Beach Property Fact Check
Aktualisiert im November 2026.
Enter any Pinellas County address to see the government that actually sets its rules, its FEMA flood zone and evacuation zone, any elevation certificate on file with the county, and the local 50% rule and rental rules. It takes a few seconds and needs no sign-up. If you want a second opinion, John will review the property for free.
Loading the property check. If it does not appear, call or text (727) 955-1222.
What the check covers
- Who sets the rules. Mailing cities can mislead. Most of Tierra Verde is unincorporated, so county rules apply; Isla del Sol and Bayway Isles are in St. Petersburg; and ZIP 33708 covers Madeira Beach and three Redington towns.
- Flood and evacuation zones from the current FEMA flood map and the county’s evacuation zone map.
- Elevation certificate on file in the county’s public database, when there is one, including how high the bottom floor sat compared with the base flood elevation.
- Town rules: the substantial damage threshold (50% or 49%), short-term rental rules, and in St. Pete Beach the seawall height and Pass-a-Grille height rules.
- Flood insurance and Hurricane Helene figures for the town, from FEMA data.
- Condos: a link to our building guide and whether the association appears on DBPR’s SIRS reporting list.
What it does not cover
No home values, owner names, schools or neighborhood demographics. For a price opinion, request a free home valuation. For the rules behind the results, see our guides to the 50% rule, flood insurance cost by town and short-term rental rules.
Where the data comes from
Pinellas County’s public map services (address locator, city boundaries, parcels, evacuation zones and elevation certificates), FEMA’s National Flood Hazard Layer, and Team BeachSide’s published guides to each town’s rules. Lookups run live in your browser. We do not keep the addresses you check unless you send us a review request.
This tool gives general information from public records. It is not an official flood determination, survey, appraisal or legal advice. Team BeachSide, John and Nicole, LoKation Real Estate.
How do I find out what flood zone a Pinellas beach property is in?
Enter the address above. The check reads FEMA’s National Flood Hazard Layer for that point and shows the zone and base flood elevation. For an official answer, use the FEMA Flood Map Service Center or an elevation certificate from a licensed surveyor.
What is the 50% rule on the Pinellas beaches?
If repairs or improvements cost 50 percent or more of a building’s value, not counting the land, the building must meet current flood rules, which can mean elevating or rebuilding. St. Petersburg, Redington Shores and unincorporated Pinellas County, which includes most of Tierra Verde, use 49 percent.
How can I tell if a home has an elevation certificate?
The check searches the county’s public elevation certificate database by parcel. If none is on file, ask the seller or the city building department, or hire a surveyor to prepare a new one.
Is the check free, and do I need to sign up?
It is free, with no sign-up. If you want John to review the property, add your name and email at the end of the results.
Is the result an official flood determination?
No. It is general information from public records and map services, which can be out of date. Confirm with the city or county, the FEMA map, your insurer and the association before you rely on it.
