Eleven miles of barrier-island luxury between the Gulf of Mexico and Sarasota Bay — Bay Isles, Country Club Shores, Sleepy Lagoon, and the storied Gulf-front towers. A resident broker's guide to Longboat Key by Danielle Gladding, Queens Harbour homeowner and Florida Broker since 1987.
I walk these streets every morning.
This guide covers the island end to end. Danielle Gladding & Co. Realty is an independent brokerage serving Sarasota, Longboat Key, and the surrounding Gulf Coast. Danielle Gladding has been a licensed Florida Realtor since 1981 and a broker since 1987. Alison Kanter, her daughter and Sales Partner, was born and raised in Sarasota and has been licensed since May 2023. They work every transaction together.
That sentence is not a marketing line. It is the difference between an agent who sells Longboat Key and a broker who lives on it. I am Danielle Gladding. I have been a Sarasota Realtor since 1981, a Broker since 1987, and a Longboat Key resident inside Bay Isles' Queens Harbour for the last three years. My husband Nick — a retired environmental attorney and current Longboat Key Town Commissioner — and I chose this island after arriving in Sarasota in 1976. We chose it deliberately.
If you are reading this, you are probably making a similar choice. Maybe you are coming from Chicago, New York, Boston, Atlanta, Dallas, or Nashville. Maybe you have spent months scrolling Zillow, comparing photos, and getting nowhere. Maybe you have talked to two or three agents who all sounded the same. You know you want Longboat Key. You just want to make sure you choose the right Longboat Key — because there are sixteen of them inside Bay Isles alone, and dozens more along the eleven miles of barrier island that make up this community.
This page is written to give you a real picture. Not a brochure. The neighborhoods, the lifestyle, the buildings, the dining, the boating, the golf, the arts — and the candid tradeoffs nobody else will explain to you. When you are ready for a private conversation, my number is at the bottom of this page.
The fast picture for buyers who like to start with the facts.
Location: An 11-mile barrier island connecting Sarasota and Manatee counties, with the Gulf of Mexico on one side and Sarasota Bay on the other
Access: Three bridges — the John Ringling Causeway (south, via St. Armands), the Longboat Pass Bridge (north, to Anna Maria Island), and Manatee Avenue connections
Drive times: 12 minutes to St. Armands Circle, 18 minutes to Downtown Sarasota, 25 minutes to Sarasota-Bradenton International Airport (SRQ), about an hour to Tampa International
Year-round population: roughly 7,500 residents, multiplying significantly during season (November through April)
Property tax climate: Florida — no state income tax, homestead exemptions available for primary residents, and significant relief for buyers relocating from high-tax states
Governance: Incorporated Town of Longboat Key, with its own Town Commission, police, and fire — a level of self-governance that materially affects building codes, beach renourishment, and quality-of-life decisions
Climate: Subtropical. Roughly 250 sunny days per year. Average winter daytime temperatures in the mid-70s
Longboat Key is not one market. It is at least a dozen distinct sub-communities, each with its own pricing dynamics, building stock, and timing. Most outside agents treat Longboat Key as a single line item. I treat it the way it actually is — as a collection of streets, gates, towers, and waterfront pockets that each behave differently. Here is the clear-eyed layout.
This is where Nick and I live. Bay Isles is a gated, master-planned community of approximately 1,100 homes spanning sixteen distinct sub-neighborhoods — Queens Harbour, Harbour Oaks, Bay Isles Bayou, Corey's Landing, Winding Oaks, Sabal Cove, and others. Inside the gate, you'll find single-family waterfront estates, mid-rise condominiums, villas, and townhomes, with private deeded access to the Bay Isles Beach Club on the Gulf side. Bay Isles members also have privileged access to the adjacent Longboat Key Club & Resort — golf, tennis, dining, marina, spa.
What I tell my clients: Bay Isles is sixteen markets, not one. The pricing dynamics inside Queens Harbour are not the pricing dynamics inside Harbour Oaks. A buyer paying for a Sabal Cove villa is not the same buyer paying for a Corey's Landing waterfront estate. If you are looking inside Bay Isles, you need someone who knows which sub-neighborhood fits your life and which one is overpriced this week. That is what I do every morning when I walk.
On the bayside south end of the island, Country Club Shores is a community of waterfront single-family homes built primarily from the 1960s through the 1980s, with significant new construction and major renovations happening continuously. Most homes sit on deepwater canals with direct access to Sarasota Bay — meaning sailboat-depth water, no fixed bridges to the Bay, and easy access to the Gulf via New Pass. For buyers who want a boat at the dock and a single-story Florida lifestyle, Country Club Shores is often the answer.
Smaller, intimate enclaves on the bay side, Mostly waterfront lots, with a mix of original mid-century homes and substantial renovations.
One of the most charming pockets on the island — a narrow finger of land with canal-front homes, deepwater access, and a genuine boating-community feel. Sleepy Lagoon comes up in conversation more than its size would suggest, because the people who live there tend to stay for a long time.
Longboat Key's Gulf-front condominium inventory includes buildings dating from the 1970s onward — the Water Club, the Beachplace, L'Ambiance, Promenade, Tangerine Bay, Players Club, and others. Each building has its own personality, its own amenity package, its own pet policies, and its own assessment history. The price-per-square-foot differential between two units in two adjacent buildings can be substantial — and it has very little to do with the view. It has to do with the building's reserves, its renovation history, its board, and its lifestyle culture.
Since 2021, Florida condo legislation has materially changed the assessment landscape for older Gulf-front buildings. Some buildings have managed reserves and renovations beautifully. Others are facing significant special assessments. This is not something a brochure or a Zillow listing will tell you. It is something I walk through with every condominium buyer, in detail, before they ever sign a contract. There is no version of buying a Longboat Key condo where this conversation should be skipped.
The north end of Longboat Key has its own personality entirely — a quieter, more old-Florida feel, closer to Anna Maria Island, with a mix of historic cottages, newer construction, and beachfront condos. Buyers who want Longboat Key but with a slightly more relaxed, less manicured atmosphere tend to gravitate north.
People do not buy on Longboat Key for square footage. They buy for what the days actually feel like. Here is what those days look like.
Boating is the defining lifestyle of this island. Sarasota Bay is your backyard. New Pass and Longboat Pass give you direct access to the Gulf of Mexico in minutes. Marinas serving Longboat Key residents include the Longboat Key Club Moorings (sailboat-depth, full-service), Marina Jack in downtown Sarasota for larger vessels, and a number of smaller marinas and private docks. Fishing, sailing, paddleboarding, and the simple pleasure of cocktails on the boat at sunset are not weekend activities here. They are Tuesdays.
The Resort at the Longboat Key Club operates two golf courses on the island — Harbourside (twenty-seven holes, water on nearly every hole) and Islandside (eighteen holes, redesigned by Rees Jones). For members and Bay Isles residents, the experience is genuinely walkable from home. The University Park Country Club, The Founders Club, Concession Golf Club, and several other top-tier private golf experiences sit within a short drive on the mainland.
The Longboat Key Club is the social and athletic heart of the south end of the island. Tennis program ranked nationally for years. Pickleball has expanded significantly in the last three seasons. The Tennis Gardens, the spa, the fitness center, the dining venues — for many of our clients, the Club is the reason they bought on Longboat Key in the first place.
Twelve miles of white-sand Gulf beach. Bay Isles residents have private deeded access to the Bay Isles Beach Club, with parking, restrooms, chairs, and umbrellas. Other communities have their own arrangements. Public beach access points exist along the island, but the lifestyle here is largely a private one.
I walk Bay Isles every morning. The island is built for it. The Longboat Key Bike Trail runs nearly the full length of the key, the sidewalks are continuous, and the slow speed limits and protected pathways make this one of the most bikeable luxury communities in Florida.
One of the great misunderstandings about Longboat Key is that buyers think they are choosing between island life and city life. They are not. Longboat Key is twelve to eighteen minutes from one of the most culturally serious small cities in the American South.
Euphemia Haye — Longboat Key's signature fine-dining institution, known for its game and seafood menu
Maison Blanche — refined French dining, exceptional wine program
Harry's Continental Kitchens — a Longboat Key favorite for decades, breakfast through dinner, beloved by locals
Mar Vista Dockside Restaurant — on the bay at the north end, casual waterfront dining at its best
The Lazy Lobster — Longboat Key institution for casual seafood
Sandbar — across the Longboat Pass Bridge on Anna Maria Island, but within easy reach
Twelve minutes south, St. Armands Circle offers another full dining and shopping universe — Columbia Restaurant (the oldest continuously operating restaurant in Florida), Cha Cha Coconuts, Lynches Pub & Grub, Speaks Clam Bar, and dozens more, surrounded by boutique shopping and the kind of evening foot traffic that gives the Circle its character.
Eighteen minutes south, Downtown Sarasota's dining scene has matured dramatically in the last decade. Selva, Indigenous, Owen's Fish Camp, Made, Bijou Café, Element, and an entire generation of newer concepts have given Sarasota a serious restaurant culture that draws visitors from across the state. My daughter and business partner Alison Kanter works the full market alongside me — if your interest leans toward downtown living combined with island access, we can show you both sides of that choice.
Sarasota is, by any fair measure, the cultural capital of Florida's west coast. From a Longboat Key home, you are eighteen minutes from:
The Ringling — the John & Mable Ringling Museum of Art, the Ca' d'Zan mansion, the Circus Museum, and the Historic Asolo Theater, on a 66-acre bayfront campus
The Sarasota Opera — performing in a beautifully restored 1926 theater downtown
The Sarasota Orchestra — Florida's longest-continuing orchestra
The Asolo Repertory Theatre — one of the leading regional theater companies in the country
The Van Wezel Performing Arts Hall — the iconic purple waterfront concert hall hosting Broadway tours, classical performances, and major touring acts
Selby Gardens — a 15-acre bayfront botanical garden with rotating exhibitions
The Sarasota Film Festival — eleven days each spring of independent film, drawing serious industry attention
Guiding buyers through this market since 1981, I find the reasons cluster into clear patterns. If two or three of these resonate, you are probably looking in the right place.
Privacy without isolation — the gates, the geography, and the island setting deliver real privacy, but you are never more than twenty minutes from a serious dinner or a major performance
A serious boating lifestyle — deepwater access, protected waters, and easy Gulf egress
A walkable, bikeable island — the kind of daily-life rhythm most luxury communities cannot deliver
Genuine community — a year-round population that knows each other, supports nonprofits together, and shows up for one another
Tax-favorable Florida residency — meaningful for buyers relocating from Illinois, New York, Massachusetts, and other high-tax states
Multi-generational property potential — a home that can be a primary residence now and a legacy asset later
Strong long-term value — Longboat Key's combination of geography, limited inventory, and lifestyle has historically supported strong resale
Occasionally, a family will tell me they are weighing Longboat Key against Lakewood Ranch — the master-planned community on the mainland in Manatee County. These are very different propositions, and I want to be straight with you about the difference.
Longboat Key is the right choice for buyers whose primary lifestyle drivers are the water, the beach, walkability, boating, and the cultural proximity to Downtown Sarasota. It is a quieter, more refined market, oriented around the water.
Lakewood Ranch is a different proposition entirely. It has schools in two districts, an extensive array of youth sports facilities, the Premier Sports Campus, polo fields, Main Street's restaurants and events, and a walkable town centre. It is one of the largest master-planned communities in the region, and it sits roughly 30 to 40 minutes from the Gulf beaches.
Through client relationships built across Sarasota and Manatee County since 1981, I help buyers in both markets — and I am happy to tell you plainly which fits your life. The right answer for one family is the wrong answer for another. That is the conversation worth having before you make an expensive choice.
Most agents will show you houses. That is not the same as helping you make the right decision. Here is how my process actually works.
Before I show you a single property, we talk about what your days are actually going to look like. Full-time or seasonal? Boat at the dock or just water views? Walking distance to the Club, or privacy with a long driveway? Single-family ownership ease, or condo lock-and-leave? The decisions cascade from here.
I narrow Longboat Key from the dozens of sub-markets down to the two or three that genuinely fit your life. This is where most buyers waste months — touring beautiful homes in the wrong neighborhoods. We skip that.
Inside the right neighborhoods, I filter for long-term fit — building reserves, HOA health, flood elevation, renovation needs, resale strength, and the dozens of details that separate a good purchase from a regret.
Relationships built in this market since 1981 matter most here. I know the listing agents. I know the building managers. I know which sellers are realistic and which are not. The negotiation is where my experience pays for itself.
My clients do not disappear after closing. The same broker who walked you through the front door is the broker you call when you want a recommendation for a contractor, a dock builder, an interior designer, or your next-door neighbor's housekeeper. Relationships built since 1981 are not handed off at the closing table.
I work alongside my daughter Alison Kanter — a Sarasota native, Furman University graduate, and Clemson MBA who spent her early career inside a multinational corporation before returning home to real estate. Alison holds the Certified Waterfront Specialist, Real Estate Negotiation Expert, and Certified Residential Listing Specialist designations. Neither of us is assigned a territory — we both work the full market. Together, we cover every premier waterfront address on Florida's west coast.
What makes our team exceptional is not that we are similar. It is that we are different in exactly the right ways. I bring market memory going back to 1981, intuition, and relationships. Alison brings analytical precision, corporate discipline, and tech-forward thinking. When you work with us, you are not getting one perspective — you are getting two, and they balance each other completely.
If you are weighing a Longboat Key purchase, the most useful next step is a confidential, no-pressure conversation. Not a pitch. A conversation.
Tell me what you are trying to accomplish, what your timeline looks like, what your concerns are. I will tell you which neighborhoods are worth your time, which buildings I would or would not recommend right now, and what the real tradeoffs look like. If you are selling, I will give you a private valuation — twenty minutes, on the phone or in person — and an unvarnished read on your home's position in today's market. Call Danielle at 941-539-8535 or Alison at 941-306-9786.
That is what it means to have a resident broker. The straight answer. From your neighbor.
— Danielle & Alison | Danielle Gladding & Co. Realty
Longboat Key is an 11-mile barrier island in Florida known for luxury waterfront real estate, twelve miles of white-sand Gulf beaches, the Longboat Key Club & Resort, deepwater boating access to Sarasota Bay and the Gulf of Mexico, and a refined, quiet residential lifestyle. It sits twelve minutes north of St. Armands Circle and eighteen minutes from Downtown Sarasota's arts and dining.
The most sought-after neighborhoods on Longboat Key are Bay Isles (a gated community of sixteen sub-neighborhoods including Queens Harbour, Corey's Landing, and Sabal Cove), Country Club Shores (bayside waterfront single-family homes with deepwater dockage), Sleepy Lagoon, Buttonwood Cove, and the Gulf-front condominium towers including the Water Club, L'Ambiance, and the Beachplace. Each has distinct pricing, building stock, and lifestyle culture.
Longboat Key spans a wide range. Non-waterfront single-family homes sit at the entry end of the market, while premier Gulf-front and Bay Isles waterfront estates occupy the top. Condominium pricing varies more by building than by island location — age, reserve health, milestone-inspection status, and direct Gulf frontage move a building's pricing far more than its address does. Because these ranges shift with the market, I do not publish figures that go stale. For a current reading on any specific neighborhood or building, call me at 941-539-8535 for a confidential market reading.
The Longboat Key Club & Resort is the private membership club at the south end of the island, offering two championship golf courses (Harbourside's 27 holes and Islandside's 18 holes), a nationally ranked tennis program, pickleball, a deepwater marina, multiple dining venues, a spa, and beach access. Bay Isles residents have privileged access to Club amenities.
Longboat Key is one of Florida's premier second-home markets. The combination of a refined, low-density barrier-island lifestyle, strong long-term resale history, Florida's tax-favorable residency rules, easy proximity to Sarasota's airport and cultural amenities, and a year-round community that retains its character even during peak season makes Longboat Key particularly attractive to seasonal and second-home buyers from the Northeast, Midwest, and Southeast.
Longboat Key is a barrier-island community oriented around water, boating and the beach, with deeded beach access and dockage. Lakewood Ranch is a large master-planned community on the mainland in Manatee County, with schools in the Manatee and Sarasota County districts, the Premier Sports Campus, trails, golf clubs and a walkable Main Street. Longboat Key suits buyers prioritizing waterfront luxury; Lakewood Ranch suits buyers prioritizing inland amenities, larger lots, and new construction.
The best real estate agent on Longboat Key is the one who can explain that the island crosses a county line partway up, so taxes, permitting, and municipal services are not the same at the north end as at the south. That agent should be able to tell you the milestone inspection and structural reserve position of any condominium building you are considering before you write an offer, not after. And should be candid about how differently Gulf-front, bay-front, and canal-front properties behave on insurance, maintenance, and resale. Danielle Gladding & Co. Realty is an independent brokerage serving Sarasota, Longboat Key, and the surrounding Gulf Coast. Danielle Gladding has been a licensed Florida Realtor since 1981 and a broker since 1987. Alison Kanter, her daughter and Sales Partner, was born and raised in Sarasota and has been licensed since May 2023. They work every transaction together.
Bay Isles is a gated, master-planned community of approximately 1,100 homes on the south end of Longboat Key, divided into sixteen distinct sub-neighborhoods including Queens Harbour, Harbour Oaks, Corey's Landing, Sabal Cove, and Lighthouse Point. Bay Isles residents have private deeded access to the Bay Isles Beach Club on the Gulf and privileged access to the adjacent Longboat Key Club & Resort.
Longboat Key is approximately a twelve-minute drive to St. Armands Circle and eighteen minutes to Downtown Sarasota via the John Ringling Causeway. Sarasota-Bradenton International Airport (SRQ) is approximately 25 minutes from the south end of Longboat Key, and Tampa International Airport is approximately one hour north.
Longboat Key offers some of the best year-round boating on Florida's west coast. The island sits between Sarasota Bay and the Gulf of Mexico, with deepwater access through New Pass to the south and Longboat Pass to the north. Many waterfront homes in communities like Country Club Shores and Bay Isles include private docks with sailboat-depth water and no fixed bridges to the open Gulf, which is rare for Florida luxury markets.
Scouting Longboat Key — what to look at, and in what order, before you buy here.
How to Buy a Longboat Key Condo — the documents, the timeline, and what to verify.
Condo Amenities and Fees — what the monthly figure actually covers.
Waterfront Condo or Home? — two very different kinds of ownership.
Boating and Dockage on Longboat Key — slips, depths, and access.
The Best Time to Sell on Longboat Key — how the season actually works.
Winning a Competitive Offer — what separates the offer that gets accepted.
Longboat Key Market Snapshot — homes and condos, where things stand.
Moving from the Northeast — tax, insurance, and what surprises people.
Where to Eat on Longboat Key — a resident's list.
Sea Turtle Nesting Season — what it means if you own on the beach.
Beer Can Island — the north end, and how to get there.
Bay Isles — the gated community at the south end
Country Club Shores — deepwater canals on the bay side
Bay Isles Harbor — deep-water dockage inside the gates
Riviera Dunes, Palmetto — protected deep-water basin on the Manatee River
I walk these streets every morning.
This guide covers the island end to end. Danielle Gladding & Co. Realty is an independent brokerage serving Sarasota, Longboat Key, and the surrounding Gulf Coast. Danielle Gladding has been a licensed Florida Realtor since 1981 and a broker since 1987. Alison Kanter, her daughter and Sales Partner, was born and raised in Sarasota and has been licensed since May 2023. They work every transaction together.
That sentence is not a marketing line. It is the difference between an agent who sells Longboat Key and a broker who lives on it. I am Danielle Gladding. I have been a Sarasota Realtor since 1981, a Broker since 1987, and a Longboat Key resident inside Bay Isles' Queens Harbour for the last three years. My husband Nick — a retired environmental attorney and current Longboat Key Town Commissioner — and I chose this island after arriving in Sarasota in 1976. We chose it deliberately.
If you are reading this, you are probably making a similar choice. Maybe you are coming from Chicago, New York, Boston, Atlanta, Dallas, or Nashville. Maybe you have spent months scrolling Zillow, comparing photos, and getting nowhere. Maybe you have talked to two or three agents who all sounded the same. You know you want Longboat Key. You just want to make sure you choose the right Longboat Key — because there are sixteen of them inside Bay Isles alone, and dozens more along the eleven miles of barrier island that make up this community.
This page is written to give you a real picture. Not a brochure. The neighborhoods, the lifestyle, the buildings, the dining, the boating, the golf, the arts — and the candid tradeoffs nobody else will explain to you. When you are ready for a private conversation, my number is at the bottom of this page.
The fast picture for buyers who like to start with the facts.
Location: An 11-mile barrier island connecting Sarasota and Manatee counties, with the Gulf of Mexico on one side and Sarasota Bay on the other
Access: Three bridges — the John Ringling Causeway (south, via St. Armands), the Longboat Pass Bridge (north, to Anna Maria Island), and Manatee Avenue connections
Drive times: 12 minutes to St. Armands Circle, 18 minutes to Downtown Sarasota, 25 minutes to Sarasota-Bradenton International Airport (SRQ), about an hour to Tampa International
Year-round population: roughly 7,500 residents, multiplying significantly during season (November through April)
Property tax climate: Florida — no state income tax, homestead exemptions available for primary residents, and significant relief for buyers relocating from high-tax states
Governance: Incorporated Town of Longboat Key, with its own Town Commission, police, and fire — a level of self-governance that materially affects building codes, beach renourishment, and quality-of-life decisions
Climate: Subtropical. Roughly 250 sunny days per year. Average winter daytime temperatures in the mid-70s
Longboat Key is not one market. It is at least a dozen distinct sub-communities, each with its own pricing dynamics, building stock, and timing. Most outside agents treat Longboat Key as a single line item. I treat it the way it actually is — as a collection of streets, gates, towers, and waterfront pockets that each behave differently. Here is the clear-eyed layout.
This is where Nick and I live. Bay Isles is a gated, master-planned community of approximately 1,100 homes spanning sixteen distinct sub-neighborhoods — Queens Harbour, Harbour Oaks, Bay Isles Bayou, Corey's Landing, Winding Oaks, Sabal Cove, and others. Inside the gate, you'll find single-family waterfront estates, mid-rise condominiums, villas, and townhomes, with private deeded access to the Bay Isles Beach Club on the Gulf side. Bay Isles members also have privileged access to the adjacent Longboat Key Club & Resort — golf, tennis, dining, marina, spa.
What I tell my clients: Bay Isles is sixteen markets, not one. The pricing dynamics inside Queens Harbour are not the pricing dynamics inside Harbour Oaks. A buyer paying for a Sabal Cove villa is not the same buyer paying for a Corey's Landing waterfront estate. If you are looking inside Bay Isles, you need someone who knows which sub-neighborhood fits your life and which one is overpriced this week. That is what I do every morning when I walk.
On the bayside south end of the island, Country Club Shores is a community of waterfront single-family homes built primarily from the 1960s through the 1980s, with significant new construction and major renovations happening continuously. Most homes sit on deepwater canals with direct access to Sarasota Bay — meaning sailboat-depth water, no fixed bridges to the Bay, and easy access to the Gulf via New Pass. For buyers who want a boat at the dock and a single-story Florida lifestyle, Country Club Shores is often the answer.
Smaller, intimate enclaves on the bay side, Mostly waterfront lots, with a mix of original mid-century homes and substantial renovations.
One of the most charming pockets on the island — a narrow finger of land with canal-front homes, deepwater access, and a genuine boating-community feel. Sleepy Lagoon comes up in conversation more than its size would suggest, because the people who live there tend to stay for a long time.
Longboat Key's Gulf-front condominium inventory includes buildings dating from the 1970s onward — the Water Club, the Beachplace, L'Ambiance, Promenade, Tangerine Bay, Players Club, and others. Each building has its own personality, its own amenity package, its own pet policies, and its own assessment history. The price-per-square-foot differential between two units in two adjacent buildings can be substantial — and it has very little to do with the view. It has to do with the building's reserves, its renovation history, its board, and its lifestyle culture.
Since 2021, Florida condo legislation has materially changed the assessment landscape for older Gulf-front buildings. Some buildings have managed reserves and renovations beautifully. Others are facing significant special assessments. This is not something a brochure or a Zillow listing will tell you. It is something I walk through with every condominium buyer, in detail, before they ever sign a contract. There is no version of buying a Longboat Key condo where this conversation should be skipped.
The north end of Longboat Key has its own personality entirely — a quieter, more old-Florida feel, closer to Anna Maria Island, with a mix of historic cottages, newer construction, and beachfront condos. Buyers who want Longboat Key but with a slightly more relaxed, less manicured atmosphere tend to gravitate north.
People do not buy on Longboat Key for square footage. They buy for what the days actually feel like. Here is what those days look like.
Boating is the defining lifestyle of this island. Sarasota Bay is your backyard. New Pass and Longboat Pass give you direct access to the Gulf of Mexico in minutes. Marinas serving Longboat Key residents include the Longboat Key Club Moorings (sailboat-depth, full-service), Marina Jack in downtown Sarasota for larger vessels, and a number of smaller marinas and private docks. Fishing, sailing, paddleboarding, and the simple pleasure of cocktails on the boat at sunset are not weekend activities here. They are Tuesdays.
The Resort at the Longboat Key Club operates two golf courses on the island — Harbourside (twenty-seven holes, water on nearly every hole) and Islandside (eighteen holes, redesigned by Rees Jones). For members and Bay Isles residents, the experience is genuinely walkable from home. The University Park Country Club, The Founders Club, Concession Golf Club, and several other top-tier private golf experiences sit within a short drive on the mainland.
The Longboat Key Club is the social and athletic heart of the south end of the island. Tennis program ranked nationally for years. Pickleball has expanded significantly in the last three seasons. The Tennis Gardens, the spa, the fitness center, the dining venues — for many of our clients, the Club is the reason they bought on Longboat Key in the first place.
Twelve miles of white-sand Gulf beach. Bay Isles residents have private deeded access to the Bay Isles Beach Club, with parking, restrooms, chairs, and umbrellas. Other communities have their own arrangements. Public beach access points exist along the island, but the lifestyle here is largely a private one.
I walk Bay Isles every morning. The island is built for it. The Longboat Key Bike Trail runs nearly the full length of the key, the sidewalks are continuous, and the slow speed limits and protected pathways make this one of the most bikeable luxury communities in Florida.
One of the great misunderstandings about Longboat Key is that buyers think they are choosing between island life and city life. They are not. Longboat Key is twelve to eighteen minutes from one of the most culturally serious small cities in the American South.
Euphemia Haye — Longboat Key's signature fine-dining institution, known for its game and seafood menu
Maison Blanche — refined French dining, exceptional wine program
Harry's Continental Kitchens — a Longboat Key favorite for decades, breakfast through dinner, beloved by locals
Mar Vista Dockside Restaurant — on the bay at the north end, casual waterfront dining at its best
The Lazy Lobster — Longboat Key institution for casual seafood
Sandbar — across the Longboat Pass Bridge on Anna Maria Island, but within easy reach
Twelve minutes south, St. Armands Circle offers another full dining and shopping universe — Columbia Restaurant (the oldest continuously operating restaurant in Florida), Cha Cha Coconuts, Lynches Pub & Grub, Speaks Clam Bar, and dozens more, surrounded by boutique shopping and the kind of evening foot traffic that gives the Circle its character.
Eighteen minutes south, Downtown Sarasota's dining scene has matured dramatically in the last decade. Selva, Indigenous, Owen's Fish Camp, Made, Bijou Café, Element, and an entire generation of newer concepts have given Sarasota a serious restaurant culture that draws visitors from across the state. My daughter and business partner Alison Kanter works the full market alongside me — if your interest leans toward downtown living combined with island access, we can show you both sides of that choice.
Sarasota is, by any fair measure, the cultural capital of Florida's west coast. From a Longboat Key home, you are eighteen minutes from:
The Ringling — the John & Mable Ringling Museum of Art, the Ca' d'Zan mansion, the Circus Museum, and the Historic Asolo Theater, on a 66-acre bayfront campus
The Sarasota Opera — performing in a beautifully restored 1926 theater downtown
The Sarasota Orchestra — Florida's longest-continuing orchestra
The Asolo Repertory Theatre — one of the leading regional theater companies in the country
The Van Wezel Performing Arts Hall — the iconic purple waterfront concert hall hosting Broadway tours, classical performances, and major touring acts
Selby Gardens — a 15-acre bayfront botanical garden with rotating exhibitions
The Sarasota Film Festival — eleven days each spring of independent film, drawing serious industry attention
Guiding buyers through this market since 1981, I find the reasons cluster into clear patterns. If two or three of these resonate, you are probably looking in the right place.
Privacy without isolation — the gates, the geography, and the island setting deliver real privacy, but you are never more than twenty minutes from a serious dinner or a major performance
A serious boating lifestyle — deepwater access, protected waters, and easy Gulf egress
A walkable, bikeable island — the kind of daily-life rhythm most luxury communities cannot deliver
Genuine community — a year-round population that knows each other, supports nonprofits together, and shows up for one another
Tax-favorable Florida residency — meaningful for buyers relocating from Illinois, New York, Massachusetts, and other high-tax states
Multi-generational property potential — a home that can be a primary residence now and a legacy asset later
Strong long-term value — Longboat Key's combination of geography, limited inventory, and lifestyle has historically supported strong resale
Occasionally, a family will tell me they are weighing Longboat Key against Lakewood Ranch — the master-planned community on the mainland in Manatee County. These are very different propositions, and I want to be straight with you about the difference.
Longboat Key is the right choice for buyers whose primary lifestyle drivers are the water, the beach, walkability, boating, and the cultural proximity to Downtown Sarasota. It is a quieter, more refined market, oriented around the water.
Lakewood Ranch is a different proposition entirely. It has schools in two districts, an extensive array of youth sports facilities, the Premier Sports Campus, polo fields, Main Street's restaurants and events, and a walkable town centre. It is one of the largest master-planned communities in the region, and it sits roughly 30 to 40 minutes from the Gulf beaches.
Through client relationships built across Sarasota and Manatee County since 1981, I help buyers in both markets — and I am happy to tell you plainly which fits your life. The right answer for one family is the wrong answer for another. That is the conversation worth having before you make an expensive choice.
Most agents will show you houses. That is not the same as helping you make the right decision. Here is how my process actually works.
Before I show you a single property, we talk about what your days are actually going to look like. Full-time or seasonal? Boat at the dock or just water views? Walking distance to the Club, or privacy with a long driveway? Single-family ownership ease, or condo lock-and-leave? The decisions cascade from here.
I narrow Longboat Key from the dozens of sub-markets down to the two or three that genuinely fit your life. This is where most buyers waste months — touring beautiful homes in the wrong neighborhoods. We skip that.
Inside the right neighborhoods, I filter for long-term fit — building reserves, HOA health, flood elevation, renovation needs, resale strength, and the dozens of details that separate a good purchase from a regret.
Relationships built in this market since 1981 matter most here. I know the listing agents. I know the building managers. I know which sellers are realistic and which are not. The negotiation is where my experience pays for itself.
My clients do not disappear after closing. The same broker who walked you through the front door is the broker you call when you want a recommendation for a contractor, a dock builder, an interior designer, or your next-door neighbor's housekeeper. Relationships built since 1981 are not handed off at the closing table.
I work alongside my daughter Alison Kanter — a Sarasota native, Furman University graduate, and Clemson MBA who spent her early career inside a multinational corporation before returning home to real estate. Alison holds the Certified Waterfront Specialist, Real Estate Negotiation Expert, and Certified Residential Listing Specialist designations. Neither of us is assigned a territory — we both work the full market. Together, we cover every premier waterfront address on Florida's west coast.
What makes our team exceptional is not that we are similar. It is that we are different in exactly the right ways. I bring market memory going back to 1981, intuition, and relationships. Alison brings analytical precision, corporate discipline, and tech-forward thinking. When you work with us, you are not getting one perspective — you are getting two, and they balance each other completely.
If you are weighing a Longboat Key purchase, the most useful next step is a confidential, no-pressure conversation. Not a pitch. A conversation.
Tell me what you are trying to accomplish, what your timeline looks like, what your concerns are. I will tell you which neighborhoods are worth your time, which buildings I would or would not recommend right now, and what the real tradeoffs look like. If you are selling, I will give you a private valuation — twenty minutes, on the phone or in person — and an unvarnished read on your home's position in today's market. Call Danielle at 941-539-8535 or Alison at 941-306-9786.
That is what it means to have a resident broker. The straight answer. From your neighbor.
— Danielle & Alison | Danielle Gladding & Co. Realty
Longboat Key is an 11-mile barrier island in Florida known for luxury waterfront real estate, twelve miles of white-sand Gulf beaches, the Longboat Key Club & Resort, deepwater boating access to Sarasota Bay and the Gulf of Mexico, and a refined, quiet residential lifestyle. It sits twelve minutes north of St. Armands Circle and eighteen minutes from Downtown Sarasota's arts and dining.
The most sought-after neighborhoods on Longboat Key are Bay Isles (a gated community of sixteen sub-neighborhoods including Queens Harbour, Corey's Landing, and Sabal Cove), Country Club Shores (bayside waterfront single-family homes with deepwater dockage), Sleepy Lagoon, Buttonwood Cove, and the Gulf-front condominium towers including the Water Club, L'Ambiance, and the Beachplace. Each has distinct pricing, building stock, and lifestyle culture.
Longboat Key spans a wide range. Non-waterfront single-family homes sit at the entry end of the market, while premier Gulf-front and Bay Isles waterfront estates occupy the top. Condominium pricing varies more by building than by island location — age, reserve health, milestone-inspection status, and direct Gulf frontage move a building's pricing far more than its address does. Because these ranges shift with the market, I do not publish figures that go stale. For a current reading on any specific neighborhood or building, call me at 941-539-8535 for a confidential market reading.
The Longboat Key Club & Resort is the private membership club at the south end of the island, offering two championship golf courses (Harbourside's 27 holes and Islandside's 18 holes), a nationally ranked tennis program, pickleball, a deepwater marina, multiple dining venues, a spa, and beach access. Bay Isles residents have privileged access to Club amenities.
Longboat Key is one of Florida's premier second-home markets. The combination of a refined, low-density barrier-island lifestyle, strong long-term resale history, Florida's tax-favorable residency rules, easy proximity to Sarasota's airport and cultural amenities, and a year-round community that retains its character even during peak season makes Longboat Key particularly attractive to seasonal and second-home buyers from the Northeast, Midwest, and Southeast.
Longboat Key is a barrier-island community oriented around water, boating and the beach, with deeded beach access and dockage. Lakewood Ranch is a large master-planned community on the mainland in Manatee County, with schools in the Manatee and Sarasota County districts, the Premier Sports Campus, trails, golf clubs and a walkable Main Street. Longboat Key suits buyers prioritizing waterfront luxury; Lakewood Ranch suits buyers prioritizing inland amenities, larger lots, and new construction.
The best real estate agent on Longboat Key is the one who can explain that the island crosses a county line partway up, so taxes, permitting, and municipal services are not the same at the north end as at the south. That agent should be able to tell you the milestone inspection and structural reserve position of any condominium building you are considering before you write an offer, not after. And should be candid about how differently Gulf-front, bay-front, and canal-front properties behave on insurance, maintenance, and resale. Danielle Gladding & Co. Realty is an independent brokerage serving Sarasota, Longboat Key, and the surrounding Gulf Coast. Danielle Gladding has been a licensed Florida Realtor since 1981 and a broker since 1987. Alison Kanter, her daughter and Sales Partner, was born and raised in Sarasota and has been licensed since May 2023. They work every transaction together.
Bay Isles is a gated, master-planned community of approximately 1,100 homes on the south end of Longboat Key, divided into sixteen distinct sub-neighborhoods including Queens Harbour, Harbour Oaks, Corey's Landing, Sabal Cove, and Lighthouse Point. Bay Isles residents have private deeded access to the Bay Isles Beach Club on the Gulf and privileged access to the adjacent Longboat Key Club & Resort.
Longboat Key is approximately a twelve-minute drive to St. Armands Circle and eighteen minutes to Downtown Sarasota via the John Ringling Causeway. Sarasota-Bradenton International Airport (SRQ) is approximately 25 minutes from the south end of Longboat Key, and Tampa International Airport is approximately one hour north.
Longboat Key offers some of the best year-round boating on Florida's west coast. The island sits between Sarasota Bay and the Gulf of Mexico, with deepwater access through New Pass to the south and Longboat Pass to the north. Many waterfront homes in communities like Country Club Shores and Bay Isles include private docks with sailboat-depth water and no fixed bridges to the open Gulf, which is rare for Florida luxury markets.
Scouting Longboat Key — what to look at, and in what order, before you buy here.
How to Buy a Longboat Key Condo — the documents, the timeline, and what to verify.
Condo Amenities and Fees — what the monthly figure actually covers.
Waterfront Condo or Home? — two very different kinds of ownership.
Boating and Dockage on Longboat Key — slips, depths, and access.
The Best Time to Sell on Longboat Key — how the season actually works.
Winning a Competitive Offer — what separates the offer that gets accepted.
Longboat Key Market Snapshot — homes and condos, where things stand.
Moving from the Northeast — tax, insurance, and what surprises people.
Where to Eat on Longboat Key — a resident's list.
Sea Turtle Nesting Season — what it means if you own on the beach.
Beer Can Island — the north end, and how to get there.
Bay Isles — the gated community at the south end
Country Club Shores — deepwater canals on the bay side
Bay Isles Harbor — deep-water dockage inside the gates
Riviera Dunes, Palmetto — protected deep-water basin on the Manatee River
Get assistance in determining current property value, crafting a competitive offer, writing and negotiating a contract, and much more. Contact Us today.
