Longboat Key, FL
Whitney Beach
An amenity-rich, outdoors-first community with a private-beach twist: access runs through the Whitney Beach Conservancy, giving it a protected, uncrowded feel. Tennis, pickleball, shuffleboard, a resort pool, BBQ areas, and kayak launching keep residents busy. The county roll assesses 137 units across 2 plats, built 1969 to 1971, in Manatee County.
Price Range
Est. $300s to $1M
Home Types
Beach-oriented community
Total Homes
137 units
HOA (Yearly) Est.
$14,892 - $20,616
CDD (Yearly) Est.
None
Flood Zone
AE
Fee estimates may vary by lot size and sub-association. View all community fees →
Amenities & lifestyle
- Private beach via Whitney Beach Conservancy
- Tennis & pickleball
- Shuffleboard
- Resort heated pool
- BBQ/picnic areas
- Kayak launch
Michael’s Take
County roll: 137 units, built 1969 to 1971, assessed in Manatee County. Recorded across 2 separate plats, so confirm which one a listing sits in. No CDD; Longboat Key carries none.
How Whitney Beach compares
From the county records
$620,000
Median of 19 recorded sales since October 2023, the middle eighty percent between $465,000 and $1,025,000.
19%
Of the 137 finished houses here carry a homestead exemption, which reads as largely second homes and seasonal owners.
Newest building completed 1972. The roll records no completions here in the last three years, so this is a built-out community rather than one still being delivered.
Arm’s-length sales recorded with Manatee County, read October 2026. Quitclaims, foreclosures, family transfers and pre-construction sales are excluded. Homestead requires the property to be a permanent residence, so the share carrying one is a strong proxy for how many owners live here full time, not a census of them.
At an estimated $17,754 a year in combined HOA and CDD, Whitney Beach sits about 11% below the Longboat Key median of $20,000, ranking 22 of the 62 Longboat Key communities whose fees this site tracks. There is no CDD assessment here, which is what keeps that figure down.
Estimates from the same dataset behind the fee pages and the True Cost Index. Fees vary by lot size and sub-association, and change with each budget.
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Whitney Beach FAQ
How much do homes in Whitney Beach cost?+
Homes in Whitney Beach are generally priced in the Est. $300s to $1M range. Pricing moves with the market and varies by floor plan, lot, and incentives, so reach out for the most current numbers.
What kind of homes are in Whitney Beach?+
Whitney Beach offers beach-oriented community. As single-family housing, the roof, the exterior and the insurance on the structure are yours rather than an association's, which is the main practical difference from a villa or condominium. What a specific home includes, and what the association maintains, is set out in that community's documents and is worth reading before an offer rather than after.
What amenities does Whitney Beach have?+
Whitney Beach offers Private beach via Whitney Beach Conservancy, Tennis & pickleball, Shuffleboard, Resort heated pool, BBQ/picnic areas, among others. Worth separating two things that often get blurred together: amenities the HOA maintains and which every owner pays for, and club or golf facilities that may require a separate membership on top. Which category each amenity falls into determines your actual annual cost, and it is set out in the community documents rather than in any listing.
What have homes in Whitney Beach actually sold for?+
19 arm's-length sales have been recorded in Whitney Beach since October 2023, at a median of $620,000. The middle eighty percent of those sales fell between $465,000 and $1,025,000, which is a better guide to the range than the extremes. These are prices recorded with Manatee County, not asking prices, so they describe what buyers and sellers actually agreed. Figures read October 2026; quitclaims, foreclosures and family transfers are excluded.
Do people live in Whitney Beach year round?+
19% of the 137 finished homes in Whitney Beach carry a homestead exemption, which Florida grants only on an owner's permanent residence. That reads as largely second homes and seasonal owners. It is a strong proxy rather than a census, since an owner who lives there but never filed does not appear in it, but it is the most direct public signal of how occupied a community is outside the winter.
Is Whitney Beach still being built?+
The most recent home the county records in Whitney Beach was completed in 1972, across 139 platted parcels of which 137 carry a finished home. The county records no completions here in the last three years, so Whitney Beach is built out and what trades is resale rather than new construction. Build year matters more in Florida than buyers expect, because insurers weight roof age heavily and it drives what a property costs to carry rather than just what it costs to buy.
Does Whitney Beach have an HOA or CDD fee?+
Whitney Beach has an HOA fee estimated at $14,892 - $20,616 yearly, and the fee data for this community records no CDD assessment. That matters more than it sounds: a CDD is a bond repayment attached to the land and billed with your property taxes, so its absence is a permanent annual difference against communities that carry one. Figures are estimates and vary by home, so confirm them for the specific address before relying on them.
What flood zone is Whitney Beach in?+
The flood zone recorded for Whitney Beach is AE. Zones beginning A or V are the higher-risk categories, where a federally backed mortgage generally requires flood insurance, while zone X is lower risk and coverage is usually optional. Flood zone is assigned per property rather than per community though, and elevation can change both the requirement and the premium substantially, so get the zone and the elevation certificate for the exact address rather than relying on a community-level figure.