Sarasota, FL
Dolphin Tower
A 15-story tower at 101 South Gulfstream Avenue, completed in 1974 and carried on the county roll as The 101, formerly Dolphin Tower. The appraiser assesses 116 residential units here, directly across from Bayfront Park and the Marina Jack basin. Its vintage is the thing to understand before you offer: a building this age and height sits squarely inside Florida's milestone inspection and structural reserve rules, so the association's funding position is the first document to read, ahead of the view.
Home Types
Downtown bayfront condominium
HOA (Yearly) Est.
$9,600 - $14,628
CDD (Yearly) Est.
None
Flood Zone
AE
Fee estimates may vary by lot size and sub-association. View all community fees →
Community size
116
homes
community record
123
completed homes on the county roll
Sarasota County property appraiser roll, read October 2026
Michael’s Take
Recorded by the county as The 101 (f/k/a Dolphin Tower); 116 assessed units. Ask for the milestone inspection report and the structural integrity reserve study before offering.
How Dolphin Tower compares
From the county records
$545,000
Median of 23 recorded sales since October 2023, the middle eighty percent between $479,000 and $1,100,000.
20%
Of the 123 matched residential units here claim a homestead exemption, which reads as a minority of homes here are claimed as a permanent residence.
Newest completion recorded 1975. The roll records no completions here in the last three years. Most of what trades is resale, though an absence of recent completions is not by itself proof a community is closed to new building.
Arm’s-length sales recorded with Sarasota 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 reported here as a share of matched residential units rather than as a count of who lives here. Homestead is a tax filing, not an occupancy count. A rented home can house full-time residents and will never carry the exemption, and an owner who lives here but never filed does not appear in it either. Read it as what share of matched residential units claim the exemption, not as who lives here.
At an estimated $12,114 a year in combined HOA and CDD, Dolphin Tower sits about 11% below the Sarasota median of $13,676, ranking 42 of the 90 Sarasota 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.
Governing Documents
HOA & community documents for Dolphin Tower
0 documents published by the association and linked to the page each one lives on. Nothing is copied here, so you read whatever they publish today.
101 Condo Assn Inc
Condominium associationMatched to Dolphin Tower because: Florida’s register of condominiums records this association as the managing entity of 101, a condominium at 101 South Gulfstream Avenue, which is the address this site gives in its own description of the building, and the unit count agrees EXACTLY, 116 against 116. THE ADDRESS ALONE IS NOT ENOUGH, which is why the count is checked: the register sometimes stores the managing entity’s mailing address in that field, and two unrelated condominiums both came back for one Cocoanut Avenue address during this research. That one was refused.
Who to contact
- Contact role
- Condominium association; the state register names it as the managing entity
No individual officer, director or manager is listed here. The register names the managing corporation; the current board is a matter for the association or Sunbiz.
Board members and officers are not listed here. They change often, and their names are on the association’s own records and in the state’s corporate filings, which is where they should be read from rather than from a page that cannot keep up.
101 Condo Assn Inc
No public documents have been located for this association yet.
Nothing found is not the same as nothing in force. Every community in Florida with an association has governing documents; this says only that they have not been found in a public place.
The governing body is known and nothing it publishes is public. That is a gap in what has been published, not evidence that the community has no restrictions. This list records what has been found in public, not everything that governs the property. Before an offer I pull the full document set for the specific address along with the association’s budget and financials.
The full document directory →Thinking about Dolphin Tower?
I'll send current listings and pricing in Dolphin Tower, line up private showings, and give you an honest read on value, HOA/CDD costs, and resale before you commit, no pressure, no obligation.
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Dolphin Tower FAQ
What kind of homes are in Dolphin Tower?+
Dolphin Tower offers downtown bayfront condominium. Attached homes carry an association that maintains the building itself, so the fee covers more than it would on a single-family home and the association's reserves matter to you directly. 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 have homes in Dolphin Tower actually sold for?+
23 arm's-length sales have been recorded in Dolphin Tower since October 2023, at a median of $545,000. The middle eighty percent of those sales fell between $479,000 and $1,100,000, which is a better guide to the range than the extremes. These are prices recorded with Sarasota 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 Dolphin Tower year round?+
20% of the 123 matched residential units in Dolphin Tower claim a homestead exemption, which Florida grants only on an owner's permanent residence, read from the Sarasota County roll in October 2026. That reads as a minority of homes here are claimed as a permanent residence. Homestead is a tax filing, not an occupancy count. A rented home can house full-time residents and will never carry the exemption, and an owner who lives here but never filed does not appear in it either. Read it as what share of matched residential units claim the exemption, not as who lives here.
Is Dolphin Tower still being built?+
The most recent home the county records in Dolphin Tower was completed in 1975, across 123 platted parcels of which 123 carry a finished home. The county records no completions in Dolphin Tower in the last three years, so what trades is resale. An absence of recent completions is not by itself proof that no further building is permitted. 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 Dolphin Tower have an HOA or CDD fee?+
Dolphin Tower has an HOA fee estimated at $9,600 - $14,628 yearly, and the fee data for this community records no CDD assessment. A community development district bills through your property taxes rather than through the association, and its assessment can carry two separate components: debt service, which repays the bonds that funded roads, drainage and amenities, and an operations and maintenance charge, which does not end with the bonds. A community without a district avoids both as currently assessed. Figures are estimates, assessments are set annually, and both vary by home and phase, so confirm them for the specific address before relying on them.
What flood zone is Dolphin Tower in?+
The flood zone recorded for Dolphin Tower 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.
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