White Sands Village

1975 condo community · Siesta Key, Sarasota County · ZIP 34242

A 1975 mid-island Siesta Key condo community, walkable to the public beach, where the building's flood, reserve, and insurance math drives the number.

Across from Siesta Key Public Beach2-week minimum rentalHeated pool and boat docks

Live Market Pulse

50/100
Momentum

Buyer-Leaning Market (limited data)

This is a barrier-island condo built in 1975, so the honest read is the association's flood and wind master policy, the structural reserve study, and the FEMA 50-percent rule, not just the unit's finishes.

Free · No obligation

Unlock Off-Market White Sands Village

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive Stellar MLS data14 years of closingsLocal renovation analysisUpdated twice daily

LiveMarket PulseStellar MLS

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Median Price

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Supply

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Avg DOM

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Seller Leverage

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Median $/Sqft

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1-Yr Price Change

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Distress

Jon's Current Read

"White Sands Village is a mid-island Siesta Key condo community, not a single-family subdivision, so the read is about the building as much as the unit. It is roughly 125 one and two bedroom residences built in 1975 on about seven acres across Midnight Pass Road from Siesta Key Public Beach, with a heated pool, clubhouse, and first-come boat docks. On a barrier island, value tracks the association's financial and structural health: the master flood and wind policy, the Structural Integrity Reserve Study and milestone-inspection posture under Florida SB 4-D and HB 913, and any special assessments. The 2024 Helene and Milton storm surge reset insurance and reserve expectations across Siesta Key, so confirm the building's storm history, current reserves, and the FEMA 50-percent rule before you fall for a price."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

White Sands Village is a condominium community in the middle of Siesta Key, at 5629 Midnight Pass Road in Sarasota County, ZIP 34242. It is roughly 125 one and two bedroom residences built in 1975 on about seven acres of tropical grounds, across the road from Siesta Key Public Beach and within walking distance of Siesta Key Village (community and Siesta Key Chamber listings, 2025).

Amenities include a heated pool, a clubhouse with kitchen and library, covered and surface parking, on-site laundry, gas grills, and eleven first-come boat dock slips on the Intracoastal side that accommodate boats up to about 22 feet (community and rental-program listings, 2025). The community is pet-friendly with some weight restrictions, and it is not gated.

The rental rule is the defining ownership fact: leasing carries a 2-week (14-day) minimum, with an on-site management and rental office. That is a residential, owner-occupied and longer-stay posture, not a transient nightly-rental hotel building, which matters for both lifestyle and lender treatment.

Because this is a 1975 barrier-island condo, the money is made or lost on the association, not the headline price: the master flood and wind policy, the reserve study and milestone-inspection status under Florida condo law, the storm history from 2024, and the FEMA 50-percent rule on any major renovation. Read the association's books before you read the finishes.

Quick Match

Who White Sands Village is best for.

Best for

Owner-occupant buyers who want to walk to Siesta Key Public Beach
Buyers who want a 2-week-minimum rental option, not a nightly hotel unit
Boaters who value first-come Intracoastal dock access up to about 22 feet
Buyers comfortable reading a 1975 condo's reserves, insurance, and storm history

Probably not for

Buyers who want a single-family home or a non-flood inland parcel
Anyone unwilling to verify the master policy, reserves, and special assessments
Buyers seeking a transient nightly short-term-rental investment building
Buyers unwilling to budget for barrier-island insurance and capital calls

Market Pulse

How White Sands Village is performing right now

50/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

0Months of supplytight

24Median days on marketdays

0 : 0Under contract vs for salestrong demand

0Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+0%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from Stellar MLS, as of June 30, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current White Sands Village listings and the trailing twelve months of closed sales.

Where prices are going$850K2026 YTD

Median sale price by year. Tap a label to compare Siesta Key condo market or Sarasota. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square foot$3072026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now0 : 0active : pending

For sale0

Pending0

Sold 12mo0

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in White Sands Village buys, holds, and resells. See the five factors.

Interactive Map

White Sands Village on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from Stellar MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

The Club & Membership

15-Second Take

Clubhouse with kitchen and library for community use
Heated community pool on tropical grounds
First-come Intracoastal boat docks up to about 22 feet
On-site laundry, gas grills, and covered parking
On-site management and rental office, 2-week minimum lease

White Sands Village is a 1975 condominium community of roughly 125 residences on about seven acres in the middle of Siesta Key, across Midnight Pass Road from Siesta Key Public Beach. It is a managed, amenity community with a heated pool, a clubhouse with kitchen and library, on-site laundry, gas grills, covered parking, and first-come Intracoastal boat docks, with an on-site management and rental office and a 2-week minimum rental rule. Because it is a barrier-island building, the lifestyle pairs with real diligence on flood, insurance, reserves, and storm history. Confirm the association's current financials and rules before you buy.

Nearby & Commute

How far is everything?

The takeaway

White Sands Village trades barrier-island flood and insurance diligence for a mid-island position you can walk to Siesta Key Public Beach and the Village from, with downtown Sarasota and SRQ a short drive over the bridge.

Drive times from White Sands Village on Siesta Key. They are approximate and vary with traffic, season, and the Siesta Key bridge.

Siesta Key Public Beach~2 to 5 min · across Midnight Pass Rd, walkable

Siesta Key Village~5 min · shops and dining, walkable

Crescent Beach and Point of Rocks~5 to 10 min · south on the key

Downtown Sarasota~15 to 20 min · ~6 to 7 miles via the bridge

I-75 access~20 to 30 min · via Sarasota mainland

Sarasota-Bradenton Intl Airport (SRQ)~25 to 35 min · north of downtown

Sarasota Memorial Hospital~10 to 15 min · mainland, off US 41

Distances and drive times are approximate and vary with traffic, season, and the bridge. Confirm your real route at your real departure time.

Nearby Communities

Explore more neighborhoods near White Sands Village with Momentum Realty’s local guides.

ASThe Anchorageon Siesta KeySarasota, FL · 0.2 mi SHSiesta Harbor ISarasota, FL · 0.3 mi

Crystal SandsSarasota, FL · 0.3 mi SILa SiestaSarasota, FL · 0.4 mi HLHeron Lagoon LodgesSarasota, FL · 0.4 mi SDSiesta Dunes BeachSiesta Key, FL · 0.4 mi SBSarasota BeachSarasota, FL · 0.4 mi SHSecluded HarbourSarasota, FL · 0.5 mi SVSea VillageSarasota, FL · 0.6 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr

White Sands Village (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take

Sarasota County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby

White Sands Village is served by Sarasota County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Public

Sarasota County Public Schools (verify by address)

Verifyrating

By address

Confirm zoned elementary, middle, and high

Verifyrating

Choice

Magnet and choice options may apply

Verifyrating

Buying with schools in mind? We can confirm the exact zoned schools for any White Sands Village address.

The takeaway

What is actually shaping value at White Sands Village: the 2024 Helene and Milton storm reset on Siesta Key, Florida's SB 4-D and HB 913 condo reserve and milestone-inspection rules, and the master-policy and insurance repricing on older barrier-island buildings. Each item is sourced and linked.

Recent Developments in White Sands Village

Development Intelligence

Our read on what is being built around White Sands Village, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishSiesta Key condo values continue to split by building age and financial health, so the watch items are this building's reserve funding, master policy cost, and any post-storm assessments against a market stabilizing into 2026.

2024 Helene and Milton storm surge reset

2024

BearishMajor impact

SignificanceRadius: Area

Record surge across Siesta Key reset insurance and reserve expectations, so each building's storm damage and repairs must be confirmed in writing.

Florida condo reserve and milestone rules

2026

NeutralMajor impact

SignificanceRadius: Community

SB 4-D and HB 913 require funded reserves and milestone inspections for older taller buildings, with full reserve funding mandatory as of January 1, 2026.

Master flood and wind policy repricing

2025

BearishNotable impact

SignificanceRadius: Area

Master-policy premiums on older island condos have risen, raising dues and, in some buildings, prompting special assessments that must be disclosed.

FEMA 50-percent rule on island renovations

Ongoing

NeutralNotable impact

SignificanceRadius: Community

Major renovation on a below-base-elevation island structure can trigger full flood-code compliance, so scope any remodel against the rule first.

Mid-island walkable beach location

Ongoing

BullishNotable impact

SignificanceRadius: Community

Walkability to Siesta Key Public Beach and the Village supports steady demand for well-run buildings on the key.

Sarasota condo market reset into 2026

2026

NeutralNotable impact

SignificanceRadius: County

Sarasota condo prices adjusted after 2024 while sales volume held, so financially healthy buildings price closer to list.

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting White Sands Village, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

January 2026
Market
Sarasota-Manatee market points to a more robust 2026
The Realtor Association of Sarasota and Manatee year-end 2025 report described a segmented market where Sarasota condos saw significant price adjustments and slower sales while single-family stayed resilient, with flood zone and storm impact now the first buyer questions. Why it matters: Buyers now lead with flood, storm, and insurance questions, so a building's clean books and storm record are a pricing advantage. Source
January 2025
Resilience
Sarasota County weighs voluntary demolition and elevation on Siesta Key
After Helene and Milton, Sarasota County commissioners discussed allowing voluntary demolition of storm-battered barrier-island properties and letting flood-zone owners voluntarily raise floor elevations to reduce future risk. Why it matters: Post-storm policy and the FEMA 50-percent rule shape what older island buildings can rebuild, so renovation scope must be checked against flood code. Source
June 2025
Regulation
Sarasota County guidance on the FEMA 50-percent rule
The Sarasota County Property Appraiser and county staff outline how substantial-improvement and substantial-damage determinations apply to older homes and barrier-island structures, including elevation requirements when the 50-percent threshold is crossed. Why it matters: Owners of older island units should scope any major renovation against the 50-percent rule before buying, since it can force full flood-code compliance. Source

Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.

The Strategy

The White Sands Village buying strategy.

If we were buying in White Sands Village, this is the order of operations we would run, and the one we run for our clients.

Pull the association financials first. On a 1975 island condo, the reserve study, the master flood and wind policy, and any special assessments decide the real cost, more than the asking price.

Confirm SB 4-D and HB 913 status. Buildings three stories or taller and 30-plus years old face milestone inspections and funded reserves, with full reserve funding mandatory as of January 1, 2026, so ask where this building stands.

Read the 2024 storm history. Helene and Milton brought record surge to Siesta Key, so confirm this building's flood damage, repairs, and any post-storm assessments in writing.

Understand the FEMA 50-percent rule. Major renovation on a below-base-elevation island structure can trigger full flood-code compliance, so scope any remodel against the rule before you buy.

Verify the rental rule and dock access. The 2-week minimum and first-come docks are key value points, so confirm the current bylaws and waitlist, and cross-shop the wider Siesta Key condo market.

The Quick Decision

Best Buy

A unit in a building with funded reserves, a completed reserve study, and a clean post-2024 storm record

Biggest Risk

An upcoming special assessment or an underfunded master policy on a 1975 island structure

Best Lot

The building's elevation and flood zone, not a private lot, drives the insurance math here

Smart Timing

Confirm reserves, the master policy, and any assessments before you offer

Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

White Sands Village Homes For Sale

What your money buys in White Sands Village.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in White Sands Village today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

The Entry One-Bedroom

A 1975 one-bedroom residence in the community, the affordable way to own a managed condo a short walk from Siesta Key Public Beach. Condition and the building's reserves drive value.

Lowest entry

The Updated Two-Bedroom

A renovated two-bedroom unit in a building with funded reserves and a clean storm record, the heart of the resale market here.

Most inventory

The Best Position

An updated unit with the most favorable location, parking, and dock access in a financially healthy building, the homes that hold value best on the island.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings

What Your Money Buys

What ~$900K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

The Entry One-Bedroom

A 1975 one-bedroom residence in the community, the affordable way to own a managed condo a short walk from Siesta Key Public Beach. Condition and the building's reserves drive value.

The Updated Two-Bedroom

A renovated two-bedroom unit in a building with funded reserves and a clean storm record, the heart of the resale market here.

The Best Position

An updated unit with the most favorable location, parking, and dock access in a financially healthy building, the homes that hold value best on the island.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in White Sands Village, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take

Renovation math decides the deal
Golf and lake lots resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay

Proprietary Data

The renovation premium.

Renovated-listing inventory in White Sands Village is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

On golf, lake, and preserve frontage, the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well White Sands Village holds value.

Our read on the factors that protect resale here, and the one to manage.

Mid-island locationStrong

Amenities and docksPositive

Master policy and reservesVerify per building

Unit condition and systemsVerify per unit

Flood and storm readVerify per building

Momentum analysis based on the no-CDD structure, central location, built-out lot scarcity, the funded club plan, and the all-resale 1990s housing stock. Not a guarantee of future value.

Operator Note

The strongest value pocket is usually a renovated golf or lake home priced just under the next tier up. Buyers chasing the single biggest estate often pay estate prices for what is really a renovation project.

5 Mistakes Buyers Make in White Sands Village

15-Second Take

Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Ignoring the optional club cost
Skipping the roof, HVAC, and systems check

In an all-resale, seven-figure, renovation-driven market, the same five mistakes cost buyers the most. Every one is avoidable with the right preparation before you tour.

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Overpaying for an interior lot

Golf frontage, lakefront, and preserve lots carry real, durable premiums. Pay an estate price for an interior lot and you are buying the weakest version of the value.

Ignoring the club decision

The club is optional and separate, so two similar homes can cost very differently to own. Buyers who do not price the membership they will actually use misread their real monthly number.

Skipping the systems check

A 1990s home means 1990s-era systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

On a 1975 Siesta Key condo, you are buying the association as much as the unit. The deal is won or lost on the master policy, the reserves, and the storm and FEMA-50-percent math.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

7.0B · Buy Score

Resale Strength6.8/10

Renovation Risk5.8/10

Location Efficiency8.4/10

Long-Term Defensibility6.6/10

Carrying Cost Advantage5.2/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on White Sands Village is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Stellar MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live Stellar MLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates

Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)

$261 value$401 premium

Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Stellar MLS; for orientation, not an appraisal.

15-Second Take

On a condo, the building's elevation and flood zone replace a private lot
Siesta Key sits in a flood zone, with AE and VE zones near the coast
Mid-island position is walkable to the public beach and Village
First-come boat docks add value, confirm the current waitlist
Read the building's flood and reserve picture before the unit finishes

On a Siesta Key condo, the part of your money the market protects is the building's position and structural health, not a private lot. White Sands Village sits mid-island, walkable to Siesta Key Public Beach and the Village, which supports demand, but the whole island is in a flood zone, with AE and VE zones along the coast. The unit can be renovated; the building's elevation, flood zone, reserves, and storm history cannot be changed at closing. Read the building's flood map, reserve study, and master policy first, then price the condition of the unit against them.

The 15-Second Verdict

White Sands Village in 15 seconds.

Best forOwner-occupant buyers who want to walk to Siesta Key Public Beach from a managed condo community.

Biggest advantageMid-island location and amenities, heated pool, clubhouse, and first-come boat docks, with a 2-week rental option.

Biggest riskMaster insurance, reserves, and special assessments on a 1975 barrier-island building after the 2024 storms.

Sweet spotA unit in a building with funded reserves and a clean storm record matched honestly to comps.

Avoid ifYou want a single-family home, an inland non-flood parcel, or a nightly short-term-rental investment.

Condo Dues, Reserves & Insurance

15-Second Take

Condo dues, not a simple HOA fee, confirm the current amount per unit
Master flood and wind policy drives cost on a 1975 island building
Ask for the Structural Integrity Reserve Study and reserve funding status
Confirm any past or pending special assessments in writing
Owner still needs an interior HO-6 policy on top of the master

White Sands Village is a condominium, so ownership carries association dues rather than a simple HOA fee. Dues typically fund building maintenance, water, sewer, trash, cable, the pool and clubhouse, on-site management, and the master insurance program. On a 1975 island building, the master flood and wind premium and the structural reserves are the lines that move the most, so confirm the current dues, the reserve study, and any special assessments in writing for the specific unit.

Dues generally cover common areas, the heated pool, clubhouse, on-site laundry, grounds, water, sewer, trash, cable, and the building master insurance. Boat dock slips are first-come on the Intracoastal side. The unit owner still carries an interior (HO-6) policy, so quote both the building master policy posture and the owner policy for the address.

Run Your Numbers

Tools for a White Sands Village buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxSarasota County millage and the homestead picture.Rent vs buyThe breakeven on owning in White Sands Village.Save Our HomesProject your homestead tax cap over time.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in White Sands Village

Price it to the building's reserves, insurance, and storm record, not a Siesta Key average.

Selling at White Sands Village means pricing to this building's financial and structural health, the master policy, the reserve study, the storm history, not to a Siesta Key condo average. Buyers in 2025 and 2026 ask about flood, reserves, and assessments first, so the cleaner the books, the stronger the number.

Momentum listings (YTD)

97.98%

Sold-to-list ratio across our market for our agents, sellers keeping more of their price.

Market average (YTD)

96.73%

The broader metro average sold-to-list ratio over the same period.

Momentum days on market

64 days

Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.

Market days on market

72 days

The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In White Sands Village, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Siesta Key condo market, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your White Sands Village home worth?

Get a no-obligation home value based on real comparable sales in White Sands Village matched to your condition, lot, and view, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.

See homes for sale in White Sands Village on the map →
Or get your White Sands Village home value & selling guide →

Real comps, not a Zestimate.

Price History: What Homes Here Have Actually Sold For

Median sale prices in White Sands Village year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.

The real cost & risk here

Before the list price, the Florida math the portals skip. These are Sarasota County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.

$1,609/mo

Sarasota County typical true cost to own

$110/mo

Sarasota County typical home insurance

No CDD

No community development district bond

Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Sarasota County scorecard.

County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.

White Sands Village Market Scorecard

Strong seller's market

White Sands Village is currently a strong seller's market. About 1.8 months of supply, a median asking price of $1,019,500, and homes go under contract in about 58 days.

1.8

Months supply

$1,019,500

Median list

$847,500

Median sold

$313

Per sqft

Days on mkt

6/8/41

Active/Pend/Sold

Typical home value in the 32224 ZIP is $456,759, about 13.7% above the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Live data: Stellar MLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Frequently Asked Questions

Where is White Sands Village?

It is a condominium community at 5629 Midnight Pass Road in the middle of Siesta Key, Sarasota, Florida, ZIP 34242, across the road from Siesta Key Public Beach and within walking distance of Siesta Key Village.

When was White Sands Village built?

The community was built in 1975 and consists of roughly 125 one and two bedroom residences on about seven acres of tropical grounds (community and chamber listings, 2025).

Is White Sands Village a vacation-rental-only building?

No. Leasing carries a 2-week (14-day) minimum under the association rules, with an on-site management office. It is a residential, owner-occupied and longer-stay community, not a transient nightly-rental hotel building.

What is the rental policy at White Sands Village?

Per the association, units must be rented for a minimum of 14 days, with an on-site rental and management office. Confirm the current bylaws and any lease caps for the specific unit during diligence.

What amenities does White Sands Village have?

A heated pool, a clubhouse with kitchen and library, on-site laundry, covered and surface parking, gas grills, and first-come boat dock slips on the Intracoastal side that accommodate boats up to about 22 feet.

Are there boat docks at White Sands Village?

Yes. The community has eleven boat dock slips available first-come, with access toward the Intracoastal Waterway and Sarasota Bay, accommodating boats up to about 22 feet. Confirm the current waitlist and rules.

What does the condo association cover?

Dues typically fund building maintenance, water, sewer, trash, cable, the pool and clubhouse, on-site management, and the master insurance program. The unit owner still carries an interior HO-6 policy. Confirm the exact lines per unit.

How does flood and insurance work here?

Siesta Key is a barrier island and the entire island sits in a flood zone, with AE and VE zones along the coast. The building's master flood and wind policy matters as much as the owner policy, so confirm both for the specific unit.

What is the FEMA 50-percent rule and does it apply?

The FEMA 50-percent rule means improvements costing more than half a structure's market value can require bringing it into current flood-code compliance, including elevation. On older island buildings this shapes any major renovation, so scope work against the rule (Sarasota County Property Appraiser guidance).

How did the 2024 hurricanes affect Siesta Key condos?

Hurricanes Helene and Milton in 2024 brought record storm surge to Siesta Key, with parts of the island seeing several feet of water, and reset insurance and reserve expectations. Confirm this building's specific storm damage, repairs, and any assessments in writing.

What condo reserve laws apply?

Florida's SB 4-D and HB 913 require milestone inspections and funded structural reserves for buildings three stories or taller and 30-plus years old, with full reserve funding mandatory as of January 1, 2026. Ask where this building stands on its reserve study and funding.

What schools serve Siesta Key?

There are no public schools on the island. Siesta Key is generally zoned to Sarasota County Schools, often Phillippi Shores Elementary, Brookside Middle, and Sarasota High, but assignment is by address and can change, so confirm the current zoning.

How far is White Sands Village from downtown Sarasota?

Downtown Sarasota is roughly 6 to 7 miles away, with drive times that vary with traffic and the Siesta Key bridge. Confirm your real route and time of day.

Is White Sands Village pet-friendly?

It is described as pet-friendly with some weight restrictions. Confirm the current pet rules and any limits with the association before you buy.

Should I worry about special assessments?

On any older Florida island condo you should ask. Post-2024 storms and the SB 4-D and HB 913 reserve requirements have led some Siesta Key buildings to issue assessments, so confirm any past or pending assessment in writing before you offer.

Who is the best real estate agent for White Sands Village?

The best agent for White Sands Village is one who actively works Sarasota and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for White Sands Village.

How do I find a top Sarasota real estate agent who knows White Sands Village?

Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows White Sands Village and the wider Sarasota area.

Can Momentum Realty connect me with an agent for White Sands Village?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your White Sands Village purchase or sale - no call center and no pressure.

The Verdict

Should you buy in White Sands Village?

An honest fit check. We will tell you when it is not your community.

Owner-occupant buyers who want to walk to Siesta Key Public BeachExcellent fit

Buyers who want a 2-week-minimum rental option, not a nightly hotel unitExcellent fit

Boaters who value first-come Intracoastal dock access up to about 22 feetExcellent fit

Buyers comfortable reading a 1975 condo's reserves and insuranceExcellent fit

Buyers who will confirm the master policy and storm history per buildingExcellent fit

Buyers who want a single-family home or an inland non-flood parcelProbably not

Anyone unwilling to verify reserves, master policy, and assessmentsProbably not

Buyers seeking a transient nightly short-term-rental investment buildingProbably not

Buyers unwilling to budget barrier-island insurance and capital callsProbably not

Buyers who need a building with no upcoming structural reserve obligationsProbably not

Get the inside read on White Sands Village

Whether you are buying a renovation project, comparing the lots and views, weighing the optional club, or selling your White Sands Village home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

You are all set.

A Momentum Realty White Sands Village specialist will reach out personally, usually the same day.

Thinking about hiring an agent here? How to find the best real estate agent in White Sands Village - what to look for, questions to ask, and your local expert.

White Sands Village median home price history from 2012 to 2026, chart by Momentum Realty — Median sale price in White Sands Village, Florida by year (2012 to 2026). Source: Momentum Realty.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Listings courtesy of Stellar MLS as distributed by MLS GRID. IDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing; deemed reliable but not guaranteed by MLS GRID.

White Sands Village

The 60-Second Overview

Who White Sands Village is best for.

Best for

Probably not for

How White Sands Village is performing right now

White Sands Village on the map.

The Club & Membership

How far is everything?

Nearby Communities

Schools

Sarasota County Public Schools (verify by address)

Confirm zoned elementary, middle, and high

Magnet and choice options may apply

Recent Developments in White Sands Village

2024 Helene and Milton storm surge reset

Florida condo reserve and milestone rules

Master flood and wind policy repricing

FEMA 50-percent rule on island renovations

Mid-island walkable beach location

Sarasota condo market reset into 2026

Sarasota-Manatee market points to a more robust 2026

Sarasota County weighs voluntary demolition and elevation on Siesta Key

Sarasota County guidance on the FEMA 50-percent rule

The White Sands Village buying strategy.

The full read, only if you want it.

What your money buys in White Sands Village.

What ~$900K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well White Sands Village holds value.

5 Mistakes Buyers Make in White Sands Village

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Ignoring the club decision

Skipping the systems check

Momentum Buy Score.

Why our read on White Sands Village is different.

Which Lots & Views Hold Value Best

White Sands Village in 15 seconds.

Condo Dues, Reserves & Insurance

Tools for a White Sands Village buy.

Price it to the building's reserves, insurance, and storm record, not a Siesta Key average.

In White Sands Village, condition and view decide your number

What is your White Sands Village home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

White Sands Village Market Scorecard

Frequently Asked Questions

Should you buy in White Sands Village?

Get the inside read on White Sands Village

You are all set.

Need to sell fast in Sarasota County?

You just read the data. Now see what your home is worth.

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