What Flood Insurance Costs on the Pinellas Beaches, Town by Town
Updated October 2026.
FEMA publishes every federal flood insurance policy it writes, without names or addresses. We pulled the policies that took effect from September 1, 2025 through August 31, 2026 in the Pinellas beach ZIP codes and grouped them by town. Here is what owners actually pay, what a new policy costs, and why many bills are still going up.
The short answer
- Single-family homes on the beaches: the median annual cost was $4,645 across 7,438 policies, most with $250,000 of building coverage, the most the federal program offers on a home.
- New policies cost more. Policies written new during the year had a median of $5,260 in the nine beach towns from St. Pete Beach to Belleair Beach, because new policies start at FEMA’s full-risk rate.
- Condo owners pay far less on their own policy: about $900 to $1,100 a year for a unit owner policy in most towns. The building itself is insured by the association, and that cost is in your dues.
- Bills are still rising. About 7 in 10 beach home policies still pay less than FEMA’s full-risk premium, and federal law lets most of those rise up to 18% a year until they get there.
Flood insurance cost by beach town
| Town | Home policies | Median annual cost, homes | Median, new home policies | Median, condo unit policies |
|---|---|---|---|---|
| St. Pete Beach (incl. Pass-a-Grille) | 1,863 | $4,722 | $5,087 | $1,060 |
| Treasure Island | 1,016 | $5,071 | $5,777 | $887 |
| Madeira Beach | 712 | $4,778 | $4,991 | $1,111 |
| Redington Beach | 422 | $5,279 | $5,445 | $1,348 |
| North Redington Beach | 241 | $4,521 | $5,614 | $1,023 |
| Redington Shores | 475 | $3,701 | $4,891 | $993 |
| Indian Shores | 198 | $1,379 | too few to report | $968 |
| Indian Rocks Beach | 1,052 | $3,624 | $5,185 | $1,035 |
| Belleair Beach | 495 | $5,139 | $6,156 | $1,741 |
| Clearwater Beach area (ZIP 33767) | 964 | $5,068 | $6,518 | $1,029 |
| Tierra Verde and Isla del Sol (unincorporated, ZIP 33715) | 1,163 | $1,450 | not separated | $787 |
Cost is the full annual bill: premium plus FEMA’s required fees and surcharges. Medians mean half of owners paid more and half paid less. The Redingtons are grouped in our Redingtons guide.
Why a new policy usually costs more
Since FEMA’s Risk Rating 2.0 pricing took effect, every new policy pays the full risk-based rate. Owners who already had a policy are moving toward that rate in steps: federal law caps most annual increases at 18% for primary residences, and some categories must rise 25% a year until they reach it. In the nine beach towns, the median full-risk premium was about $6,200, against a median current premium of about $3,800, so many owners have several years of increases still ahead.
For a buyer, that gap matters. FEMA lets an owner assign the policy to the buyer at closing, and the buyer keeps its discount. Ask for the seller’s declarations page early, and ask your insurance agent to compare assigning the seller’s policy with writing a new one.
What sets the price on a specific home
- Elevation of the lowest floor compared with the flood level FEMA expects. An elevation certificate shows it.
- Distance to the water and the type of flooding the home faces, including storm surge.
- Replacement cost of the building and the coverage and deductible you choose.
- Primary residence or not. On the beaches, primary-residence home policies had a median of $4,410; second homes and rentals, $5,262.
- Your town’s Community Rating System class, which gives a discount for the town’s flood management work.
The data does not say why some towns’ medians are lower; the age and elevation of the homes and how many owners choose lower coverage all play a part. Get a quote for the specific home before you write an offer.
Condo owners
A condo association insures the building under a master flood policy, and that premium is part of your dues. Your own unit owner policy covers the inside of the unit and your belongings, and on the beaches it typically ran about $900 to $1,100 a year. Ask the association for its master flood policy and the coverage amount; lenders check it. Our condo inspections and reserves guide covers the rest of the association review.
Before you buy
- Get the seller’s current flood declarations page and elevation certificate.
- Ask an insurance agent for two quotes: assigning the seller’s policy, and a new policy.
- Check the flood history of the home. Our guide shows how to check whether a beach home flooded.
- Budget for the bill to rise each year if the policy is below its full-risk rate.
Want help comparing homes by flood cost? Call or text John and Nicole at (727) 955-1222, or see our St. Pete Beach flood zones and insurance guide.
Source: FEMA, OpenFEMA NFIP Redacted Policies v3, policies effective September 1, 2025 through August 31, 2026, cancelled policies excluded, data as of September 8, 2026, pulled October 19, 2026. Grouped by the NFIP community on each policy; ZIP codes 33706, 33708, 33785, 33786, 33767 and 33715. Homes are single-family, non-condo occupancy types; condo units are unit owner policies. Medians and groupings are Team BeachSide calculations. Covers federal (NFIP) policies only, not private flood insurance. Rate rules: Congressional Research Service, Insight IN11777 (May 28, 2024); policy assignment: FEMA Risk Rating 2.0 guidance as summarized by Los Angeles County Public Works. General information, not insurance advice; get a quote from a licensed agent.
How much is flood insurance in St. Pete Beach?
For single-family homes, the median federal flood insurance bill in St. Pete Beach was $4,722 a year for policies that took effect from September 2025 through August 2026, and $5,087 for new policies, according to FEMA’s policy data.
How much is flood insurance in Treasure Island?
The median was $5,071 a year for single-family homes and $5,777 for new policies written during the year. Condo unit owner policies had a median of $887.
How much is flood insurance for a beach condo?
A unit owner policy on the Pinellas beaches typically ran about $900 to $1,100 a year. The building is insured by the association’s master policy, which is paid through your dues.
Why is my flood insurance going up every year?
About 7 in 10 beach home policies still pay less than FEMA’s full-risk rate. Federal law lets most of them rise up to 18% a year, and some categories 25% a year, until they reach it.
Can I keep the seller’s flood insurance rate when I buy?
FEMA allows the seller to assign the policy to the buyer at closing, and the buyer keeps its discount. Compare that with the cost of a new policy before you close.
