Beachplace
Homes for Sale in Longboat Key, FL
All 235 homes for sale in LONGBOAT KEY, FL · median $975,000 · 251 homes for sale in 34228 · Sarasota County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-08-02, 4 recorded sales closed at a median of $1,213,750, $912 per square foot, a median 45 days on market, sellers accepting 94% of original asking. Homes listed or recently sold were built 1979 - 1980; 8 of the 8 geocoded homes sit in a FEMA special flood hazard zone (median elevation 4 ft). At the median price and Sarasota County's FY2025-26 rate of 13.48 mills, annual property tax runs about $16,360 ($15,830 with the full homestead exemption).
Nearby homes for sale
No active listings inside BEACHPLACE I right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Beachplace market snapshot (as of August 2, 2026): the median sale price is about $1.21M ($912 per sq ft over the trailing 12 months of closed sales), and a median 46 days on market for closed sales.
In ZIP 34228 (LONGBOAT KEY), 103 homes closed in the last 12 months at a median of $878K ($399/sq ft), up 2.4% year over year, with a median 94 days on market. See the live ZIP 34228 housing market and the Sarasota County market.
Stellar MLS sales records identify 108 homes in BEACHPLACE that have changed hands since 2005, built between 1979 and 1981 (median 1981), with a median living area of about 1,400 sq ft and a typical 2-bedroom, 2-bath layout; 100% are condominiums. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.21M) IS the median in the snapshot above.
Windows contain 1 to 14 sales each (4 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2009 through 2026. Deemed reliable but not guaranteed.
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.
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.
16% of homes for sale in ZIP 34228 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-22).
Beachplace I Market Scorecard
Beachplace I is currently a strong seller's market. About 1.7 months of supply, a median asking price of $875,000, and homes go under contract in about 244 days.
Typical home value in the 34228 ZIP is $956,620, about 33.7% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Beachplace
Live MLS inventory for Beachplace. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Beachplace listings as of 2026-09-20, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2009 through 2026. Tap any home to ask about it.
Every Home for Sale in Beachplace I Right Now (1)
All 1 active and pending Beachplace I listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1115 Gulf Of Mexico Drive #401 · $875,000 · 2 bd / 2 ba · listed Jun 23, 2026 · listed by Developers Realty Lbk, Inc
Beachplace on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Sarasota County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Sarasota County Schools (verify by address) · Public
- Confirm zoned elementary, middle, and high · By address
- Magnet and choice options may apply · Choice
Zoned schools reflect the assignments reported on recent Beachplace listings and can change; always confirm with Sarasota County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Beachplace address.
The Beachplace buying strategy.
If we were buying in Beachplace today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Beachplace.
A closer look at the Beachplace market
At a median of $912 per square foot, Beachplace prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The location and the amenities are priced into every listing in Beachplace. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Beachplace buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (5.0). Basis: Long-Term Appreciation +143% since 2012; Owner Commitment 0% owner-occupied; Pricing Power 94.3% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Beachplace buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Beachplace sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Beachplace, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Beachplace home worth?
Get a no-obligation home value based on real comparable sales in Beachplace, 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 all homes for sale in Longboat Key →
Frequently Asked Questions
What is the median home price in Beachplace?
How long do homes in Beachplace take to sell?
How many homes are in Beachplace?
What share of Beachplace is owner-occupied?
Do cash buyers compete in Beachplace?
Have Beachplace home prices gone up?
What schools serve Beachplace?
Who is the best real estate agent for Beachplace?
How do I find a top Longboat Key real estate agent who knows Beachplace?
Can Momentum Realty connect me with an agent for Beachplace?
Where is Beachplace, and what county is it in?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 20, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (community parcel extract) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2009 (86 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how BEACHPLACE I fits the bigger picture — live prices, inventory, and Momentum Scores:
More Longboat Key & Sarasota County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Sarasota County or the full Neighborhood Finder.
Nearby Communities
Explore more neighborhoods near Beachplace with Momentum Realty’s local guides.