apply, because unincorporated Sarasota County and unincorporated Charlotte County each administer their own part of the key. FEMA's Community Status Book lists these dates.
| Item | Sarasota County (north part of the key) | Charlotte County (south part, including Englewood Beach) |
|---|---|---|
| Community ID | 125144 | 120061 |
| Current effective map date | March 27, 2024 | December 15, 2022 |
| Initial FIRM identified | July 31, 1971 | September 19, 1975 |
| Community Rating System class | Class 5, 25 percent discount shown in FEMA's table | Class 5, 25 percent discount shown in FEMA's table |
| Joined the CRS | October 1, 1992 (Class 5 effective May 1, 2007) | October 1, 1992 (Class 5 effective April 1, 2023) |
Sources: FEMA Community Status Book for Florida; Sarasota County flood maps page.
Sarasota County's page says that on March 27, 2024 FEMA issued new flood maps. FEMA's Community Status Book is a snapshot, so confirm the date for a specific parcel on FEMA's Map Service Center before relying on it. No single design wind speed is stated here: the Florida Building Code assigns it by risk category from a map, and the permit for a given home shows the value used.
What does CRS Class 5 mean for flood insurance?
Both counties are Community Rating System Class 5. FEMA's class table pairs Class 5 with a 25 percent premium discount inside the Special Flood Hazard Area and 10 percent outside it. The caveat is that National Flood Insurance Program policies are now priced under Risk Rating 2.0, and FEMA's OpenFEMA data dictionary says that beginning with Risk Rating 2.0 there are no longer percentage discount differences for policies inside and outside the Special Flood Hazard Area.
In practice, the Class 5 standing helps eligible NFIP policies, but it is not a number you can subtract from a quote. Ask an insurance agent for the actual quote on the actual address.
What are an elevation certificate and the base flood elevation?
The base flood elevation is the height, in feet on the NAVD88 datum, that floodwater is expected to reach in a 1 percent annual chance flood at that spot. An elevation certificate is a surveyor's document that records the building's lowest floor elevation, the flood zone and the BFE. FEMA says Risk Rating 2.0 uses first floor height as one rating factor, and the certificate shows compliance with county floodplain rules.
Ask the seller for the current certificate. Both counties keep certificates on file for some properties (Charlotte County hosts them through its Forerunner portal; Sarasota County keeps a public folder). If none exists, a new one is a buyer cost to plan for before the offer deadline, not after.
What is the 50 percent rule for rebuilding on Manasota Key?
If the cost to repair or improve a building equals or exceeds 50 percent of its market value before the work (or before the damage), it counts as a substantial improvement or substantial damage and must be brought into compliance with current flood rules, including elevation above the base flood level. FEMA's coastal manuals add that when repairs and improvements are made at the same time, the costs are added together against the 50 percent threshold.
- Charlotte County part: the county's building permit pages call it the "FEMA 50% Rule" and tie it to the Floodplain Management Ordinance. A damaged structure must be updated to meet Florida Building Code standards, including elevation requirements.
- Sarasota County part: the county's flood maps page sets the elevation rule by zone and refers substantial damage questions to Planning and Development Services. The county's numeric freeboard in its Floodprone Areas Ordinance was not retrieved, so confirm it in the county code.
The county, not the seller, makes the substantial damage determination. A buyer of a storm-damaged home should ask for it in writing, along with the permit history.
What are the Coastal Construction Control Line and Sarasota's Gulf Beach Setback Line?
The Coastal Construction Control Line (CCCL) is a Florida DEP line marking the upland limit of a 100-year storm's effect. It is a permitting boundary, not a setback: building seaward of it is not prohibited, but new construction, additions, remodels and foundation work need a DEP permit unless exempt, and the project must meet special siting and design standards. Under s. 161.053, Florida Statutes, most major structures may not be permitted seaward of the 30-year projected seasonal high-water line. A damaged major structure may be repaired or rebuilt within its original foundation or relocated landward, but repairs may not expand capacity seaward of that 30-year projection.
Charlotte County's CCCL map of record was recorded January 29, 1985. Sarasota County's recording date was not found. Which parcels sit seaward of the line is a parcel-level check: use DEP's Map Direct CCCL tool and ask DEP's CCCL program for the property's permit history. Violations carry fines up to $15,000 per offense per day under s. 161.054, and a lien blocks new permits until resolved.
On the Sarasota County part there is a second, county layer. The Gulf Beach Setback Line, established in 1979, is a county line; construction seaward of it needs a Coastal Setback Variance from the County Commission. A Sarasota News Leader report describes the Commission unanimously denying a variance on November 19, 2024 for a residence fully seaward of the line on Siesta Key. That is not a Manasota Key case, but it shows how the line is applied. Whether a Manasota Key parcel is seaward of either line was not checked for this page.
What should a buyer know about flood and wind insurance?
Four facts matter before an offer. None is a quote; premiums are carrier and property specific.
- NFIP Risk Rating 2.0. FEMA prices NFIP policies on flood frequency, distance to water, several flood types (including storm surge and coastal erosion), elevation and the cost to rebuild. FEMA states that flood zones do not determine flood risk, so request an elevation certificate and a written quote.
- Citizens flood requirement. Under s. 627.351(6)(aa), Florida Statutes, Citizens Property Insurance requires flood coverage on personal residential wind policies on the schedule below. Most single-family homes on the key are inside the Special Flood Hazard Area, so the 2023 rule already applies to them.
- Wind mitigation credits. Section 627.0629 requires insurers to offer credits for features that reduce windstorm loss, such as roof deck attachment, roof-to-wall connections, secondary water resistance and impact-protected openings. The state's Uniform Mitigation Verification Inspection form was revised effective April 1, 2026, and an inspection is valid for five years. Credit sizes vary by carrier.
- My Safe Florida Home. The program's site advertises $10,000 grants; the match is $2 from the state for every $1 from the homeowner, up to $10,000, subject to legislative appropriation, and the home must have an insured value of $700,000 or less. Eligible work includes opening protection, roof-to-wall and roof deck attachment, and secondary water resistance. Many Manasota Key homes will be above that insured value limit, so check the program site for current status.
| Citizens policy segment | Flood coverage required on policies effective on or after |
|---|---|
| Inside the FEMA Special Flood Hazard Area, new policies | April 1, 2023 |
| Inside the Special Flood Hazard Area, renewals | July 1, 2023 |
| Outside it, dwelling replacement cost $600,000 or more | January 1, 2024 |
| Dwelling replacement cost $500,000 or more | January 1, 2025 |
| Dwelling replacement cost $400,000 or more | January 1, 2026 |
| All other personal lines residential property | January 1, 2027 |
Sources: s. 627.351, Florida Statutes (2025); Citizens Property Insurance flood page. Policies without wind coverage and condominium unit owners policies are exempt. Private flood carriers may satisfy the requirement.
What evacuation zone is Manasota Key in?
Check by address; the answer is not the same for every parcel. Charlotte County's Know Your Zone tool uses Zone A (Red) as the highest-risk zone and the first ordered, and the county says barrier islands are included in Red Zone evacuations. Sarasota County uses evacuation levels A through F, with A first, and notes that bridges and barrier islands may be closed to traffic. Both of the key's bridges can close before a storm. No blanket statement that every parcel is in the first zone or level is made here; the county lookup for each address is the source.
What did Hurricanes Helene and Milton do to Manasota Key?
Hurricanes Helene and Milton, two weeks apart in 2024, flooded Manasota Key with storm surge, cut a new inlet near its south end, washed out part of Manasota Key Road and eroded the beach to Florida DEP's highest erosion category in both counties. The National Hurricane Center (NHC) and DEP are the primary records; news reports are described in words below, and the damage counts that exist are county-wide, not counts for the key alone.
How high was the storm surge from Helene and Milton?
NHC's reports give these figures. Ian and Charley are included because buyers ask about them.
| Date | Storm | Effect at or near Manasota Key (NHC) |
|---|---|---|
| August 13, 2004 | Charley | Landfall near Cayo Costa; the report gives no Englewood surge value |
| September 28, 2022 | Ian | Landfall at Cayo Costa and Punta Gorda; sensors in Port Charlotte and Englewood stayed dry because of offshore winds |
| September 26, 2024 | Helene | Passed offshore; 4 to 6 feet of surge above ground "from Venice to south of Englewood" |
| October 9 to 10, 2024 | Milton | Landfall on Siesta Key; 6 to 9 feet above ground from Venice to Boca Grande, with an isolated peak of up to about 10 feet near Manasota Key |
Sources: NHC Tropical Cyclone Reports AL092024 (Helene), AL142024 (Milton), AL092022 (Ian), AL032004 (Charley).
NHC flags the Milton peak as uncertain: surveyors could not find a high-confidence high water mark in the hardest-hit area, and waves on top of the surge likely exceeded 1.5 times the stilled water level. Read it as "up to about 10 feet above ground near Manasota Key (NHC estimate)," not as a depth for every lot. Local news reports from October 2024 described sand piled on Manasota Key roads and surge entering homes; those are descriptions, not measurements.
What is Milton Pass, and is it still open?
Milton Pass is the inlet Hurricane Milton cut through the south end of Manasota Key in October 2024, in Charlotte County at the north end of Stump Pass Beach State Park, between reference monuments R-16 and R-17. NHC named it in its report. Florida DEP's August 2026 Strategic Beach Management Plan says the breach was about 400 feet wide by January 2025 and that observations in May 2026 found it had closed by natural infilling and accretion.
Earlier local reports differ: a March 2026 conservancy article described the pass as still filling, and a 2025 news item said the state had not decided whether to fill it. DEP's August 2026 statement is the later primary record, so this page treats the pass as closed as of May 2026. Stump Pass, not Milton Pass, is the navigable channel.
What happened to Manasota Key Road?
On the Sarasota County part, about 2,000 feet of Manasota Key Road north of Blind Pass Beach Park washed out in 2024. DEP's March 2025 report puts the damage at about 1,800 feet between R-175 and R-176. A temporary road, reported at about $2 million, reopened to through traffic in January 2026 (the county announced completion January 12, 2026). No county schedule for a permanent repair was found; a Sarasota Herald-Tribune report gives summer 2029. Flooding closed the road again October 9 to 12, 2026, and it reopened after sand was cleared, according to a local television report.
For buyers on the Sarasota part, the road is part of due diligence: ask the county for its current road status and any plans that affect the parcel.
How many structures were damaged?
No count for Manasota Key alone was found. The figures that exist are Florida DEP's March 2025 counts of structures with major structural damage in each county's whole Coastal Building Zone, after Helene and Milton combined.
| County (whole coastal zone) | Major structural damage | Single-family | Multifamily | Other |
|---|---|---|---|---|
| Sarasota | 226 | 143 | 35 | 48 |
| Charlotte | 111 | 88 | 8 | 15 |
Source: Florida DEP, Hurricane Helene and Hurricane Milton Post-Storm Beach Conditions and Coastal Impact Report, March 2025. These counts cover all of each county's coast, not only Manasota Key, and the two rows are not added together here.
The same report places the Manasota Key damage in specific spots. In Sarasota County, single-family homes and seawalls were destroyed near R-171 to R-173, and flooding reached Manasota Key Road near R-180. In Charlotte County, single-family dwellings were destroyed near R-2, and Englewood Beach multifamily buildings had major damage near R-4, R-8 and R-9. Charlotte County's own countywide assessment totals include Punta Gorda and the Peace River area and are not a Manasota Key figure.
How bad was the beach erosion?
DEP rated Manasota Key at erosion condition IV, the report's highest category, "major beach and dune erosion," in both counties: R-148 to R-182 in Sarasota County and R-1 to R-21 (Manasota Key and Englewood Beach) in Charlotte County. In Sarasota County, Helene narrowed beaches by 20 to 50 feet and deposited 2 to 6 feet of sand on dune crests, particularly on Casey Key and Manasota Key. In Charlotte County, all 12.2 miles of beach were condition IV and lost 20 to 50 feet of width. Milton "caused a large breach of Manasota Key at the north end of Stump Pass State Park south of the bathhouse between R-16 and R-17."
How have the parks recovered?
Only what the records show is stated here; confirm current status before relying on it.
- Stump Pass Beach State Park (Charlotte County): a local television report described the park reopening nearly a year after the storms. The state page lists a $3 per vehicle fee paid at a card kiosk since October 5, 2026.
- Englewood Beach at Chadwick Park (Charlotte County): the county reports the southern parking entrance reopened April 2, 2025. A Suncoast Post report in July 2026 described limited spaces and a free park-and-ride from Tringali Park during the renourishment work.
- Blind Pass Beach Park (Sarasota County): the road north of the park was the washout described above. A local television report said the road reopened after the October 2026 flooding.
- Manasota Beach Park (Sarasota County): no recovery record was found for this page.
What should a buyer ask a seller after the 2024 storms?
The county record shows storm-cleared and rebuilding parcels, but no published count of "substantially damaged" homes exists for either part of the key. On the Sarasota part, the 2026 roll flags 13 parcels as vacant after calamity and 4 as new construction not substantially complete (Sarasota County Property Appraiser, files dated October 21, 2026). Ask the seller for these documents:
- Permits: every permit since September 2024, including repairs, finals and any certificate of occupancy or completion, and the contractor's license number.
- Substantial damage determination: the county's written determination, or a statement that none was issued. If repairs reached 50 percent of pre-damage market value, ask how the home was brought into compliance.
- Elevation certificate: a current one, with the lowest floor and base flood elevation.
- Claims history: flood and wind claims, amounts paid and any open claims. Florida's flood disclosure statute, s. 689.302, covers flood damage and claims during the seller's ownership; read the exact form.
- CCCL status: whether the home is seaward of the line and any DEP permit or exemption on file.
- Wind mitigation inspection: one on the form revised April 1, 2026.
For condominium buildings, add the association's post-storm repair record, special assessments and structural reserve study, which are held in the condo documents and estoppel certificate.
Is Manasota Key being renourished?
Yes, on the Charlotte County part: the Board of County Commissioners approved the contract for the second major Manasota Key renourishment on October 27, 2026, with construction estimated from January 1, 2027 to April 30, 2027. On the Sarasota County part, no new nourishment is funded in Florida DEP's 2026-27 plan, only monitoring of the 2020 project. The two parts pay for beach work differently, and a buyer should read each parcel's own assessment.
What is the Charlotte County renourishment project?
Charlotte County calls it the second major renourishment of the Manasota Key shoreline, built on the same design template as the 2019 to 2020 project. It includes storm damage repairs and restoration of the dune system at Chadwick Cove Beach Park. The county page lists the design engineer as Coastal Engineering Consultants, Inc., and says state and federal dollars encumbered for disaster recovery are included. Bids were received September 30, 2026. The county page controls on dates; an earlier news report quoted a November 2026 start, which the county page has since replaced. Construction dates can move with weather, permits and contractor schedule.
The contract amount, contractor and sand volume are not on the county page. The Board's October 27, 2026 agenda item and bid tabulation hold them.
What happened in the 2020 project?
Florida DEP records that the regional Manasota Key Beach Restoration Project was completed in May 2020, placing 880,280 cubic yards between R-173.4 in Sarasota County and R-15.3 in Charlotte County. DEP permits for both counties were issued in May 2019 and modified in December 2019. A mitigation reef followed in 2021. In June 2022 the Stump Pass dredge placed sand north and south of the pass (see the dredging table below).
| May 2020 placement (DEP) | Cubic yards | Length |
|---|---|---|
| Charlotte County, offshore sand | 578,600 | 2.5 miles |
| Sarasota County, offshore sand | 301,680 | 1.9 miles |
| Regional total | 880,280 | R-173.4 to R-15.3 |
Source: Florida DEP Strategic Beach Management Plan, Southwest Gulf Coast Region, August 2026. The 578,600 and 301,680 add to 880,280, the DEP total. Other sources quote 1,000,000 or 1,009,000 cubic yards, which were permitted or listed volumes; DEP's placed volume is used here.
How does Charlotte pay for it, and what is the assessment?
The Charlotte County part is funded through the Manasota Key Beach Renourishment Municipal Service Benefit Unit (MSBU), a non-ad valorem assessment on the November property tax bill, not a millage. It has two charges. A recreation charge applies to every parcel in the unit (residential by equivalent dwelling unit, commercial and government by value) and covers about 80 percent of the cost. A Nearshore Benefit Zone charge covers about 20 percent and applies only to parcels nearest the Gulf, scored at one point per 10 feet of beachfront and one point per 0.1 acre. The unit has 2,025 parcels (1,996 residential, 23 commercial, 6 government), and the county said 28 new nearshore parcels were mostly condominium units split from an existing parcel.
| Category (annual) | Basis | Cycle 1 rate | Cycle 2 proposed | Cycle 2 maximum |
|---|---|---|---|---|
| Residential recreation | per EDU | $363.60 | $259.56 | $1,393.70 |
| Nearshore Benefit Zone | per point | $59.42 | $45.80 | $251.18 |
| Commercial recreation | per dollar of value basis | $1.417 | $0.73 | $3.91 |
| Government recreation | per dollar of value basis | $1.422 | $0.73 | $3.91 |
Source: Charlotte County, "Beach Renourishment, Manasota Key" presentation, April 6, 2026. The maximum is the rate if no federal, state or county money arrives; it is a cap, not a forecast of the bill. The proposed rates assumed $7,099,166 federal, $796,245 state and an $11,840,000 county subsidy, with a further $7,106,008 of state money not yet awarded.
The same presentation puts the Manasota Key total at $26,545,708 ($23,524,613 capital plus $3,021,095 maintenance), or $4,002,708 a year, before any outside funds. The July 22, 2026 public hearing notice estimated total assessment revenue for fiscal 2026-27 at $4,001,933, with the first charge on the November 2026 bill. The final adopted Cycle 2 rates were not found; the sample notice shows placeholder amounts. The amount for a specific parcel is on that parcel's notice and in the county's MSBU record search.
Is the 0.7798 mill MSTU the same thing?
No. The Manasota Key Street and Drainage Municipal Service Taxing Unit (MSTU) is a separate Charlotte County charge of 0.7798 mills, listed as final for 2026. It funds swales, culverts, lighting and signs, and a sidewalk program of about $6.9 million along Gulf Boulevard and North Beach Road. It applies to Charlotte County parcels only and is in addition to the beach MSBU. No separate Stump Pass dredging MSTU was found, and none is claimed here.
What about the Sarasota County part?
No new Sarasota County nourishment is funded. Florida DEP's FY2026-27 Beach Management Funding Assistance plan lists only post-construction monitoring of the 2020 project for Sarasota's Manasota Key project: $63,000 for FY2026-27 ($23,593.50 state, $39,406.50 local) and $36,300 for FY2028-29, with nothing for new construction through FY2030-31. DEP's August 2026 plan also describes erosional hotspots between R-173 and R-175 in 2025 after the storms.
An assessment district exists. The Sarasota County Tax Collector's 2025 millage sheet lists a non-ad valorem levy called Manasota Key Beach Restoration (code I051). A Sarasota News Leader report on the November 2020 vote described seven annual assessments estimated at $491 to $7,993, with 23 "gap" parcel owners who opted out of the 2020 work still assessed. Current per-parcel amounts for each property class were not found; the tax bill and the county's non-ad valorem assessment records show them.
How many miles of Manasota Key are critically eroded?
Florida DEP's June 2026 Critically Eroded Beaches report lists these segments on Manasota Key, which add to 8.3 miles (4.5 plus 3.8).
| County | Segment | Miles | Notes |
|---|---|---|---|
| Sarasota | R160 to R183.7 | 4.5 | Threatens private development and Manasota Key Road; some rock revetments; county designation last revised July 2021 |
| Charlotte | R1 to R21.2 | 3.8 | Includes Englewood Beach and Stump Pass State Park; designation last revised August 2016 |
| Charlotte | Stump Pass south shore | 0.1 | Inlet shoreline; threatens residential development on Knight Island |
Source: Florida DEP, Critically Eroded Beaches in Florida, June 2026. DEP's August 2026 plan also lists a separate segment of about 1.0 mile, R143 to R148.3, on the north end of Manasota Key in Sarasota County.
How often is Stump Pass dredged?
Stump Pass has been dredged and the sand placed on the Charlotte County beaches several times. Florida DEP's table lists these placements (volumes only).
| Completed | Cubic yards placed | Reach |
|---|---|---|
| August 1981 | 110,000 | R16 to R19 |
| July 2003 | 100,000 | R14.5 to R17 |
| June 2006 | 155,060 | R14 to R18 |
| May 2011 | 156,250 | R14.5 to R20 |
| May 2017 | 145,380, plus 23,000 from terminal groin excavation | R18 to R21 |
| June 2022 | 100,000 | R18 to R21 |
| April 2025 | 182,000 | R18 to R21 in DEP's table; its text says R22 to R25 |
Source: Florida DEP Strategic Beach Management Plan, Southwest Gulf Coast Region, August 2026, Table 9. Charlotte County's capital plan shows maintenance dredging budgeted in fiscal 2026 and a next cycle in fiscal 2029; the county's Stump Pass project page was no longer posted on October 29, 2026. Ask the county for the current dredging schedule.
What should a buyer confirm about beach work?
- Which county the parcel is in, and whether it falls inside the Charlotte MSBU or the Sarasota assessment district.
- Whether the parcel is in the Charlotte Nearshore Benefit Zone, and its recreation units and points as shown on the roll.
- The most recent assessment notice and the maximum annual assessment field on it.
- For a condominium, how the association handles the assessment: the building's declaration and budget show it.
- Construction timing and beach access: parking at Englewood Beach was limited and a park-and-ride ran during the 2026 preparation.
What does it cost to own a home on Manasota Key?
Owning on Manasota Key costs different amounts depending on the county line: the 2026 ad valorem rate is 11.3068 mills on the Sarasota County part and 16.3481 mills on the Charlotte County part (Tax District 003), before fire, beach and other non-ad valorem lines. The figures below come from each county's 2026 rate records, kept side by side and never blended.
What is the property tax rate on Manasota Key?
Manasota Key is unincorporated in both counties, so the bill depends on the county where the parcel sits. For the 2026 tax year (values as of January 1, 2026; bills mailed by November 1, 2026), the Sarasota County Tax Collector's 2026 millage sheet (revised October 16, 2026) shows 11.3068 mills for unincorporated Sarasota County. The Charlotte County Property Appraiser's 2026 final millage chart shows 16.3481 mills for Tax District 003, which includes the Manasota Key Street and Drainage MSTU.
A mill is $1 of tax per $1,000 of taxable value. The Sarasota sheet file name says "Prelim," so confirm the rate against the November bill. Confirm a Charlotte parcel's taxing district on its property record card, because the district was not tested parcel by parcel.
Sources: Sarasota County Tax Collector 2026 millage sheet; Charlotte County Property Appraiser 2026 final rate chart.
How much is property tax on $750,000 of taxable value?
At a $750,000 taxable value, ad valorem tax is $8,480.10 on the Sarasota part and $12,261.08 on the Charlotte part, a difference of $3,780.98 a year before non-ad valorem lines. The arithmetic is mills times taxable value divided by 1,000, which is the same as mills times 750:
| County part of the key | Mills | Arithmetic | Ad valorem tax |
|---|---|---|---|
| Sarasota (unincorporated), 2026 | 11.3068 | 11.3068 x 750 | $8,480.10 |
| Charlotte (Tax District 003), 2026 | 16.3481 | 16.3481 x 750 = 12,261.075 | $12,261.08 |
The example treats $750,000 as the taxable value for every levy. It is not a price: a buyer is assessed at about market value as of the January 1 after closing, so a first-year bill built from the seller's old assessed value will usually be too low.
Adding the Englewood Area Fire Control assessment of $266.31 (fiscal year 2025-26 rate) gives $8,746.41 on the Sarasota part (8,480.10 + 266.31) and $12,527.39 on the Charlotte part (12,261.08 + 266.31). Beach, water and sewer lines are not in those totals because their per-parcel amounts were not published. Paying in November earns a 4 percent discount, December 3 percent, January 2 percent and February 1 percent, and taxes become delinquent April 1.
Sources: Sarasota County Tax Collector 2026 millage sheet; Charlotte County Property Appraiser 2026 final rate chart; Englewood Area Fire Control District assessment page; Florida Statutes s. 197.162.
Why does the Charlotte part show a higher rate?
The gap comes from how each county funds services. On the 2026 records, Charlotte's county general rate is 6.1275 mills against 3.2317 in Sarasota. Charlotte also levies a 2.3578-mill law enforcement MSTU, and its two school lines total 6.2720 mills against 5.9290 in Sarasota. Sarasota funds some services through separate flat assessments instead.
| Levy group (2026) | Sarasota part | Charlotte part (District 003) |
|---|---|---|
| County general | 3.2317 mills | 6.1275 mills |
| Law enforcement MSTU | none on the sheet | 2.3578 mills |
| School board (state and local) | 5.9290 mills | 6.2720 mills |
| Emergency medical services | 0.7300 mills | not a separate line on the chart |
| Manasota Key Street and Drainage MSTU | none | 0.7798 mills |
| Total ad valorem | 11.3068 mills | 16.3481 mills |
Sources: Sarasota County Tax Collector 2026 millage sheet; Charlotte County Property Appraiser 2026 final rate chart and 2026 DR-403 certification.
How do homestead, Save Our Homes and the 10 percent cap work?
Florida's homestead exemption is the first $25,000 of value plus an additional exemption on assessed value above $50,000. The additional exemption does not apply to school levies and is indexed to inflation. Together they are about $50,000, and one Florida property appraiser publishes a combined $51,411 for 2026. Ask the Sarasota County or Charlotte County property appraiser for the exact current figure; the application deadline is March 1.
- Save Our Homes: once a home is homesteaded, its assessed value can rise each year by no more than the lower of 3 percent or the change in the Consumer Price Index (s. 193.155).
- Non-homestead cap: second homes, rentals and other non-homestead residential property are capped at a 10 percent annual assessed-value increase (s. 193.1554), and the assessment resets to market value on January 1 after a change of ownership or control.
- Portability: an owner can carry part of Save Our Homes savings to a new Florida homestead, limited to the lesser of $500,000 or the prior home's gap between market and assessed value.
Sources: Florida Statutes ss. 196.031, 193.155 and 193.1554 (Florida Senate, 2025 statutes).
What is Amendment 3 on the November 3, 2026 ballot?
Amendment 3 (CS/HJR 1-F), titled "Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments," is on the Florida ballot on November 3, 2026. If voters approve it, the homestead exemption for non-school levies would rise to $150,000 in 2027 and $250,000 in 2028, and the non-homestead assessment cap would fall from 10 percent to 5 percent. The $25,000 school exemption would stay.
Exemptions do not reduce non-ad valorem lines such as the fire assessment. This page was drafted six days before the vote, so every homestead and cap sentence above describes the law in force on October 29, 2026. Re-check it against the result.
Sources: Florida Department of State ballot summary; Florida Senate bill summary for CS/HJR 1-F.
What is the Charlotte beach assessment and the 0.7798-mill MSTU?
Two different Charlotte County charges apply only to Charlotte-part parcels. The first is the Manasota Key Street and Drainage MSTU, an ad valorem line of 0.7798 mills, final for 2026. On $750,000 of taxable value that is 0.7798 x 750 = $584.85 a year. The county's FY2026 record shows it funds roads, drainage, mowing and lighting, plus a sidewalk program.
The second is the Manasota Key Beach Renourishment MSBU, a non-ad valorem assessment on the November tax bill, not a millage. It covers 2,025 parcels and has two parts: a recreation charge on every parcel, and a nearshore charge on parcels closest to the Gulf. In the county's April 6, 2026 presentation the residential rate was $363.60 per equivalent dwelling unit in Cycle 1, $259.56 proposed for Cycle 2, with a maximum of $1,393.70. The nearshore charge was $59.42 per point in Cycle 1, $45.80 proposed and $251.18 at the maximum.
The final adopted Cycle 2 rates were not found, so the proposed figures are not a bill. A condominium unit's equivalent dwelling unit count is set on the roll. The county's MSBU record search shows a parcel's own amount. The county approved the construction contract on October 27, 2026 and estimates construction from January 1 to April 30, 2027.
Sources: Charlotte County Property Appraiser 2026 DR-403; Charlotte County Manasota Key Beach Renourishment project page and April 6, 2026 MSBU presentation.
What is the Sarasota beach assessment on the Manasota Key part?
The Sarasota County Tax Collector's non-ad valorem list includes a Manasota Beach Restoration assessment (roll code I051) for 10/26 to 9/27. The per-class amounts were not found on any county page that could be read, so this page gives no dollar figure for it. Sarasota press coverage from 2020 described seven annual payments for owners in the project area. Ask the Sarasota County Tax Collector or the county in writing for the parcel's current amount, and check the line on the tax notice.
Sarasota's record also shows no new nourishment funded in the state's FY2026-27 plan, only $63,000 of monitoring of the 2020 project. The renourishment section of this page covers the schedule for both counties.
Sources: Sarasota County Tax Collector non-ad valorem list; Florida DEP FY2026-27 beach funding plan.
What is the Englewood fire district assessment?
The Englewood Area Fire Control District serves both counties' parts of the key and bills a non-ad valorem assessment. For fiscal year 2025-26 the district lists $266.31 per residential dwelling unit, $58.57 for a vacant lot, $0.38 per square foot for commercial property and $0.27 per square foot for a church. Sarasota County Fire Rescue's countywide assessment does not cover Englewood. The fiscal year 2026-27 rate was not posted when this page was drafted.
New construction also carries a fire impact fee. The district's page lists $404.35 for a single-family home and $808.70 for a duplex, and it does not date that table.
Sources: Englewood Area Fire Control District, assessments, fees and charges.
What about water and sewer on Manasota Key?
The Englewood Water District serves water on both the Sarasota and Charlotte parts of the key. Sewer is where parcels differ. The district's June 2021 sewer master plan update lists north and central Manasota Key on the Sarasota part as "Sewer Not Available," with service planned on 15 and 20 year horizons, so septic is a due-diligence item there. For the Charlotte part, sewer status is unverified: confirm septic or sewer on the parcel with the district before relying on either.
Sarasota tax bills carry Englewood Water District codes only for parcels that are connected or in the benefit area. Ask the district in writing for a parcel's service status and any capital charge.
Sources: Englewood Water District sewer master plan update (June 2021); Sarasota County Tax Collector non-ad valorem list.
Where do insurance costs fit in?
Flood and wind insurance are separate costs that this section does not price. The flood-zone section, "Is Manasota Key in a flood zone?", covers the FEMA zones, Citizens requirements and what to ask an insurer for.
Which cost items apply in each county?
| Cost item | Sarasota part | Charlotte part |
|---|---|---|
| 2026 ad valorem total | 11.3068 mills | 16.3481 mills (District 003) |
| Ad valorem on $750,000 taxable | $8,480.10 | $12,261.08 |
| Key-specific ad valorem line | none found | Street and Drainage MSTU, 0.7798 mills ($584.85 at $750,000) |
| Fire assessment (FY 2025-26) | $266.31 residential | $266.31 residential |
| Beach assessment | Manasota Beach Restoration, amount not found | Beach Renourishment MSBU, proposed Cycle 2 $259.56 per EDU (final not found) |
| Water and sewer | Englewood Water District; north and central key sewer not available (2021 plan) | Englewood Water District; sewer status unverified, confirm on the parcel |
| November payment discount | 4 percent | 4 percent |
Sources: Sarasota County Tax Collector; Charlotte County Property Appraiser; Englewood Area Fire Control District; Englewood Water District; Charlotte County MSBU presentation (April 6, 2026).
Can you rent out a Manasota Key home?
Whether you can rent out a Manasota Key home depends on the county, the zoning and, for condominiums, the recorded documents. Sarasota County requires leases of at least 30 days in single-family districts; no Charlotte County vacation-rental ordinance was found in the sources read, which is not the same as allowed everywhere. Florida law and licensing apply on both parts.
What does Florida law say about local vacation-rental rules?
Section 509.032(7), Florida Statutes, preempts regulation of public lodging establishments to the state, and 509.032(7)(b) bars local governments from prohibiting vacation rentals or regulating their duration or frequency. The exception is a local law, ordinance or regulation adopted on or before June 1, 2011, which is grandfathered. Counties may still inspect for Florida Building Code and Fire Prevention Code compliance.
A 2024 bill (CS/SB 280) that would have set statewide vacation-rental rules was vetoed on June 27, 2024, and no preemption-expanding bill passed in 2025. The 2026 bills SB 608 and CS/SB 658 concern pool and water safety for licensed vacation rentals; check their final status before relying on them.
Sources: Florida Statutes s. 509.032; Florida Senate bill pages for 2026 SB 608 and SB 658.
What are the rental rules on the Sarasota part?
On the Sarasota County part of the key, the county's Rental of Dwelling Units guide (dated 2019) says leases in single-family districts must be at least 30 days. Stays under 30 days are allowed only in RMF-zoned units on the barrier islands, which the guide names as Siesta Key, Casey Key and Manasota Key. The cited code is the Unified Development Code, Article 8, Sec. 124-131. The guide also says a short-term rental is not a transient accommodation. This 30-day rule is the grandfathered pre-June 1, 2011 rule described above.
The county's zoning table for the Sarasota part shows 470 of 487 parcels as RE-2 and none as RMF. On that record, the zoning district where the guide allows stays under 30 days does not appear on the Sarasota part. The 487 parcels include 301 single-family detached parcels, 43 multi-dwelling parcels, 62 vacant parcels and the 13-unit Bow Point on the Beach condominium, which the appraiser codes as hotel condo units. Its transient-use status was not verified. A rezoning can change a parcel's district, so confirm the parcel's zoning and rental standing from the county in writing.
The county's own copy of the guide could not be read, so the wording comes from a hosted copy of the August 2019 document. Check it against the current code.
Is Sarasota County planning short-term rental registration?
At its April 2026 meeting, the Sarasota County Commission unanimously asked staff to report on a registration program for short-term rental owners in unincorporated areas, with fees meant to be net-neutral. News coverage described the request as driven by tourist-tax collection and complaints on Siesta Key; Manasota Key was not mentioned. No program, fee or date had been adopted in the sources read, and today's enforcement is complaint-driven through Code Enforcement.
What are the rental and height rules on the Charlotte part?
No Charlotte County vacation-rental ordinance was found in the sources read, and the county's land development code use tables were not read. That is a statement about what was found, not a finding that rentals are allowed everywhere. State licensing, tax registration and any association rules still apply, and the code's treatment of rentals by zoning district is unverified.
Building rules are better documented. A Gulf Shore Business report on the November 2024 changes to the Manasota and Sandpiper Key Zoning District Overlay described single-family height of 38 feet plus freeboard (5 feet in AE and X zones, 7 feet in VE, Coastal A and seaward zones), which works out to 43 and 45 feet overall, with two stories above a garage. The same report said commercial and multifamily buildings may have three stories above parking, high-rises are prohibited in all zones on both keys, and interior side yards shrank from 10 feet to 7.5 feet. Planning and Zoning voted 4 to 1 on November 18, 2024, and the commissioners approved it unanimously on November 26, 2024. The county's overlay text was not read, and sources disagree on its code section number, so this page prints none. Confirm any height or setback with the county for the parcel.
News coverage from May 2026 also described a resort proposal of 246 units beside Stump Pass Beach State Park, which drew resident protests. Its zoning hearing had not been scheduled as of May 15, 2026.
What licenses and tourist taxes apply to rentals under 30 days?
The Florida Department of Business and Professional Regulation (DBPR) requires a vacation rental license when a unit is rented more than three times a year for under 30 days (or one calendar month, whichever is less) or advertised as regularly rented. The single-unit fee is $170 for a full year or $90 for a half year, plus a $50 application fee and a $10 education fee for new licenses. The owner also needs a Florida sales tax registration and a county tourist development tax account.
| Item | Sarasota part | Charlotte part |
|---|---|---|
| Tourist development tax | 6 percent, plus Florida sales tax | 5 percent, plus Florida sales tax |
| Collected by | Sarasota County Tax Collector | Charlotte County Tax Collector |
| Applies to | Rentals of six months or less | Rentals of six months or less |
| Filing | Monthly, due the 20th | Monthly, due the 20th of the following month; penalty 10 percent a month (minimum $50, maximum 50 percent) |
| County registration | No separate county license found | County business tax receipt, $35 a year, listed by the tax collector |
| State license | DBPR vacation rental license | DBPR vacation rental license |
Sources: DBPR vacation rental guide; Sarasota County Tax Collector tourist tax page; Charlotte County Tax Collector tourist tax page. All three pages were read on October 29, 2026; the Sarasota page states a combined 7 percent sales tax figure, so check the Department of Revenue rate for the address.
Do condo and co-op rules limit rentals?
Yes, building by building. Rental minimums, caps and bans sit in a condominium's recorded declaration and its amendments, or in a cooperative's own documents, not in a listing remark. Under s. 718.110(13), Florida Statutes, an amendment that prohibits rentals, changes the rental term or limits the number of rentals applies only to unit owners who consent and to owners who acquire title after the amendment takes effect.
Listing remarks for Manasota Key buildings range from monthly-only to no restrictions, but those are unverified and this page does not use them. To settle it for one building, request the recorded declaration and all amendments from the Charlotte County Clerk's official records (or the Sarasota records for Bow Point on the Beach), the association's rules, and the estoppel certificate. The Gulf to Bay Cooperative's occupancy and approval rules are in its own documents.
Sources: Florida Statutes s. 718.110.
What does SB 180 limit through October 1, 2027?
Section 252.422, Florida Statutes, created by SB 180 in 2025, restricts counties that fall under its disaster-declaration criteria. They may not adopt construction moratoria or "more restrictive or burdensome" land development rules for one year after landfall. For Hurricanes Debby, Helene and Milton the Senate bill summary says the restriction runs retroactively from August 1, 2024 to October 1, 2027. Building permit and inspection fees cannot rise for 180 days after an emergency declaration, and communities in the National Flood Insurance Program cannot adopt "lookback" substantial-improvement ordinances.
The summary names no counties, so whether Sarasota County and Charlotte County are covered is unverified here. A 2026 fix (SB 840) passed the Senate 38 to 0 on February 19, 2026, but its House companion died in subcommittee on March 13, 2026, so SB 180 stands as written. This is a reading of the statute, not a statement from either county.
Sources: Florida Senate bill summary for SB 180 (2025); Florida Senate bill page for SB 840 (2026).
What setback lines apply to building near the Gulf?
Two lines matter for new work near the Gulf. The state Coastal Construction Control Line marks the upland limit of a 100-year coastal storm, and construction seaward of it needs a DEP permit unless exempt. On the Sarasota part, the county's Gulf Beach Setback Line, established in 1979, generally requires a Coastal Setback Variance from the County Commission for building seaward of it. Which Manasota Key parcels sit seaward of either line is a parcel-level map check. The flood-zone section of this page covers rebuilding after damage.
How do you get on and off Manasota Key?
Two county-owned drawbridges connect Manasota Key to the mainland: the Tom Adams Bridge on Beach Road (Charlotte County) reaches Englewood Beach, and the Manasota Beach Road bridge (Sarasota County) reaches the north end. Since a temporary repair opened in January 2026, Manasota Key Road runs the length of the key again, but flooding and storms can close it.
Tom Adams Bridge
The Tom Adams Bridge carries Beach Road (CR 776) over Lemon Bay and the Intracoastal Waterway from Englewood to Englewood Beach on the Charlotte part of the key. It is a steel bascule (drawbridge) with a double-leaf span, maintained by Charlotte County Public Works, with no toll. Charlotte County's project page dates the current bridge to 1965, and a bridge inventory mirror shows a 2018 reconstruction and a length of about 1,000 feet.
- Traffic: about 11,300 vehicles a day in the 2024 count in the inventory mirror.
- Boat clearance: about 26 feet closed, per NOAA Coast Pilot 5 (Chapter 12, edition dated October 25, 2026), at Intracoastal mile 43.5. Other sites list 20 or 24 feet, so a boat owner should confirm with the bridge tender or a current chart.
- Openings: no special schedule for this bridge appears in the Florida Intracoastal bridge rule (33 CFR 117.287), so the general rules apply and the bridge opens on signal. That means car traffic can stop for boats at any hour.
- Inventory record: the inventory mirror lists the bridge as scour critical and in fair overall condition, last inspected January 2025. These are dated record entries, not a safety finding.
- Hurricane Milton: Charlotte County's FY25 annual report says storm surge undermined the slope paving and sidewalks at all four corners, a contractor made emergency repairs, and lane closures ran from late October to November 8, 2024. While Manasota Key Road was cut, this was the only route on and off Englewood Beach.
- Repairs and replacement: Charlotte County has project pages for structural repairs and repair design, and the content of those pages could not be read for this page. No replacement plan was found.
Manasota Beach Road bridge
The Manasota Beach Road bridge crosses the Intracoastal Waterway from the Manasota community on the mainland to Manasota Key Road on the Sarasota part. It is a steel bascule bridge that the bridge inventory dates to 1964 (so, mid-1960s), about 614 feet long, with about 2,500 vehicles a day in a 2018 count. NOAA lists it at Intracoastal mile 49.9 with about 26 feet of closed clearance, and it also opens on signal.
The inventory sheet lists it as scour critical and functionally obsolete, with a sufficiency rating of 46.5 (2018). As with the Tom Adams Bridge, those are dated record entries.
Sarasota County approved a project of about $9.4 million on September 18, 2025, as a WWSB report described it. It is a rehabilitation to extend the bridge's service life and prepare for sea level rise, not a replacement. The report said final design was expected by September 2026 and construction would finish by the end of 2028, and that the effect on traffic and beach access was not yet known. Check Sarasota County's project page for closure notices before relying on the bridge during construction.
Manasota Key Road: the washout, the temporary road and the October 2026 closure
About 2,000 feet of Manasota Key Road north of Blind Pass Beach Park washed out in the 2024 hurricanes (Florida DEP puts it at about 1,800 feet between R-175 and R-176). Reports of the gap's length varied, from a quarter mile to half a mile, so this page uses the DEP figure and the county-reported 2,000 feet.
- 2024 to 2025: the gap cut the key in two. The Sarasota part had no through road.
- March 2025: Sarasota County directed a temporary roadway. Work paused for sea turtle nesting season and restarted in October 2025.
- January 2026: the temporary road reopened to traffic, restoring a route between the north and south ends of the key. News reports put the cost at about $2 million.
- Permanent repair: no county schedule or budget for it was found. A Sarasota Herald-Tribune report gives summer 2029 for a full repair.
- October 9 to 12, 2026: rough surf and high water put sand and water on Manasota Key Road near Blind Pass Beach and Middle Beach. The road closed and then reopened after crews cleared the sand, a WWSB report said.
For a buyer on the Sarasota part, the road is the single access route along the island, so ask about insurance, lender and emergency-access questions with this history in mind. A separate proposal for a Manasota Beach Road extension from Wellen Park to Englewood was contested by residents in February 2026 and is not built.
Can you drive the whole length of Manasota Key?
Yes, as of the January 2026 reopening, by way of the temporary road segment. You can enter from either bridge and travel the full length, subject to closures such as the October 9 to 12, 2026 flooding. Between the October 2024 washout and the January 2026 reopening, there was no through route, and trips from Englewood Beach ran through the Tom Adams Bridge only.
Two-lane Manasota Key Road (Sarasota) and North Beach Road (Charlotte) are both classed as collector roads in the Sarasota/Manatee MPO Barrier Island Implementation Plan of January 2025. The posted speed limit was not confirmed in any source read for this page, so follow the signs.
How far is Manasota Key from Englewood, Venice, hospitals, airports and I-75?
These are estimates, not routing results. Each straight-line distance was computed from published coordinates, and the road distance is the straight line times 1.3 to 1.4. Times assume about 35 to 45 mph on local roads and 60 to 65 mph on the interstate, with no allowance for bridge openings. Leaving from Englewood Beach means crossing the Tom Adams Bridge. The Manasota Beach column starts at the Manasota Beach Road bridge landing; the beach itself is about 1 mile and 3 minutes farther west.
| Destination | From Englewood Beach (Tom Adams Bridge) | From Manasota Beach (bridge landing) |
|---|---|---|
| Downtown Englewood (Dearborn Street) | 3.7 mi straight, about 5 mi by road, 10 to 12 min | 3.3 mi straight, about 4.5 mi by road, 10 to 12 min |
| HCA Florida Englewood Hospital, 700 Medical Blvd | 2.0 mi straight, about 3 mi by road, 6 to 8 min | 6.7 mi straight, about 9 mi by road, 15 to 20 min |
| Venice (city point) | 13.7 mi straight, about 18 to 19 mi by road, 30 to 35 min | 8.2 mi straight, about 11 mi by road, 20 to 25 min |
| Punta Gorda Airport (PGD) | 22.3 mi straight, about 29 to 31 mi by road, 45 to 55 min | 26.6 mi straight, about 35 to 37 mi by road, 50 to 60 min |
| Sarasota Bradenton International (SRQ), about 3 mi north of downtown Sarasota | 34.2 mi straight, about 44 to 48 mi by road, 55 to 70 min | 28.0 mi straight, about 36 to 39 mi by road, 50 to 60 min |
| Southwest Florida International (RSW), about 10 mi southeast of Fort Myers | 46.0 mi straight, about 60 to 64 mi by road, 75 to 90 min | 52.1 mi straight, about 68 to 73 mi by road, 85 to 100 min |
Sources: straight-line distances computed for this page from published coordinates (published bridge, airport and hospital coordinates); Florida DOT interstate exit list. Road distances and times are estimates, and this page does not estimate Fort Myers city or downtown Sarasota distances.
- Sarasota Memorial Hospital Venice: next to I-75 at Laurel Road; no distance was computed.
- I-75: Englewood has no I-75 exit. The Florida DOT exit list shows exit 191 (River Road, CR 777), exit 193 (Jacaranda Boulevard) and exit 195 (Laurel Road) as nearby exits, along with exit 179 (Toledo Blade) and exit 182 (Sumter Boulevard). Distance from the key to each exit was not computed.
- Airports: SRQ is closer from the north end; PGD and RSW are closer from the south end.
Which utilities and services reach Manasota Key?
| Service | Sarasota County part | Charlotte County part |
|---|---|---|
| Water | Englewood Water District | Englewood Water District |
| Sewer | Englewood Water District's June 2021 plan lists north and central Manasota Key as "Sewer Not Available," with service 15 and 20 years out | Not confirmed. Confirm septic or sewer on the parcel |
| Fire and rescue | Englewood Area Fire Control District | Englewood Area Fire Control District |
| Sheriff | Sarasota County Sheriff's Office | Charlotte County Sheriff's Office, District 1 |
| Trash and recycling | Sarasota County moved residential collection on March 31, 2025 to Waste Pro (north service area) and FCC Environmental Services (south service area); which area includes the key was not stated in the sources read | Charlotte County's Solid Waste Division arranges curbside service; the hauler was not confirmed |
Sources: Englewood Water District Potable Water Master Plan Update (January 31, 2024) and Sewer Master Plan Update (June 2021); Englewood Area Fire Control District; sheriff's office pages; Sarasota Chamber notice on solid waste providers.
The fire district's headquarters is at 579 S. Indiana Ave in Englewood, with Stations 71 and 73 in town and Station 72 at Grove City. No fire station on the key itself was found. Because many parcels on the Sarasota part use septic, ask for the septic or sewer status of any parcel in writing from the Englewood Water District or in the contract documents, and request the trash provider and pickup day from the county solid waste office.
Which schools serve Manasota Key?
Schools serving Manasota Key depend on the county and the address. Charlotte County Public Schools' boundary locator says ZIP 34223 is zoned to Englewood Elementary, a Sarasota County school. Sarasota-side high school students fall in the Wellen Park High boundary from the 2026-27 school year. Confirm every assignment by address with the district.
Why do two districts serve the same community?
Englewood sits on the Sarasota-Charlotte county line, and the two school districts run a student exchange and transportation agreement. The 2015 version says Sarasota County students in the L.A. Ainger Middle School attendance area attend that school, which is a Charlotte County campus, and Charlotte County students in the Englewood Elementary attendance area attend Englewood Elementary, which is a Sarasota County school. Neither district pays the other.
The Sarasota superintendent's report of August 19, 2025 (consent item 9.29) amended the agreement to eliminate the Lemon Bay High boundary for high-school-age students living in Sarasota County. Those students now fall in the Wellen Park High School boundary, which opened in August 2026. The amendment did not change the Englewood Elementary and Ainger Middle arrangement.
Which school is assigned for each part of the key?
The published assignments are below. Whether a particular Sarasota-side student is grandfathered at Lemon Bay High, or can apply through school choice, is unverified and belongs with the district.
| Level | Sarasota part of the key | Charlotte part of the key |
|---|---|---|
| Elementary | Englewood Elementary (Sarasota County school); per-address zoning not read | Englewood Elementary, per Charlotte's locator note for ZIP 34223 |
| Middle | L.A. Ainger Middle (Charlotte County campus), under the exchange agreement | L.A. Ainger Middle expected; the locator returns it by address |
| High | Wellen Park High, from 2026-27 | Lemon Bay High expected; the locator returns it by address |
Sources: Sarasota County Schools superintendent's report (August 19, 2025); 2015 student exchange agreement; Charlotte County Public Schools boundary locator.
What state grades did these schools earn for 2025-26?
These are grades as published by the Florida Department of Education and the districts, quoted with their year and not ranked.
| School | County | Grades served | 2025-26 FDOE grade |
|---|---|---|---|
| Englewood Elementary School | Sarasota | Elementary | A |
| L.A. Ainger Middle School | Charlotte | Middle | A |
| Lemon Bay High School | Charlotte | High | A |
| Wellen Park High School | Sarasota | High | No grade yet (opened August 2026) |
Charlotte County's district earned an A in 2026, which the district called its first A rating in 15 years, and Sarasota County's district also earned an A. Grades change every year.
Sources: Charlotte County Public Schools release (July 1, 2026); Sarasota County Schools Englewood Elementary page; Florida Department of Education 2025-26 school grades results packet.
How do you confirm a school assignment by address?
Assignment follows the address, and both districts describe their locators as a guide. Enter the street address in Charlotte County Public Schools' boundary locator, and ask Sarasota County Schools to confirm the zone for a Sarasota-side parcel, including Wellen Park High and any Lemon Bay High grandfathering. Get the answer from the district in writing before relying on it. Vineland Elementary in Rotonda West serves ZIP 33947 and is not the zoned elementary for ZIP 34223.
Manasota Key beaches, parks and Lemon Bay
Manasota Key has five public beach parks: Englewood Beach at Chadwick Park, Chadwick Cove Beach Park and Stump Pass Beach State Park on the Charlotte County part, and Manasota Beach Park and Blind Pass Beach Park on the Sarasota County part. Lemon Bay Aquatic Preserve borders the bay side. Fees, hours and storm status below are dated, and each place names its county.
Englewood Beach at Chadwick Park
Englewood Beach at Chadwick Park, 2100 N Beach Road, is a Charlotte County park on the Charlotte part of the key. The county's beaches page, read on October 28, 2026, shows metered parking at 75 cents an hour, and the park is listed at 12.67 acres. Its pier is open, with a playground and rentable pavilions. The county's storm-recovery list showed parking, playground and buildings complete, the boardwalk closed and pavilions and piers in design. Confirm current status with the county before a visit.
Chadwick Cove Beach Park
Chadwick Cove Beach Park is a Charlotte County beach access named in the county's beach renourishment scope for dune restoration. No standalone county page was found, so its address, hours and facilities are unverified. The county's parks list would settle them.
Stump Pass Beach State Park
Stump Pass Beach State Park is a Florida state park at 900 Gulf Boulevard, at the south end of Manasota Key on the Charlotte County part. It is open 8 a.m. to sunset, 365 days a year. Entry is $3 per vehicle. Since October 5, 2026, fees are paid by credit or debit card at a kiosk at the beach entrance, with the receipt placed on the dashboard.
- Lifeguards and staff: there are no lifeguards, and no park office or ranger station.
- Pets: the state's amenities page says pets are not allowed on the beaches.
- Facilities: restrooms, outdoor showers, a covered picnic table, a kayak launch with quick access to the Gulf through Stump Pass, and free beach wheelchairs on request.
- Rules: taking live shells is prohibited, spearfishing is not permitted within park boundaries, and a fishing license may be required.
The state describes the park as "a mile of beach where seashells and shark teeth wash up," with shelling best in winter. The state acquired it from Charlotte County in 1970 and reopened it in August 2000 with a 40-vehicle lot. This page publishes no channel depth for Stump Pass, because the sources conflicted. Boaters should use current charts and Coast Guard notices.
Sources: Florida State Parks, Stump Pass Beach State Park.
Manasota Beach Park and Blind Pass Beach Park
Both parks are Sarasota County parks on Manasota Key Road. Manasota Beach Park is at 8570 Manasota Key Road. Per the county page as read on October 28, 2026, parking is free and first-come, the park is open 6 a.m. to 10 p.m., lifeguards are on duty 10 a.m. to 4:45 p.m., and there is a boat ramp, restrooms and shelters. Blind Pass Beach Park is at 6725 Manasota Key Road, with free first-come parking, a restroom, shelters, a canoe and kayak launch and a mangrove trail across the road.
Access depends on one road. About 2,000 feet of Manasota Key Road north of Blind Pass washed out in 2024, and a temporary road reopened in January 2026. Flooding closed the road October 9 to 12, 2026. A fire-district post said part of the Blind Pass lot was closed for road-crew staging; it was undated and is unverified. The area is sometimes nicknamed Middle Beach, but no separate county park by that name was found.
Which public beaches and parks are on Manasota Key?
| Park | County | Address | Parking | Status and date |
|---|---|---|---|---|
| Englewood Beach at Chadwick Park | Charlotte | 2100 N Beach Road | Metered, 75 cents an hour | County page read October 28, 2026; boardwalk closed, pavilions and piers in design |
| Chadwick Cove Beach Park | Charlotte | Not found | Unverified | Named in renourishment scope; facilities unverified |
| Stump Pass Beach State Park | Charlotte | 900 Gulf Boulevard | $3 per vehicle, card at kiosk | Open 8 a.m. to sunset; fee method since October 5, 2026 |
| Manasota Beach Park | Sarasota | 8570 Manasota Key Road | Free, first-come | County page read October 28, 2026; access depends on Manasota Key Road |
| Blind Pass Beach Park | Sarasota | 6725 Manasota Key Road | Free, first-come | County page read October 28, 2026; road section reopened January 2026; lot closure reported, undated |
Sources: Florida State Parks; Charlotte County and Sarasota County parks pages (read October 28, 2026); Florida DEP strategic beach management plan (August 2026).
What is Lemon Bay Aquatic Preserve?
Lemon Bay Aquatic Preserve is a state-managed estuary of 7,227 acres in Sarasota and Charlotte counties, established in 1986. It borders the bay side of the key, is an Outstanding Florida Waterbody, and the state describes its waters as shallow, "rarely exceed 6 feet" in depth. Depth can be limited outside marked channels, and for most of the bay boats must go slow speed outside the Intracoastal Waterway.
Seagrass is protected: damage to seagrass can bring a fine of up to $1,000. The preserve charges no fee and has no on-site facilities; it depends on public access points run by other entities. For a bayside parcel, check canal depth and draft against a current chart instead of assuming the preserve's general depth.
Sources: Florida DEP, Lemon Bay Aquatic Preserve.
What are the sea turtle lighting rules for beachfront owners?
Beachfront owners in both counties must manage lighting during sea turtle nesting season, May 1 to October 31. Florida law (s. 161.163) has the state set guidelines for local beachfront lighting rules, and each county has its own code: Charlotte County Chapter 3-5, Article XII (Sea Turtle Protection), and Sarasota County Chapter 54, Article XXIII (Marine Turtle Protection), per the Florida Fish and Wildlife Conservation Commission's table. The commission lists adoption dates and current text may differ.
- Sarasota County: its release says owners must extinguish or shield lights visible from the beach, or replace white incandescent, fluorescent and high-intensity lighting with amber or red LED or low-pressure sodium fixtures. Furniture and recreational items must be removed from the beach each night.
- Charlotte County: the county describes an ordinance that protects nesting sea turtles and addresses construction, with the season also running May 1 to October 31.
- State law: under s. 379.2431, it is unlawful to knowingly take, disturb, harass or molest a marine turtle, hatchling, egg or nest.
Which parcels fall inside each county's lighting zone depends on the ordinance map and the state's nesting designation, so check the parcel with the county. The state's own advice is to keep fixtures low, fully downward-directed and shielded from the beach.
Sources: Florida Fish and Wildlife Conservation Commission, lighting ordinances; Florida Statutes s. 379.2431; Sarasota County news release (2018).
What is the Hermitage Artist Retreat?
The Hermitage Artist Retreat is a landmark on the Sarasota County part of the key, at 6660 Manasota Key Road beside Blind Pass Beach. It is a nine-acre beachfront campus leased from Sarasota County, with a history that starts as a 1907 homestead. The county bought it in 1988, and it has been on the National Register of Historic Places since 2002.
In January 2026 the Hermitage announced a gift of 6.5 acres and five main structures, appraised at about $12,000,000, which it calls "the Gulf-to-Bay property." That is a different place from the Gulf to Bay Cooperative on North Beach Road. In an article it posted on October 15, 2026, the Hermitage said the campus's historic structures were still unrepaired after Hurricanes Helene and Milton, and that the county could not give a repair start date. It is not a public park; the adjacent Blind Pass Beach Park is the public beach.
Sources: Hermitage Artist Retreat, history.
The history of Manasota Key
Manasota Key was developed in pieces: the Chadwick family began selling lots at Englewood Beach in 1926 and linked it to the mainland with private toll bridges by 1927, while the Sarasota part stayed lightly built and holds the Hermitage, a homestead site from 1907. Sarasota County and Charlotte County were both created in 1921, and the line between them crosses the key. This is a short factual record, not a full local history.
How did Manasota Key get its name?
"Manasota" is a blend of manatee and Sarasota. It is also the name of the Manasota Lumber Company, whose sawmill town on the mainland between Venice and Englewood operated from 1918 to 1923 and was later called Woodmere, according to the Sarasota History Alive account. We could not establish whether the blend or the lumber company's name came first. The "key" part is the island itself, which the Gulf Intracoastal Waterway turned from a peninsula into a barrier island.
When were Sarasota County and Charlotte County created?
Both in 1921. Sarasota County was formed from the southern part of Manatee County, and Charlotte County was formed from DeSoto County, in the same legislative session. Sources give different effective days for Sarasota County, and the session laws were not read for this page, so only the year is stated. Charlotte County's overlay text defines Manasota Key as land south of the Sarasota-Charlotte County line, which is the same line a buyer sees today on the two property appraiser sites.
The Hermitage on the Sarasota part
The Hermitage Artist Retreat, at 6630 Manasota Key Rd, is the oldest documented property group on the Sarasota part, and its own history page supplies these dates:
| Year | Event at the Hermitage site |
|---|---|
| 1907 | Swedish immigrant Carl Johansen bought land from Giles Chapman and built a homestead |
| 1930s to 1940s | The property ran as a guest business called The Sea Island Sanctuary; Louise Plummer bought it in 1937 and added a guesthouse in 1942; Alfred Whitney built an adjacent retreat in the early 1940s |
| 1947 | Otto Thurston Alexander combined the Hermitage and Whitney parcels |
| 1975 to 1986 | Writer Ruth Swayze and her daughter Carroll leased the buildings and led an effort to save them from beach erosion |
| 1988 | Sarasota County Parks and Recreation bought the property; the county had meant to build beach parking, and the historic buildings stopped that |
| 1999 and 2002 | Reconceived as the Hermitage Artist Retreat in 1999 and incorporated as a non-profit in 2002; the nine-acre campus was added to the National Register of Historic Places on October 31, 2002 |
| January 2026 | The Hermitage announced a gift of 6.5 acres of land and buildings, from the Gulf to the bay, valued at $12 million |
Sources: Hermitage Artist Retreat history page and gift announcement; National Register listing. As of October 15, 2026 the Hermitage says its campus, which the county owns, still awaits county repairs after the 2024 storms. That is the Hermitage's own statement, and the county's position was not read for this page.
The Chadwick bridges and Englewood Beach
The Chadwick family settled in Englewood at the start of the 20th century, ran a fish business and acquired a large amount of land on the key. In 1926 they began developing the Chadwick Beach Subdivision. They first ferried buyers across Lemon Bay by boat, and by 1927 they had built two private toll bridges, one from the mainland to what is now Sandpiper Key and a shorter one from Sandpiper Key to Manasota Key. A family member recalled a 50-cent toll, an oral account that this page treats as a recollection, not a record. The land boom ended in the late 1920s.
Charlotte County took over the bridge in the 1930s. The current Tom Adams Bridge dates to the mid-1960s (Charlotte County says 1965; a local newspaper archive says it was open by 1964). The county built Englewood Beach at Chadwick Park, 12.67 acres, in 2001, and it keeps the family's name.
The 1971 conservation district on the Sarasota part
The Manasota Key Association says its members created a "Conservation District" in 1971 with the Sarasota Board of County Commissioners, with single-family homes and guest houses as the intended use. That is a resident group's account. Today the Sarasota County appraiser roll shows 470 of the 487 parcels on the Sarasota part zoned RE-2, residential estate, one unit per acre. The county's present-day overlay wording was not read for this page.
Storms through 2024 and since
Hurricane Helene (late September 2024) and Hurricane Milton (October 9 and 10, 2024) piled sand on roads and into homes across the key and washed out part of Manasota Key Road. The Englewood Sun reported on October 13, 2024 that crews were piling 4 to 5 feet of beach sand from roads on the key and that hundreds of homes on the key were destroyed across both storms, a count that does not separate the two counties. The hurricane section of this page gives the surge figures, the Milton Pass breach near Stump Pass and the recovery status.
Sand has been a repeating story. Florida DEP's August 2025 list of critically eroded beaches shows 4.5 miles of critically eroded shoreline on the Sarasota part of Manasota Key and 3.8 miles on the Charlotte part, and a 2020 project placed 880,280 cubic yards of sand (DEP). Charlotte County's beach renourishment page says a new contract was approved on October 27, 2026. The renourishment section of this page covers schedules and assessments for each county.
Manasota Key timeline
| Year | Event | County part |
|---|---|---|
| 1907 | Johansen homestead at the future Hermitage site | Sarasota |
| 1918 to 1923 | Manasota Lumber Company sawmill town on the mainland | Mainland |
| 1921 | Sarasota and Charlotte counties created | Both |
| 1926 and 1927 | Chadwick Beach Subdivision begun; private toll bridges in use | Charlotte |
| Mid-1960s | Current Tom Adams Bridge (1965 per Charlotte County) and Manasota Beach Road bridge (1964 per bridge inventory) | Both |
| 1971 | Conservation district, per the Manasota Key Association | Sarasota |
| 1988 | Sarasota County buys the Hermitage property | Sarasota |
| 2001 | Englewood Beach at Chadwick Park built | Charlotte |
| 2024 | Hurricanes Helene and Milton; about 2,000 feet of Manasota Key Road washes out | Both; road on Sarasota part |
| January 2026 | Temporary road reopens | Sarasota |
| October 27, 2026 | Charlotte County approves its beach renourishment contract | Charlotte |
Sources: Hermitage Artist Retreat; Charlotte County; bridge inventory; Englewood Sun archive; Florida DEP; Manasota Key Association; news reports described in words above.
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Talk to our team about a Manasota Key home
Contact Domain Realty Group or call 239-441-2816, tell us the part of the key, the building or street and the budget you have in mind, and an agent will send matching Manasota Key listings, the recent recorded sales in that building or on that street, the parcel's flood zone and evacuation zone, and the condo, co-op or permit documents to request before you write an offer. You can also search current listings any time, read about Domain Realty Group, or compare Manasota Key with the rest of Englewood homes for sale and the golf homes in Boca Royale homes for sale.
Domain Realty Group agents who live near Manasota Key
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Thinking of selling a Manasota Key home?
Manasota Key prices differ by county part and home type, from a $473,750 median for Charlotte-part condos to $795,000 for Charlotte-part single-family homes through September 9, 2026, and $2,200,000 for homes on the Sarasota part through October 13, 2026, so a price is best set against the recorded sales in its own building or on its own stretch of the key. Start with a Domain Realty Group home valuation, or see McGreevy and Comisar's guide to selling a home in the Port Charlotte area.
Frequently Asked Questions about Manasota Key homes for sale
What is the median sale price on the Sarasota County part of Manasota Key?
The Sarasota County Property Appraiser files show 25 qualified improved sales in the 12 months through October 13, 2026, with a median of $2,200,000, a low of $525,000, a high of $9,200,000 and $775 per living sq ft. Detached single-family homes had 19 sales and a median of $1,870,000.
What is the median sale price on the Charlotte County part of Manasota Key?
The Charlotte County record shows 103 qualified home sales in the 12 months through September 9, 2026, with a median of $550,000 and $441 per heated sq ft. By type: 27 single-family sales at $795,000, 68 condominium sales at $473,750, and 8 small multi-family sales at $987,500.
Why not give one Manasota Key median price?
The key is split between two counties with separate appraiser files, different end dates (Sarasota through October 13, 2026; Charlotte through September 9, 2026) and different property mixes. The Sarasota part has no ordinary condominiums, while 68 of Charlotte's 103 recent sales were condominiums, so a blended median would describe neither.
Did Manasota Key sales drop after the 2024 hurricanes?
Recorded counts were lower in the 12 months starting autumn 2024 than in the latest 12 months: Sarasota part 11 versus 25, Charlotte part 47 versus 103. Calendar-year counts on the Charlotte part had already fallen from 179 in 2021 to 54 in 2023. County records show timing, not cause.
How many homes are on the Sarasota part of Manasota Key?
The Sarasota County roll lists 487 parcels and 362 improved homes, with a median living area of 2,951 sq ft. The roll records 204 homes with Gulf frontage, 185 with a recorded pool, and 252 built before 1990. There are no ordinary condominium parcels on this part.
How big are lots on the Sarasota part of Manasota Key?
The county roll shows a median lot of 36,036 sq ft (about 0.83 acre) for parcels outside a subdivision, 45,192 sq ft in Galleons Reach, and about 15,000 sq ft in the two Gnarled Oaks plats. 470 of 487 parcels are zoned RE2, one unit per acre. Lot widths are not published.
What have vacant lots on the Charlotte part of Manasota Key sold for?
In the 12 months through September 9, 2026, the Charlotte record shows 4 qualified vacant lot sales: 1 on the North Beach Road stretch at a median of $155,000 and 3 on the Gulf Boulevard to Stump Pass stretch at a median of $657,500. Four sales is a very small sample.
What does the county record not show about Manasota Key sales?
County sale records do not show list price, days on market, condition, or Gulf-front versus bay location on the Charlotte file. Co-op share transfers at Gulf to Bay are not ordinary deeds, and the Gulf to Bay plat shows 0 home sales in the Charlotte file. These figures are being added in a later MLS refresh.
Is Manasota Key in Sarasota County or Charlotte County?
Both. The Sarasota-Charlotte county line crosses the island. The north part along Manasota Key Road is in Sarasota County (487 parcels on the appraiser's October 21, 2026 files), and the south part, including Englewood Beach, is in Charlotte County (2,032 parcels). The parcel's county sets its taxes, permits and rules, so check each property on the appraiser's site.
Is Englewood Beach the same as Manasota Key?
No. Englewood Beach is the community on the Charlotte County part of Manasota Key, at the foot of the Tom Adams Bridge. Manasota Key is the whole barrier island, which continues north into Sarasota County, where Manasota Beach Park (8570 Manasota Key Rd) and Blind Pass Beach Park are the public beaches.
What ZIP code is Manasota Key?
Homes on both the Sarasota and Charlotte parts of Manasota Key use an Englewood, Florida 34223 mailing address. The ZIP code does not show the county. Two counties share it, so the parcel, not the mailing address, tells you which county's taxes and rules apply. Englewood's other ZIP codes, 34224 and 34295, are on the mainland.
How many people live on Manasota Key?
The Census Bureau's Manasota Key place counted 1,326 people and 2,062 housing units on April 1, 2020, but that place is in Charlotte County only. It does not include the Sarasota County part of the key, so 1,326 is not a figure for the whole island. About 934 of 2,313 units (40.4 percent) were vacant for seasonal use in 2020 to 2024.
What bridges lead to Manasota Key?
Two county-owned drawbridges. The Tom Adams Bridge on Beach Road (Charlotte County, dated 1965 by the county) reaches Englewood Beach, and the Manasota Beach Road bridge (Sarasota County, 1964 in the bridge inventory) reaches the north end. NOAA lists about 26 feet of closed clearance at both, and both open on signal.
Can you drive the whole length of Manasota Key?
Yes, since a temporary road opened in January 2026. About 2,000 feet of Manasota Key Road north of Blind Pass Beach Park washed out in 2024, and the temporary road reportedly cost about $2 million. Flooding closed the road again from October 9 to 12, 2026, and no permanent repair schedule was found.
Is the Manasota Beach Road bridge being replaced?
No. Sarasota County approved about $9.4 million on September 18, 2025 for improvements that extend the drawbridge's service life and prepare for sea level rise. The report said construction would finish by the end of 2028. It is rehabilitation, not replacement, and the effect on traffic and beach access was not yet known.
Is Manasota Key on sewer or septic?
It depends on the parcel. The Englewood Water District's June 2021 sewer plan lists north and central Manasota Key, both in Sarasota County, as "Sewer Not Available," with service 15 and 20 years out. The Charlotte part's status was not confirmed, so confirm septic or sewer on the parcel before you buy.
Who provides fire protection and water on Manasota Key?
The Englewood Area Fire Control District provides fire and rescue on both parts, with a 2025-26 assessment of $266.31 for a residential dwelling unit. The Englewood Water District provides water on both parts. Each county's sheriff covers its own part, and no fire station on the key itself was found.
How far is Manasota Key from Venice and Punta Gorda Airport?
These are estimates, not routing results. From Manasota Beach it is about 11 road miles and 20 to 25 minutes to Venice; from Englewood Beach, about 18 to 19 miles and 30 to 35 minutes. Punta Gorda Airport is about 29 to 37 road miles and 45 to 60 minutes away, depending on the end of the key.
How much do Manasota Key condos sell for?
In the Charlotte County part, the county sales index shows 68 condo sales in the 12 months to September 9, 2026, at a median of $473,750 ($380 per heated square foot), and 97 in 24 months at $485,000 ($401 per square foot). The Sarasota part has no ordinary condominium parcels.
How many condominium buildings are on Manasota Key?
The Charlotte County Property Appraiser roll shows 48 condominium plats with 1,248 condo parcels on the Charlotte part. The Sarasota part has one condominium, the 13-unit Bow Point on the Beach at 7990 Manasota Key Road. Gulf to Bay is a cooperative, not a condominium.
Do Manasota Key condos need milestone inspections?
Buildings of three or more habitable stories do. The first inspection is due by December 31 of the year the building reaches 30 years, then every 10 years. Charlotte County applies a 25-year option within three miles of salt water. Story counts by building are not published, so ask the association.
What is a SIRS and was it due yet?
A structural integrity reserve study covers roof, structure, fire protection, plumbing, electrical, waterproofing and painting, and windows and doors. The first one was due December 31, 2025, with an outside date of December 31, 2026 for buildings with a milestone inspection due by then. Ask the seller for the study.
What should I ask for before buying a Manasota Key condo?
Request the milestone summary, the latest SIRS and reserve plan, the budget and reserve balances, two years of assessments, master insurance declarations and deductibles, an estoppel certificate, the recorded declaration with the leasing article, and the repair history since the 2024 hurricanes.
Can I rent out a Manasota Key condo?
It depends on the building's recorded declaration and rules. Under section 718.110(13), a later amendment that bans rentals or changes the minimum term binds only owners who consent and owners who buy afterward. No county rule replaces reading the declaration and every amendment for the building.
Is Gulf to Bay on Manasota Key a condo?
No. Gulf to Bay Cooperative Inc. at 2295 N Beach Rd is a cooperative under Florida Statutes chapter 719. A buyer acquires a share in the corporation and a right to occupy a unit, not a deed. The county roll lists 102 co-op parcels on about 7 1/2 acres, per the co-op's site.
Does flood insurance apply to Manasota Key condo owners?
Most of the key is in a FEMA Special Flood Hazard Area. Citizens Property Insurance's flood requirement under section 627.351(6)(aa) exempts condominium unit owner policies, but the association's master policy and your lender's rules are separate. Ask for the master policy declarations page.
What flood zone is Manasota Key in?
Most of Manasota Key is in a FEMA Special Flood Hazard Area, mapped AE (waves under 3 feet) or VE (waves 3 feet or higher), with some shaded and unshaded X. The zone belongs to the parcel, not the ZIP code, so check the address on the Sarasota County or Charlotte County flood map tool and request the elevation certificate.
When did the current flood maps take effect on Manasota Key?
In unincorporated Sarasota County, the north part of the key, the effective flood map date is March 27, 2024. In unincorporated Charlotte County, the south part including Englewood Beach, it is December 15, 2022. Both come from FEMA's Community Status Book; confirm the date for a parcel on FEMA's Map Service Center.
What is the 50 percent rule on Manasota Key?
If repairs or improvements cost 50 percent or more of a building's market value before the work or damage, the county treats it as substantial improvement or damage, and the building must meet current flood rules, including elevation above the base flood level. Charlotte County and Sarasota County both enforce it through floodplain ordinances.
Does the Coastal Construction Control Line stop me from rebuilding?
No. The Coastal Construction Control Line is a Florida DEP permitting boundary, not a setback. Building seaward of it needs a DEP permit unless exempt, and a destroyed home may be rebuilt if eligible but not enlarged seaward of the 30-year erosion projection. Check the parcel with DEP's Map Direct tool.
When does Citizens require flood insurance?
Under s. 627.351(6)(aa), Citizens requires flood coverage on policies inside the Special Flood Hazard Area from 2023, and outside it by dwelling replacement cost: $600,000 or more from January 1, 2024, $500,000 from 2025, $400,000 from 2026, and all other personal residential property from January 1, 2027. Condo unit owner policies are exempt.
How high was the Hurricane Milton storm surge on Manasota Key?
The National Hurricane Center estimated 6 to 9 feet above ground from Venice to Boca Grande, with an isolated peak of up to about 10 feet near Manasota Key. NHC cautions that surveyors found no high-confidence high water mark in the hardest-hit area, so the 10-foot value is uncertain. Helene added 4 to 6 feet two weeks earlier.
Is Milton Pass still open?
No, according to Florida DEP. Its August 2026 Strategic Beach Management Plan says the breach near Stump Pass Beach State Park, about 400 feet wide by January 2025, had closed by natural infilling and accretion by May 2026. Milton Pass is in Charlotte County, between reference monuments R-16 and R-17.
Is Manasota Key being renourished?
Charlotte County's Board approved the construction contract on October 27, 2026, with construction estimated January 1, 2027 to April 30, 2027, subject to weather, permits and contractor schedule. Florida DEP's 2026-27 plan funds no new nourishment on the Sarasota County part, only monitoring of the 2020 project.
What is the Charlotte County beach assessment on Manasota Key?
It is a non-ad valorem assessment (MSBU) on the November tax bill covering 2,025 parcels. The April 6, 2026 county deck shows a proposed $259.56 per residential unit versus $363.60 in cycle 1, and a maximum of $1,393.70. The final adopted rates were not found; check the parcel's notice.
How many miles of Manasota Key are critically eroded?
Florida DEP's June 2026 report lists 4.5 miles in Sarasota County (R160 to R183.7) and 3.8 miles in Charlotte County (R1 to R21.2), which add to 8.3 miles. The Charlotte segment includes Englewood Beach and Stump Pass State Park. DEP also lists 0.1 mile of the Stump Pass south shore.
What is the property tax rate on Manasota Key?
It depends on the county. For 2026, unincorporated Sarasota County totals 11.3068 mills on the Sarasota part of the key, and Charlotte County Tax District 003 totals 16.3481 mills on the Charlotte part, which includes the 0.7798-mill Street and Drainage MSTU. Fire and beach assessments are billed on top.
How much is property tax on a $750,000 taxable value on Manasota Key?
Ad valorem tax is $8,480.10 on the Sarasota part (11.3068 x 750) and $12,261.08 on the Charlotte part (16.3481 x 750), a $3,780.98 gap before non-ad valorem lines. Adding the $266.31 Englewood fire assessment (2025-26) gives $8,746.41 and $12,527.39. Taxable value is not the purchase price.
What is the Englewood fire assessment on Manasota Key?
The Englewood Area Fire Control District charges $266.31 per residential dwelling unit for fiscal year 2025-26 on both the Sarasota and Charlotte parts of the key, and $58.57 for a vacant lot. Sarasota County Fire Rescue's countywide assessment does not cover Englewood. The 2026-27 rate was not posted when this page was drafted.
What is Amendment 3 on the November 3, 2026 ballot?
Amendment 3 would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028, and lower the non-homestead assessment cap from 10 percent to 5 percent. The $25,000 school exemption stays. Non-ad valorem assessments such as fire are not reduced. Check the result before relying on any homestead or cap figure.
Can you rent out a house on Manasota Key for less than 30 days?
On the Sarasota County part, county code requires leases of at least 30 days in single-family districts, and stays under 30 days are allowed only in RMF-zoned barrier-island units; the county's table lists 470 of 487 parcels as RE-2 and none as RMF. For the Charlotte part, no county ordinance was found. Confirm zoning in writing.
What tourist tax applies to Manasota Key rentals?
The Sarasota County part pays a 6 percent tourist development tax collected by the Sarasota County Tax Collector. The Charlotte County part pays 5 percent, collected by the Charlotte County Tax Collector. Both are in addition to Florida sales tax, and a DBPR license is required for more than three rentals under 30 days a year.
Which schools serve Manasota Key?
It depends on the county and the address. Charlotte County Public Schools' locator says ZIP 34223 is zoned to Englewood Elementary, a Sarasota County school. L.A. Ainger Middle also serves Sarasota-side students, and Sarasota-side high schoolers fall in the Wellen Park High boundary from 2026-27. Confirm by address with the district.
What does it cost to park at Stump Pass Beach State Park?
Stump Pass Beach State Park charges $3 per vehicle, paid by card at a kiosk at the beach entrance since October 5, 2026. It is open 8 a.m. to sunset every day, has no lifeguards, and does not allow pets on the beaches. Englewood Beach at Chadwick Park meters parking at 75 cents an hour.
When is sea turtle nesting season on Manasota Key?
Both Sarasota and Charlotte counties run sea turtle nesting season from May 1 to October 31. Beachfront owners must extinguish, shield or replace lights visible from the beach, often with amber or red fixtures. Each county has its own code, and state law makes disturbing turtles or nests unlawful.
Is Englewood Beach the same as Manasota Key?
Englewood Beach is part of Manasota Key: it is the beach community at the west end of Beach Road, on the Charlotte County part of the island, reached over the Tom Adams Bridge. The rest of the key runs north along North Beach Road to the Sarasota County line and on along Manasota Key Road, and south along Gulf Boulevard to Stump Pass Beach State Park.
Is Manasota Key Road open?
Yes, as of this page's October 2026 update. About 2,000 feet of Manasota Key Road north of Blind Pass washed out in the 2024 hurricanes; a temporary road reopened in January 2026, and flooding closed the road again from October 9 to 12, 2026. Road status changes after storms, so check Sarasota County's road notices before you drive.
About Domain Realty Group in Sarasota and Charlotte Counties
Domain Realty Group is a Southwest Florida real estate team working Lee, Collier and Charlotte counties, and the team serves Sarasota and Charlotte County buyers and sellers, including Manasota Key and the rest of Englewood, from its three Southwest Florida offices, the closest being our Fort Myers office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and 4,000+ transactions. The team is led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between them.
Reach any of our agents through our agents page, read our client reviews or learn more about our team. We tracked every recorded Manasota Key sale on both the Sarasota County and Charlotte County files to build this page.
Domain Realty Group 239-441-2816 info@domainrealtygroup.com
Offices in Fort Myers, Bonita Springs and Naples:
- Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
- Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
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Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.
Where to go next: Englewood homes for sale, Boca Royale homes for sale, Rotonda West homes for sale, Port Charlotte homes for sale, Southwest Florida communities, current listings, a home valuation and contact Domain Realty Group.
Sources
Every figure on this page traces to one of the sources below. No real estate portal or other brokerage is cited, by policy, and news reports are described in the text without links. Sale and parcel data for the Sarasota part comes from the Sarasota County Property Appraiser's public files dated October 21, 2026 (newest qualified ZIP 34223 sale October 13, 2026); for the Charlotte part it comes from the Charlotte County Property Appraiser's roll and sales (newest qualified sale September 9, 2026). The two files are never combined. Web sources were read in October 2026 unless another date is shown. Anything a document does not publish is stated as not published.
Figures on this page
Charlotte County Property Appraiser, data downloads (roll and sales, through September 9, 2026)
Florida Department of Revenue, sales qualification codes and property tax data portal
Sarasota County Clerk of the Circuit Court, Official Records (plats, deeds)
Charlotte County Clerk of the Circuit Court, Official Records
U.S. Census Bureau 2020 Gazetteer place file (Manasota Key CDP, 1.059 sq mi land)
Census ACS 2020-2024 B25004 vacancy status, Manasota Key CDP
NOAA Coast Pilot 5, Chapter 12 (bridge clearances, miles 43.5 and 49.9)
Charlotte County, Tom Adams Bridge structural repairs project page (1965)
Sarasota/Manatee MPO Barrier Island Implementation Plan (Jan 2025)
Englewood Water District Potable Water Master Plan Update (Jan 31, 2024)
Englewood Water District Sewer Master Plan Update (June 2021)
Englewood Area Fire Control District assessments and fees (2025-26)
Charlotte County, Manasota and Sandpiper Key District Overlay revisions
Florida DEP, Critically Eroded Beaches in Florida (Aug 2025)
Sarasota County Property Appraiser (parcel roll and sales files dated October 21, 2026)
Charlotte County Property Appraiser (parcel lookup; C2 index through Sept 9, 2026)
DBPR condominium registry extract Condo_CW.csv (downloaded 2026-10-29)
Florida Statutes 2025, s. 718.110 (rental amendments, subsection 13)
Florida Statutes 2025, s. 627.351 (Citizens flood requirement, (6)(aa))
Sarasota County rental of dwelling units guide (2019, hosted copy of county document)
Citizens notice, mitigation inspection form changes (2026-03-19)
Section 689.302 Florida Statutes (flood disclosure, existence only)
Rule 62B-34.190 F.A.C. (Charlotte CCCL map recorded January 29, 1985)
Florida DEP Strategic Beach Management Plan, Southwest Gulf Coast Region, August 2026
Florida DEP Beach Management Funding Assistance Long Range Budget Plan FY2026-27
Charlotte County Manasota Key MSBU public hearing notice sample, July 22, 2026
Charlotte County Manasota Key Street and Drainage MSTU budget
Charlotte County Beaches and Shores Advisory Committee presentation, January 4, 2024
Sarasota County Tax Collector 2026 millage sheet (Rev. 10/16/26)
Charlotte County Property Appraiser 2026 DR-403 certification
Sarasota County Tax Collector property tax page (discount schedule)
Pinellas County Property Appraiser (combined 2026 homestead figure $51,411)
Sarasota County Schools Superintendent's Report, Aug 19, 2025