Longboat Key Realtor
A Longboat Key Realtor who publishes the numbers first
Michael Dailey is a REALTOR with Coldwell Banker Realty representing buyers and sellers on Longboat Key. On a barrier island the building matters more than the address, and most of the buildings here are around fifty years old, so the practice is built around the three documents that actually decide your cost: the association budget, the financial statements and the structural integrity reserve study.
Michael Dailey, REALTOR® · Sales Associate, Coldwell Banker Realty. Florida licence SL3619388. Office at 8334 Market St, Lakewood Ranch, FL 34202.
Who you would be working with
I grew up in Sarasota and I served eight years in the U.S. Army. I am a REALTOR® with Coldwell Banker Realty, licence SL3619388, and I work across Manatee and Sarasota counties from the office on Market Street in Lakewood Ranch.
The part that matters more than the biography: this site publishes the research rather than promising it. The HOA and district assessments, the flood designations and the county-sourced community facts are all up in public, for free, with their sources named, before anyone contacts me. You can check my work on Longboat Key before you decide whether to call, which is roughly the opposite of how this industry usually introduces itself.
When you do call, you get me. I am one member of a team at Coldwell Banker Realty, and the promise is not that I work alone, it is that your call comes to me and I am the one who picks it up.
8 years
U.S. Army, before real estate
5.0★
Across 41 Google reviews
President’s Circle
Coldwell Banker International award
Longboat Key by the numbers I publish
Every figure below is counted from the fee data on this site, not quoted from a listing. It updates when that data is reviewed, so this page and the longboat key fee table cannot disagree with each other.
103
Longboat Key communities with their own page here
62
With published HOA and district estimates
$20,000
Median combined HOA and district, per year
62 of 62
Tracked communities with no district assessment
55 of 62
Wholly or partly in FEMA flood zone AE
7
In zone VE, the coastal high-hazard designation
HOA and district figures are estimates, annualised, and subject to change; flood designation is assigned parcel by parcel and must be verified for a specific address. Nothing here replaces the non-ad valorem section of the actual tax bill, which is what I pull before a client writes an offer.
What is actually different about buying in Longboat Key
Local knowledge is the most overused phrase in this business, so here is the specific version: three things about this market that decide money, and that an agent working it from forty miles away will not raise with you.
01
The association fee is an insurance and resilience bill
Longboat Key carries the highest area-wide median dues of anywhere tracked on this site, and almost none of that is amenities. The fee is carrying the master insurance policy on a structure between the Gulf and the bay, the seawalls, the roof and exterior, elevators, staff, and the structural reserves Florida now requires. Compare a building here against other coastal buildings. Comparing it against an inland HOA tells you only that the island is an island.
02
Nothing here sits wholly outside a flood zone, and VE is not AE
Of the communities with published fees, not one sits wholly in flood zone X. Most are in AE, several straddle X and AE, and a handful are in VE, the coastal high-hazard designation where storm-driven wave action is priced on top of the flood risk. VE premiums run materially higher than AE for the same coverage. Designation is assigned parcel by parcel, so it has to be checked for the exact address rather than the building.
03
One island, two counties
Longboat Key straddles the county line, and the line runs through the middle of the island rather than around it. The south end is Sarasota County and the north end is Manatee. That decides which property appraiser holds the record, which tax collector bills you, which school district applies and which county issues your evacuation order. The community pages here record which county assesses each parcel, because almost nobody mentions it.
Check my work before you call
None of this is gated and none of it asks for your email. It is the research I would do for you anyway, published so you can judge it first.
Longboat Key HOA fees
Every community I track, with its flood zone explained in place
The Longboat Key community guide
Unit counts and build years verified against both county tax rolls
Community directory
One page per building and neighbourhood
Owner resources
Both county appraisers, FEMA flood lookup and evacuation zones
Buying or selling in Longboat Key?
Tell me the address, the community or just the question. If it is a specific property I will pull the district assessment, the flood designation and the association's own documents before we talk, so the first conversation is about the numbers rather than about me.
Or call or text (941) 350-0224.
Prefer to keep reading first? The Longboat Key community guide is the longest thing I have written about Longboat Key, and it is free.
Common Questions
Working with a Longboat Key agent
Do Longboat Key communities have CDD fees?
No. Not one of the communities tracked on this site 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 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.
What should I check before buying a Longboat Key condo?
The three documents that decide your real cost, none of which is the listing: the association’s current operating budget, the most recent financial statements so you can see the reserve balance, and the structural integrity reserve study. Florida requires milestone inspections and a funded reserve study on buildings three storeys and taller, and most of the buildings on this island predate 1980. The gap between what the study calls for and what the budget funds is your future special assessment. Then check the flood zone for the exact parcel, because AE and VE are materially different premiums.
Which county is Longboat Key in?
Both, and that is not a technicality. The county line runs through the middle of the island: the south end is Sarasota County and the north end is Manatee. It determines which property appraiser holds the record for your parcel, which tax collector bills you, which school district applies, where you file for homestead by the March 1 deadline, and which county emergency management issues your evacuation order. One community tracked here is assessed in both.
The other markets I work
Each one has its own page, because the thing a buyer needs explained is genuinely different in each.