At a glance
| Typical home value | $493,800 (−3.3% in a year, Zillow, Aug 2026) |
|---|---|
| Location | Southern Sarasota County on the Gulf coast, between Osprey to the north and Venice to the south |
| Government | Unincorporated census-designated place; Sarasota County provides local government |
| Population | 3,217 in the Nokomis census area at the 2020 census |
| ZIP codes | 34274 and 34275 |
| Beaches | Nokomis Public Beach and the Casey Key barrier island |
| Trail | About 2.5 miles of the Legacy Trail, including the Shakett Creek (Dona Bay) bridge |
Is Nokomis a good place to live?
Nokomis suits you if you want Gulf coast living in southern Sarasota County with county rules and county taxes, between Osprey and Venice. Zillow's typical home value was $493,756 in August 2026, down 3.3% on a year: above the City of Sarasota's $409,878 but well below Osprey's $655,866.
It is small and unincorporated, with no city government, so Sarasota County handles zoning and permits. The trade-offs are a longer trip to downtown Sarasota and real flood exposure near the coast and the creeks. Check both for the exact address.
Where Nokomis is and its history
Nokomis sits on Florida's Gulf coast in southern Sarasota County, with Osprey to the north and Venice to the south. It is unincorporated, which means Sarasota County handles zoning, permits and most services. Its ZIP codes are 34274 and 34275. The census-designated place is small, about 2.3 square miles with 3,217 residents in 2020, but a Nokomis mailing address can take in homes outside it.
Offshore, Casey Key is a barrier island south of Siesta Key with Gulf-front homes. Nokomis Public Beach gives you Gulf access without owning on the island.
A short history
Settlers arrived in 1868, when the Knight family and at least three other families moved to the area. The Nokomis name dates from 1917, when Alfred F. Wrede opened the first post office. Orthopedic surgeon Dr. Fred Albee later bought 112 acres and laid out a subdivision of 130 lots.
The Albee subdivision was laid out with streets radiating from two inner avenue circles and the new highway that became US 41.
Homes and prices in Nokomis
Zillow's typical Nokomis home value was $493,756 in August 2026, down 3.3% on a year. That is above the City of Sarasota's $409,878 but below neighboring Osprey at $655,866. Expect a wide mix, from mainland homes to waterfront properties and island homes on Casey Key, so the typical value blends very different properties.
Because the mailing area mixes very different property types, ask a local agent for recent sales that match what you want: waterfront or not, age of home and whether it is in an HOA or CDD.
The 2020 census counted 1,837 housing units in the Nokomis census area, 16.1% of them vacant on census day, a lower share than on the barrier islands to the north. Ask a local agent to split recent sales into island, waterfront and inland homes before you set a budget.
Neighborhoods and areas in and around Nokomis
Casey Key
A barrier island to the northwest with Gulf-front homes. It is not part of any census-designated place, and it was severely damaged by Hurricanes Helene and Milton in 2024. Two bridges connect it to the mainland, including the one-lane Blackburn Point Swing Bridge near Osprey.
The original Nokomis subdivision
The 1917 Albee plat along what became US 41 is the historic core. Homes here are older, so check roof age, plumbing and electrical panels for insurance.
Dona Bay and Shakett Creek
Waterfront homes along Dona Bay and Shakett Creek trade on boat access. Check water depth, bridge clearance and seawall condition, and see our Sarasota waterfront homes guide.
Newer subdivisions and HOA communities
Newer neighborhoods in the Nokomis mailing area may carry HOA fees or a CDD assessment, and the 2025 tax roll lists a Nokomis East lighting district and several Nokomis water revitalization assessment areas. Ask for the association budgets and the parcel's last tax bill before you compare homes.
Living in Nokomis
Beaches and parks
Nokomis Public Beach gives residents Gulf access, and the Casey Key barrier island lies offshore. The Legacy Trail runs through Nokomis for about 2.5 miles, and the North Port Connector trail links to it at Nokomis Riverview Park via Florence Street.
Shops and services
Nokomis is small, with Venice just to the south and Osprey to the north along US 41. Test the errands you run every week from the exact address.
Schools lookup
Sarasota County Schools serves Nokomis, and its K-8 schools include Laurel Nokomis School. The district assigns schools by address, so confirm the zoned school with the district before you rely on a listing.
Costs, taxes and assessments to check
As unincorporated county, most Nokomis parcels paid the countywide 11.4737 mills on the 2025 roll. There is no city levy. Some parts of Nokomis carry extra charges: the 2025 roll lists several Nokomis water revitalization assessment areas and a Nokomis East lighting district. Newer communities may also be in a CDD.
- Ask for the parcel's last tax bill and look for non-ad valorem lines.
- Confirm whether the home is on central water and sewer or on well and septic.
- Ask for HOA and CDD budgets if they apply.
Our Sarasota County property tax guide explains how to read the bill.
Flood and storm checks
Nokomis is on the coast, with Dona Bay and Shakett Creek running through it. Hurricane Milton made landfall near Siesta Key, to the north, in October 2024, with storm surge of 5 to 10 feet recorded along the coast from Naples to Siesta Key. Ask each seller whether the home took water, get an elevation certificate and get flood quotes early. FEMA now prices flood insurance property by property. Our waterfront homes guide covers seawalls and docks.
Getting to Sarasota and around
Nokomis is south of Sarasota along US 41, with I-75 inland. We have not included drive times here, so test the route to your workplace at rush hour and in the busy winter season. For bikes, the Legacy Trail runs through Nokomis for about 2.5 miles, including a crossing over Shakett Creek at Dona Bay, and continues 18.5 miles in total between Venice and downtown Sarasota.
Compare Nokomis with other options in our Sarasota area guide and cost of living page. If you are moving from out of state, our relocation guide covers timing.
Breeze Transit, Sarasota County's bus service, runs routes across the county, including Venice, so check whether a route serves your street if you need transit.
Pros and cons of living in Nokomis
Pro: Gulf access and trails
Nokomis Public Beach, Casey Key and the Legacy Trail are all close by.
Pro: county taxes, no city levy
Most parcels paid the countywide 11.4737 mills on the 2025 roll, below the City of Sarasota's combined 14.88.
Pro: lower prices than Osprey
The typical value of $493,756 was about $162,000 below Osprey's in August 2026.
Con: storm and flood exposure
Casey Key was severely damaged in 2024, and creek and bayfront streets flood too. Get an elevation certificate and quotes early.
Con: distance from Sarasota
Downtown Sarasota and the airport are further away than from Palmer Ranch or the city. Test the drive in winter traffic.
Common questions
Is Nokomis, FL a city?+
No. Nokomis is an unincorporated census-designated place in Sarasota County, so the county provides local government, zoning and permits. Most parcels paid the countywide 11.4737 mills on the 2025 roll, with no city levy, though some areas add special assessments.
What is the typical home price in Nokomis, FL?+
Zillow's typical home value in Nokomis was $493,756 in August 2026, down 3.3% on a year. Prices vary a great deal between mainland homes, waterfront properties and Casey Key, so compare recent sales of the type of home you want.
What ZIP code is Nokomis, FL?+
Nokomis uses ZIP codes 34274 and 34275. A Nokomis mailing address can take in homes outside the small census-designated place, so confirm the parcel's location, taxing districts and utility provider on the Sarasota County property appraiser's site before you compare homes or tax bills.
Does Nokomis have a beach?+
Yes. Nokomis Public Beach gives residents Gulf access, and the Casey Key barrier island lies offshore. Homes on the beach or the island often carry higher flood and insurance costs than inland homes, so get an elevation certificate and insurance quotes before you make an offer.
Is Nokomis a good place to live?+
It can be if you want Gulf coast living under county rules and taxes. Zillow's typical value was $493,756 in August 2026, below nearby Osprey, and you have Nokomis Public Beach, Casey Key and the Legacy Trail close by. Weigh that against flood exposure near the coast and creeks and a longer trip to downtown Sarasota.
Was Casey Key damaged by the 2024 hurricanes?+
Yes. Casey Key, the barrier island off Nokomis, was severely damaged by Hurricanes Helene and Milton in 2024. If you are looking there, ask each seller whether the home took water, what was repaired and whether the work was permitted, get an elevation certificate, and check how the NFIP 50% rule applies to any damaged home.
Sources
- Wikipedia: Nokomis, Florida
- Wikipedia: Casey Key
- Zillow Research: Home Value Index and market data (August 2026)
- Sarasota County Tax Collector: 2025 ad valorem taxes and non-ad valorem assessments
- Wikipedia: Hurricane Milton
- FEMA: NFIP Risk Rating 2.0
- Wikipedia: Legacy Trail (Florida)
- Wikipedia: Blackburn Point Swing Bridge
- Wikipedia: Sarasota County Public Schools
- Wikipedia: Breeze Transit (Sarasota County)
- Sarasota County Property Appraiser: Understanding the FEMA 50% rule
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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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