Living in Gulfport, Florida

Updated October 2026.

Gulfport is a small waterfront city on Boca Ciega Bay, on the mainland side of the bay from St. Pete Beach. It offers a walkable historic waterfront, a city-run marina and residential neighborhoods away from the Gulf beach strip. This guide covers where Gulfport sits, what the waterfront district offers, boating, flood and elevation rules, and the city’s short-term rental rules.

We are John and Nicole Kavaliauskas, licensed Florida Realtors with LoKation Real Estate. We live on the Pinellas Gulf beaches and help buyers and sellers in Gulfport and the beach towns across the bay.

Where Gulfport is

Gulfport is its own city, not a neighborhood of St. Petersburg. Public reference sources describe it as bordering St. Petersburg, South Pasadena and Boca Ciega Bay, covering about 3.8 square miles, of which about 2.8 square miles is land, and incorporated in 1910. Stetson University College of Law has been in Gulfport since 1954.

St. Pete Beach sits on the barrier island side of the same bay. For a buyer who wants bay life on the mainland with the Gulf a short trip away, Gulfport is often on the same short list as St. Pete Beach, Isla del Sol and Bayway Isles.

The waterfront district and Beach Boulevard

The city’s Waterfront Redevelopment District page says the district extends along Beach Blvd. South from 21st Ave. South to the shoreline and covers 57.9 acres. The city created it on August 18, 1992 and adopted the Waterfront Redevelopment Plan on March 18, 1993, later amended in 2000 and 2009. The city says the district aims to encourage mixed uses while preserving residential neighborhoods.

Landmarks the city lists in the district include:

• Gulfport Casino and Ballroom, listed in the National Register of Historic Places on August 8, 2014.
• Williams Pier at 54th Street South and Shore Boulevard, which the city says extends 521 feet into Boca Ciega Bay with free admission.
• Michael J. Yakes Recreation Complex, with classes and programs for all ages.

Visit St. Pete/Clearwater describes boutiques along Beach and Shore boulevards, a twice-monthly Art Walk, a Tuesday Fresh Market and a small, quiet beach with volleyball courts. It also notes that the beach is not large, which matters if sand is your priority.

Housing mix

The city’s zoning map lists residential districts R-1, R-1A, R-2, R-3 and R-4, commercial districts, Planned Unit Developments and the Waterfront Redevelopment District. The 2020 Census counted 7,472 housing units in the city, as reported in public reference sources. Ask us which zoning district a home sits in, since that shapes what can be built and how it can be rented. Age, elevation and flood zone vary widely from street to street, so each home needs its own review. Ask us for current listings; we do not publish price statistics on this page.

Waterfront and boating

The city operates the Gulfport Municipal Marina at 4630 29th Ave South. The city says it covers about 11 acres of land and 7.5 acres of water, with 192 wet slips open to the public, 25 dry storage spaces, a public boat ramp with 70 trailer parking spaces, a 25-spot mooring field, fuel, pump-out and a ship store. Fees and availability change, so check with the marina directly.

For private waterfront homes, the questions are the same as on the beaches: water depth at the dock and along the route, bridge clearances, seawall condition and dock permits. Our waterfront homes guide and seawall and dock inspection guide cover what to check.

Flood zones and elevation

The city’s flood information page says about one-third of Gulfport lies within the FEMA 100-year floodplain, that the city updated its flood maps on August 24, 2021, and that elevation certificates are required for construction in the 100-year flood zone. Owners can look up a property on the FEMA Flood Map Service Center or Pinellas County flood maps.

The 50% rule in Gulfport

The same city page states that a substantial improvement is any rehabilitation, addition or other improvement where the cost equals or exceeds 50% of the market value, and that such work must meet the same construction requirements as a new building. The city’s Substantial Improvement/Substantial Damage packet accepts market value from the Pinellas County Property Appraiser FEMA/WLM letter or a private Actual Cash Value appraisal, requires a 10% contingency, and states that phasing improvements is not permitted. The city’s flood damage permitting page says owners receive a Substantially Damaged or Not Substantially Damaged letter after inspections. Our Gulfport home value page explains what this means for price, and our flood zone and insurance guide covers premiums.

Short-term rental rules

The city’s short-term rentals page cites the definition in Chapter 22, section 22-2.02: lodging occupied, offered or advertised for a term of less than one month, more than three times in any consecutive twelve-month period. The city’s knowledge base states that short-term rentals are not allowed everywhere in Gulfport, are permitted only in certain zoning districts and in some cases only with additional approvals, and that final determinations are made by city staff. Owner status or part-time residence does not create an exemption. Before renting, the city tells owners to confirm zoning and register with the Florida DBPR and the Florida Department of Revenue. Compare rules across towns in our Pinellas short-term rental guide.

Who Gulfport suits

• Buyers who want a walkable, arts-focused waterfront town rather than a resort strip.
• Boaters who want a city marina, ramp or mooring field close to home.
• Year-round residents and long-term landlords. Investors counting on nightly rentals should confirm zoning first.
• Buyers comparing mainland bay life with the beach towns across Boca Ciega Bay.

Next step

Thinking of selling? Start with our Gulfport home value guide or request a free written valuation. Buying? Call or text (727) 955-1222 or send us a message.

This page provides general information only and is not legal, tax, or insurance advice. Flood rules, substantial improvement determinations, zoning, and rental regulations change and apply differently to each property. Verify details with the City of Gulfport, Pinellas County, FEMA, your association, insurer, lender, or a licensed attorney before making decisions. John and Nicole Kavaliauskas are licensed Florida Realtors with LoKation Real Estate.