Longboat Key Fees
Longboat Key HOA fees by community
62 communities · Updated quarterly · Last reviewed September 2026
Short answer: on a barrier island the association fee is not an amenity bill, it is an insurance and resilience bill. The median community here runs about $20,000 a year, the highest of any area I track, but the spread is what matters: from $188 in Country Club Shores to $92,358 in Aria. That is roughly 493 times, because the word community covers both a bayside street of houses and a Gulf-front tower whose fee carries the entire structure.
Community CDDs
0
Not one. Longboat Key was platted decades before districts became the way to finance a master plan, so no infrastructure bond sits on anyone’s tax bill. The exact opposite of Parrish or Palmetto.
Wholly in flood zone X
0
Also none. 40 sit in zone AE, 15 straddle X and AE, and 7 are in zone VE, the coastal high-hazard designation. That is the real cost of the address.
What the fee is actually paying for
A mainland single-family association maintains shared landscaping and a pool while you insure and maintain your own roof, walls and exterior. A Longboat Key condominium association insures and maintains an entire building that sits on a barrier island between the Gulf and the bay, and that changes the arithmetic completely.
The fee is carrying the master insurance policy on a structure exposed to both wind and storm surge, the seawalls and the beach or dock frontage, the roof and exterior, elevators and staff, and the structural reserves Florida now requires of buildings three stories and taller. Compare a building here against other coastal buildings. Comparing it against an inland community tells you nothing except that the island is an island.
Zone VE is where this bites hardest. Arbomar, Aria, Regent Place, Sand Cay Beach Resort, Seahorse Beach Resort, The Beachcomber and Veinte carry that designation, which prices storm-driven wave action on top of the flood risk itself.
Longboat Key fees by community, 2026 table
Annual association dues, compiled from listing data. Every community here carries no CDD, so the column is omitted. Hover or tap any flood zone for what it means and whether a lender will require flood insurance.
| Community | Association dues / yr (est.) | Flood Zone | Notes |
|---|---|---|---|
| Aquarius Club | $29,568 | ||
| Arbomar | $15,960 - $16,000 | Zone VE, the coastal high-hazard designation | |
| Aria | $90,012 - $94,704 | Highest fee tracked here; 17 units, built 2016, zone VE | |
| Banyan Bay Club | $21,156 | ||
| Bay Harbour | $12,480 - $13,476 | ||
| Bayport Beach & Tennis Club | $23,136 - $23,736 | ||
| Beach Castle | $11,258 - $17,988 | ||
| Beach Harbor Club | $11,700 - $18,552 | ||
| Beachplace | $19,200 - $19,628 | 336 units across three plats | |
| Buttonwood Cove | $20,908 | ||
| Casa Del Mar | $5,800 - $6,600 | ||
| Cedars East | $10,480 - $19,728 | ||
| Club Longboat | $23,364 - $26,000 | ||
| Country Club Shores | $100 - $275 | Lowest fee tracked here; a bayside single-family neighborhood | |
| Emerald Harbor | $600 - $750 | Bayside single-family, built across five decades | |
| En Provence | $69,232 - $76,760 | ||
| Fairway Bay | $21,980 - $29,178 | ||
| Grand Bay | $28,263 - $36,184 | 272 units across six plats behind the Bay Isles gate | |
| Harbour Oaks | $16,429 - $21,110 | ||
| Harbour Villa Club | $26,060 - $26,496 | ||
| Inn on the Beach | $11,980 - $20,268 | ||
| Islands West | $19,532 - $20,264 | ||
| La Firenza | $77,344 - $78,680 | ||
| Longboat Arms | $13,584 - $14,064 | ||
| Longboat Harbour | $13,764 - $18,648 | 372 units across two plats | |
| Longboat Key Estates | $2,000 - $3,000 | ||
| Longboat Key Towers | $16,416 - $21,948 | ||
| Marina Bay | $21,026 - $34,799 | ||
| Pelican Harbour & Beach Club | $16,900 - $21,032 | ||
| Players Club | $24,844 - $40,176 | ||
| Portobello | $19,500 | ||
| Positano | $82,321 - $87,160 | ||
| Privateer | $20,884 - $23,104 | ||
| Promenade | $25,900 - $30,000 | ||
| Queens Harbour | $11,400 - $14,482 | ||
| Regent Place | $34,040 - $52,600 | Zone VE; 36 units over 10 floors | |
| Sabal Cove | $3,363 - $5,275 | ||
| Sand Cay Beach Resort | $17,600 | ||
| Sands Point | $14,216 - $19,436 | ||
| Sea Gate Club | $18,800 - $21,200 | ||
| Sea Grape Inn | $27,576 - $30,196 | ||
| Seahorse Beach Resort | $20,020 - $21,928 | ||
| Seaplace | $14,104 - $18,480 | 458 units across six plats, the largest complex on the key | |
| Spanish Main Yacht Club | $16,080 | 212 units, a 55+ bayside community | |
| Sutton Place | $19,704 - $21,288 | ||
| The Beachcomber | $14,160 | Zone VE | |
| The Beaches | $34,712 - $43,080 | ||
| The Castillian | $16,000 - $30,000 | ||
| The Islander Club | $18,360 - $21,600 | ||
| The Pierre | $32,208 | ||
| The Residences at The St. Regis | $54,204 - $75,780 | ||
| The Sanctuary | $34,412 - $40,332 | ||
| The Shore | $18,900 - $18,912 | ||
| Tiffany Plaza | $16,816 - $18,284 | ||
| Turtle Crawl Inn | $15,504 | ||
| Veinte | $22,584 | Zone VE; 20 units, built 1979 | |
| Villa di Lancia | $43,200 - $43,600 | ||
| Water Club | $30,644 - $43,380 | ||
| Westchester | $20,836 - $23,980 | Straddles the county line, assessed in both Manatee and Sarasota | |
| Whitney Beach | $14,892 - $20,616 | ||
| Winding Oaks | $26,006 - $28,776 | ||
| Windward Bay | $15,660 - $21,828 |
Dues are estimates compiled from listing data and vary by unit, floor, line and sub-association; coastal association budgets in particular move year to year with insurance renewals and reserve funding. Unit counts and build dates in the community pages are verified against the Sarasota and Manatee County certified tax rolls. Always read the association budget, the financial statements and the structural integrity reserve study before writing an offer. Last reviewed September 2026. See the full fee table across every area.
One island, two counties
Longboat Key straddles the county line. The south end is Sarasota County and the north end is Manatee, and the line runs through the middle of the island rather than around it. One community tracked here, Westchester, is assessed in both. This matters more than it sounds: it determines which property appraiser holds the record, which tax collector bills you, which school district applies, and which county emergency management issues your evacuation order.
The unit counts and build dates on the community pages here were confirmed against whichever certified roll actually holds the parcel, which is why some read Sarasota County and others Manatee.
The three documents that decide your real cost
In a coastal building the listing fee tells you almost nothing. Ask for the current operating budget, the most recent financial statements so you can see the reserve balance, and the structural integrity reserve study. The gap between what that study calls for and what the budget actually funds is your future special assessment.
Then check the flood zone for the exact parcel on FEMA’s map service, because designation is assigned parcel by parcel and the difference between AE and VE is real money every year. I pull all of it on every property my buyers consider here.
Common Questions
Longboat Key Fee FAQ
How much are HOA fees on Longboat Key?
The median community I track runs about $20,000 a year, the highest of any area on this site and more than ten times Bradenton. But the range is enormous: from roughly $188 a year in Country Club Shores, a bayside single-family neighborhood with a voluntary association, to about $92,358 in Aria, a seventeen-unit Gulf-front building completed in 2016. That is a 493-fold spread, and it exists because the word "community" covers both a street of houses and a tower whose fee carries the entire structure.
Do Longboat Key communities have CDD fees?
No. Not one of the 62 communities I track carries a Community Development District assessment. Longboat Key was platted decades before districts became the standard way to finance a master plan, so there is no infrastructure bond sitting on anyone's tax bill here. That is genuinely unusual, and it is the opposite of Parrish, Palmetto or Wellen Park, where a district is close to universal.
Is Longboat Key in a flood zone?
Effectively all of it. Of the 62 communities tracked here, not one sits wholly in zone X. Forty are in zone AE, fifteen straddle X and AE, and seven are in zone VE, the coastal high-hazard designation where storm-driven wave action is priced in on top of the flood risk. On a barrier island this is the defining cost of ownership, and it is why the association fee here is closer to an insurance and resilience bill than an amenity bill.
Why are Longboat Key condo fees so much higher than the mainland?
Because the fee is buying a Gulf-front or bayfront structure rather than a lawn and a pool. It carries the master insurance policy on a building exposed to wind and storm surge, the seawalls and the beach or dock frontage, the roof and exterior, elevators and staff, and the structural reserves Florida now requires of buildings three stories and taller. A mainland single-family HOA pays for none of that. Compare a Longboat Key building against other coastal buildings, never against an inland community.
How do I check the fees and flood zone for a specific Longboat Key address?
Longboat Key straddles the county line, so start by establishing which county the parcel is in: the south end is Sarasota County and the north end is Manatee. Look the property up on that county's property appraiser site for the assessed record, and check the flood zone on FEMA's Flood Map Service Center, because designation is assigned parcel by parcel. For the association, ask for the current budget, the most recent financial statements and the structural integrity reserve study. Send me an address and I will pull all of it.
Fees are half the picture
A fee table tells you the carrying cost, not whether the building is sound. Related reading: living on Longboat Key, the Longboat Key community directory, the full Longboat Key community guide, county and FEMA lookup links, the side-by-side comparison tool, and what a Longboat Key Realtor should be checking for you.