What Should You Know About Seaplace on Longboat Key?

Seaplace at a Glance: Community Overview

Seaplace sits on the southern end of Longboat Key, fronting the Gulf of Mexico along Gulf of Mexico Drive. The community was developed in phases between 1974 and 1979, giving it a mature, lushly landscaped character that newer developments rarely replicate. The grounds extend across roughly 42 to 44 acres and include approximately a half-mile of private, deeded beach — an amenity that sets it apart from many Longboat Key condo communities where beach access is shared or indirect.

The development is not a single high-rise tower. It consists of two mid-rise buildings, nine open-atrium garden buildings, and twelve townhouse structures, totaling around 400 to 460 units depending on the source. Unit sizes range from approximately 928 square feet for a compact two-bedroom garden unit to over 2,400 square feet in larger townhouse configurations. All units are two- or three-bedroom floor plans — there are no studios or one-bedrooms in the complex.

On-site amenities include two heated pools with spas, a kiddie pool overlooking the Gulf, three lit Har-Tru tennis courts, a fitness center, a renovated clubhouse, outdoor grilling areas, and a one-mile walking and biking path around the perimeter. A 24-hour guard gate and on-site management staff add a layer of security and service that appeals to both full-time residents and seasonal owners.

I've had the pleasure of working Michael Renick for years and have found him to be extremely professional and responsive while being dedicated to a positive (and quality oriented) result. I recommend him without hesitation and hope that you have the chance to work with him as well.

– David Fariss, Google Review

2026 Pricing Trends: Gulf-Front vs. Interior Units

As of April 2026, Seaplace condos are listed in a range from roughly $399,000 for interior garden-level units to $899,000 and above for direct Gulf-front townhouses and higher-floor mid-rise residences. The Realtor.com median sale price for the Seaplace neighborhood currently sits near $529,000, placing it well below the broader Longboat Key median of approximately $1.16 million — making Seaplace one of the more accessible entry points into Gulf-front ownership on the island.

The gap between Gulf-facing and interior-facing units is substantial. A furnished fifth-floor Gulf-front two-bedroom in the M1 mid-rise building was listed in April 2026 at $749,000, or about $696 per square foot. Interior garden units with courtyard or pool orientation typically list in the $400,000s, reflecting a discount of 30 to 40 percent compared to units with full Gulf views. Buyers seeking investment or seasonal use will want to weigh that premium carefully against rental rate potential, which also tracks the view orientation.

Inventory has been increasing. Year-over-year, the number of active listings at Seaplace rose by more than 58 percent, and units are spending an average of about 65 days on market before going under contract — relatively brisk by Longboat Key standards, where the island-wide median is 141 days. Sellers are typically accepting offers around 8 to 9 percent below list price.

HOA and COA Fees: What to Expect

Seaplace operates under a two-tier association structure: a master Seaplace Association Inc. covers community-wide expenses, and individual building or sub-associations handle building-specific costs. Monthly HOA fees vary depending on which building the unit is in and its size, ranging from approximately $700 to over $2,600 per month. A two-bedroom unit in the M1 mid-rise carried an HOA fee of $1,278 per month as of its April 2026 listing.

IMichael Renick and the team at Renick Realty went above and beyond to make sure that my needs were met & my dream home became a reality. Simply stated, I will never work with anyone else!

– Maryanna Philippsen, Google Review

The fee structure typically includes building and property insurance under the master policy, exterior and common-area maintenance, water, sewer, trash, 24-hour guard and security, on-site management, pest control, cable or internet in some buildings, and contributions to the reserve fund. Buyers should always request the current association budget and the most recent reserve study before making an offer — reserve adequacy has become especially significant following Florida’s new structural inspection legislation.

Special Assessments and Reserve Funding

Florida Statute 718.112 requires condominium associations to maintain fully funded reserves or obtain a unit-owner vote to waive full funding. Buildings that underfunded reserves in prior years may now face catch-up contributions or special assessments to address deferred maintenance and structural work identified in required inspections. Prospective buyers should review board meeting minutes, the most recent SIRS (Structural Integrity Reserve Study), and any pending or planned special assessments before closing.

Florida SB 4-D Milestone Inspections: What Seaplace Buyers Need to Know

Florida Senate Bill 4-D, passed in 2022 in response to the 2021 Surfside condo collapse, requires milestone structural inspections for all condominium and cooperative buildings three or more habitable stories tall. Because Seaplace’s mid-rise towers were constructed between 1974 and 1979 and are located in a coastal jurisdiction, they reached the 30-year inspection threshold well before the law’s deadlines.

Buildings that turned 30 before July 1, 2022, were required to complete their Phase 1 milestone inspection by December 31, 2024. Those reaching 30 years between July 1, 2022, and December 31, 2024, had until December 31, 2025. Coastal local governments may apply a 25-year threshold rather than 30 years. Longboat Key’s building department oversees local recertification submittals. Any structural findings trigger a Phase 2 engineering evaluation, after which the association must report results to residents and develop a repair plan.

Additionally, all eligible buildings were required to complete a Structural Integrity Reserve Study (SIRS) by December 31, 2024, or no later than December 31, 2026, when done concurrently with a milestone inspection. The SIRS may result in increased reserve contributions, which can affect HOA fees going forward. Buyers evaluating Seaplace units should confirm that their specific building’s inspection and SIRS are complete and review the findings before proceeding.

Rental Rules and Buyer Demographics

Minimum Stay Requirements

Seaplace imposes a minimum rental period of 60 consecutive nights — aligning with the Longboat Key Town ordinance that requires a minimum of 30 days for residentially zoned properties, with many condo associations setting their own stricter standards. This means Seaplace is not compatible with short-term or weekly vacation rental strategies. Owners who do rent typically do so on a seasonal basis, with peak-season (December through April) monthly rates for a Gulf-front two-bedroom ranging from approximately $5,000 to over $6,000 per month. Off-season (June through November) rates drop to roughly $2,500 to $3,000 per month. Rentals of less than six months also require registration through Longboat Key’s Residential Rental Registry and a life-safety inspection.

Who Buys at Seaplace

Seaplace draws a mix of buyer profiles. Seasonal residents — primarily from the Northeast and Midwest — make up a large share of owners, using their units from roughly November through April and leaving units locked or rented during the off-season. A growing segment consists of buyers transitioning to full-time Florida residency, drawn by Sarasota County’s lack of a state income tax, the homestead exemption, and the Save Our Homes assessment cap, which limits annual assessed-value increases on a primary residence. A smaller cohort buys purely for the 60-day minimum seasonal rental income potential. The community’s gated, well-managed character and its position at a lower price point than much of Gulf-front Longboat Key also attract buyers who want genuine beachfront access without the cost of a high-rise luxury tower.

Frequently Asked Questions

What kind of community is Seaplace on Longboat Key?

Seaplace is a gated Gulf-front condominium community on the south end of Longboat Key, fronting the Gulf of Mexico along Gulf of Mexico Drive. It was developed between 1974 and 1979 and covers roughly 42 to 44 acres with about a half-mile of private, deeded beach. The mix includes two mid-rise buildings, nine garden buildings, and twelve townhouse structures.

How much do Seaplace condos cost in 2026?

As of April 2026, Seaplace listings run from roughly $399,000 for interior garden-level units to $899,000 and above for direct Gulf-front townhouses and higher-floor mid-rise residences. Interior units in the $400,000s typically trade at a 30 to 40 percent discount compared with full Gulf-view units. The Realtor.com median sale price for the Seaplace neighborhood is near $529,000.

Why do Gulf-front units at Seaplace command a premium?

The gap comes down to view, location, and rental appeal. Gulf-facing units and beachside townhouses get full Gulf views and sit closer to the private beach, while interior garden units face courtyards or the pool and usually list much lower. That difference shows up in both pricing and seasonal rental rates.

Can you rent a Seaplace unit for a short stay?

No. Seaplace requires a minimum rental period of 60 consecutive nights, which lines up with the Longboat Key Town ordinance and rules out weekly vacation rentals. Rentals of less than six months also require registration through Longboat Key’s Residential Rental Registry and a life-safety inspection.

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