At a glance
| Location | Barrier island town between Sarasota Bay and the Gulf, south of Anna Maria Island and north of Lido Key |
|---|---|
| Counties | Split almost equally between Manatee and Sarasota counties |
| Population | 7,505 at the 2020 census |
| Housing | 9,744 units in 2020, 48.8% held for seasonal, recreational or occasional use |
| ZIP code | 34228 |
| Government | Town with a commission-manager form of government since 1958 |
| Main road | Gulf of Mexico Drive (State Road 789) runs the length of the island |
Is Longboat Key a good area to live?
Longboat Key suits you if you want an island town of condos and waterfront homes, with its own town government, between Sarasota and Anna Maria Island. It had 7,505 residents at the 2020 census, and 48.8% of its 9,744 housing units were held for seasonal use, so the island is much busier in winter than in summer.
Before you commit, check which county the parcel is in, which side of the island it is on, and the building or HOA documents. Those three things set your tax bill, rental options and insurance costs.
What Longboat Key is known for
Longboat Key sits between Sarasota Bay and the Gulf of Mexico, south of Anna Maria Island and north of Lido Key. The town covers the whole island, about 16 square miles including water, of which about 4.1 square miles are land. Gulf of Mexico Drive runs its full length. The Longboat Key Club resort covers 410 acres at the southern end.
The town was incorporated in 1955. In 1959 the Arvida Corporation bought about 2,000 acres that included the southern half of the island, and much of Longboat's resort and club development followed from that era.
Homes and prices on Longboat Key
The 2020 census counted 9,744 housing units, of which 56.9% were vacant on census day and 4,752, or 48.8%, were held for seasonal or occasional use. Expect Gulf-front condo buildings as well as bayfront and canal homes. Zillow does not publish a Longboat Key neighborhood value in our data set, so ask a local agent for recent sales by building or street.
For condo buildings of three or more habitable stories, ask for the milestone inspection reports and structural integrity reserve study that Florida law requires. Our Sarasota condo guide lists the documents.
Gulf-front condos
Condo buildings line much of the Gulf side. Compare reserves, inspection reports and insurance across buildings, not just unit prices, and check leasing minimums.
Bayfront and canal homes
Single-family homes on the bay side and canals trade on dock access and water depth. Ask about seawall age, bridge clearance to open water and flood elevation.
Club and resort communities
At the south end, the Longboat Key Club covers 410 acres. Where a home is tied to a club, ask for dues, initiation fees and what membership includes.
Living on Longboat Key
Shops and dining
The island is mainly residential. St. Armands Circle, to the south along State Road 789, has more than 130 stores and restaurants, and downtown Sarasota is beyond it on the John Ringling Causeway.
Beaches and the water
The Gulf side of the island is lined with beach, and the bay side offers boating on Sarasota Bay. Beach access points and parking vary by stretch, so check the nearest public access to a home you like.
Schools lookup
Because the town is split, the public school district depends on the county: Sarasota County Schools on the southern part and Manatee County's district on the northern part. Check the specific address with the right district before you rely on any listing.
Getting around
Gulf of Mexico Drive (State Road 789) runs the length of the island and continues south to St. Armands Circle. Breeze Transit, Sarasota County's bus service, includes the Town of Longboat Key in its route network.
Taxes depend on the county and the side of the island
On the Sarasota County side, the 2025 roll shows a countywide rate of 10.7437 mills for Longboat Key, which does not pay the county's emergency medical services levy. The town then adds its own levy. Gulf-side parcels paid 2.5543 town mills, including a Gulfside debt levy, for about 13.30 mills in total. Inland or bay-side parcels paid 2.1371 town mills, for about 12.88 mills.
The Sarasota roll also lists Longboat Key utility undergrounding assessments, which appear as non-ad valorem charges. On the Manatee side, Manatee County's rates apply instead. Ask for the parcel's last tax bill whichever side you buy on. The town posted a notice of proposed tax increase with its fiscal 2026 to 2027 budget, with a hearing set for September 28, 2026.
Steps before you make an offer
- Confirm the county on the parcel record, then pull the right county's tax bill.
- Check the side of the island. On the Sarasota County side, Gulf-side and inland parcels carry different town debt levies.
- Read the condo or HOA documents for leasing limits, pet rules and any planned special assessments.
- Ask about undergrounding and water main work on your street. The town announced a water main replacement in the Country Club Shores area starting July 6, 2026.
Flood, storms and insurance
Hurricane Milton made landfall near Siesta Key in October 2024 with water levels more than 8 feet above normal near Sarasota. On an island, ask every seller or association about water entry, repairs and permits, and get flood quotes early. FEMA now prices flood cover property by property. Our Sarasota waterfront homes guide covers seawalls, docks and insurance.
Pros and cons of living on Longboat Key
Pro: a quieter island with its own town government
The town has run its own commission-manager government since 1958 and sets its own levies, and the island is largely residential.
Pro: choice of Gulf and bay living
You can choose between Gulf-front condos and bayfront or canal homes on the same island.
Con: two counties to check
Taxes, schools and the property appraiser depend on which county the parcel is in, so every comparison takes more work.
Con: seasonal swings and storm exposure
Nearly half the housing is seasonal, and the whole island is exposed to Gulf storms.
If you like island living, compare Longboat Key with Lido Key, which is inside the City of Sarasota, and Bird Key, a single-family island off the John Ringling Causeway. Each has different taxes, associations and flood exposure.
Common questions
What county is Longboat Key in?+
Both. The Town of Longboat Key is almost equally divided between Manatee and Sarasota counties. The county determines which property appraiser, tax collector and county millage apply, and the town adds its own levy on top. Check the parcel record and last tax bill for any home you are considering.
What is the property tax rate on Longboat Key?+
On the Sarasota County side, the 2025 roll shows 10.7437 countywide mills plus the town's levy: 2.5543 mills for Gulf-side parcels and 2.1371 for inland parcels, or about 13.30 and 12.88 mills in total. Undergrounding assessments may be added. The Manatee side uses Manatee County rates.
Is Longboat Key mostly second homes?+
A large share are. The 2020 census counted 9,744 housing units on Longboat Key, and 4,752 of them, or 48.8%, were held for seasonal, recreational or occasional use. That affects how busy the island is by season and the rules some condo associations set on leasing.
How do you get to Longboat Key from Sarasota?+
From downtown Sarasota, take the John Ringling Causeway west to St. Armands Circle, then Gulf of Mexico Drive (State Road 789) north onto the island. The same road runs the length of the island toward Anna Maria Island. Breeze Transit, Sarasota County's bus service, also includes Longboat Key in its network.
What types of homes are on Longboat Key?+
Mostly condos and second homes, along with bayfront and canal houses and club communities such as the 410-acre Longboat Key Club at the south end. The 2020 census counted 9,744 housing units, 48.8% of them held for seasonal use. Check leasing rules, reserves and flood history for any property you consider.
Sources
- Wikipedia: Longboat Key, Florida
- Town of Longboat Key
- Sarasota County Tax Collector: 2025 ad valorem taxes and non-ad valorem assessments
- The Resort at Longboat Key Club
- Wikipedia: Hurricane Milton
- FEMA: NFIP Risk Rating 2.0
- Florida Senate: CS/CS/HB 913 (2025) bill summary
- Wikipedia: St. Armands Key, Florida
- Wikipedia: Breeze Transit (Sarasota County)
- Wikipedia: Sarasota County Public Schools
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Antonio Roberts
Antonio Roberts has spent five years helping more than 500 Florida buyers and sellers choose the right real estate agent. He is not a real estate agent himself: he researches what matters in a Florida move and connects people with licensed local agents, free of charge.
Reviewed by a licensed Florida real estate agent. Before publication, this guide was checked for accuracy by a licensed Florida real estate agent on our team. It is general information, not legal, tax or financial advice.
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