How to Sell a Condo on St. Pete Beach

Updated October 2026. To sell a condo on St. Pete Beach, start with the building, not the unit. Buyers and lenders now look first at the association’s milestone inspection, structural integrity reserve study (SIRS), reserves, special assessments, and insurance, and those answers can matter as much as your view or finishes. Gather the condo documents early, price against recent sales in your own building, and disclose building issues up front so the deal survives the buyer’s review period.

We are John and Nicole Kavaliauskas, licensed Florida Realtors with LoKation Real Estate. This page covers the condo-specific issues we see with sellers on St. Pete Beach and the nearby Gulf beaches.

Milestone inspections and SIRS: what changed

Milestone inspections

Under section 553.899, Florida Statutes, condominium and cooperative buildings three habitable stories or more in height need a milestone structural inspection by December 31 of the year the building turns 30, and every 10 years after that. Local officials may require the first inspection at 25 years based on conditions such as proximity to salt water. Phase one is a visual review. If it finds substantial structural deterioration, a phase two inspection follows. The association must send owners the inspector-prepared summary and post it.

Structural integrity reserve studies

Under section 718.112, Florida Statutes, associations with buildings three habitable stories or higher must complete a SIRS at least every 10 years. It covers roof, structure, fireproofing, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and other items over $25,000 that affect structural integrity. For budgets adopted on or after December 31, 2024, unit owners generally can no longer vote to waive or reduce reserves for these items.

2025 changes from HB 913

HB 913, approved June 23, 2025 and effective July 1, 2025, adjusted these rules. Highlights confirmed in the legislative analysis:

• Associations existing before July 1, 2022 had until December 31, 2025 to complete their first SIRS.
• The threshold for additional SIRS items rose from $10,000 to $25,000.
• With majority owner approval, an association that completed a milestone inspection within the prior two years may pause reserve contributions for up to two consecutive budgets to fund the recommended repairs.
• Associations may fund required reserves with special assessments, lines of credit, or loans, with owner approval.
• Sellers must give buyers the association’s most recent SIRS, or a statement that one has not been completed.

How this affects buyers and financing

Conventional lenders review the project, not only the borrower. Fannie Mae’s Selling Guide treats projects needing critical repairs that affect safety, soundness, structural integrity, or habitability as ineligible until repairs are completed. A project that failed a mandatory structural inspection, or has a special assessment tied to an unremediated critical repair, is also ineligible. If your building falls in that group, most buyers will need cash or portfolio financing, which narrows the buyer pool. Knowing your building’s status before listing lets us price and target buyers correctly.

Special assessments and reserves

Buyers ask three questions: Is there a special assessment now? Is one coming? Who pays it at closing? A seller can choose to pay an assessment, credit the buyer, or have the buyer assume future installments, and the contract should say which. Underfunded reserves signal future assessments, and buyers discount for that. A building that has completed its SIRS, adopted a funding plan, and finished its milestone repairs is easier to sell than one that has not.

Rental rules: association and city

Rental flexibility is a major price driver for beach condos. There are two layers to check.

• Association rules. Many declarations set minimum lease terms or limit how often a unit can be rented. Under section 718.110(13), Florida Statutes, a later amendment that restricts rentals generally applies only to owners who consented and owners who take title after it takes effect. That means a buyer may be bound by a rental rule that did not apply to you.
• City rules. St. Pete Beach regulates transient rentals by zoning district. According to a local Realtor association summary, the city allows stays of less than 30 days up to three times per 12 months in the RM district and the Pass-a-Grille overlay, and rentals of one month or longer citywide. Other zoning districts follow different rules. Confirm a property’s zoning and current rules with the city’s short-term rental page.

When we market a condo, we state the actual minimum rental term and any limits, because investors filter on it and a mismatch ends deals late.

Insurance

Under section 718.111(11), Florida Statutes, the association insures the condominium property as originally installed, while items inside the unit such as floor, wall, and ceiling coverings, appliances, cabinets, countertops, and personal property are excluded from that coverage. Owners typically cover those with an HO-6 policy. Master policy premiums flow into the budget, so buyers look at recent increases and the deductible. Citizens Property Insurance has phased in flood requirements for many personal residential policies, but its flood rules exempt condominium unit-owner policies. Have your HO-6 declarations page and the association’s current master policy summary ready so buyers can get quotes during their review period.

Seller document checklist

Under section 718.503(2), Florida Statutes, a resale buyer is entitled to specific documents, and the buyer may cancel within 7 days (excluding weekends and legal holidays) after receiving them unless they were delivered at least 7 days before signing. Delivering a complete set early starts that clock sooner.

Document	Where to get it	Why it matters
Declaration, articles, bylaws, rules	Association or management company	Required resale disclosure; rental and pet rules
Annual budget and financial statement	Association	Shows reserves and fee trends
Most recent SIRS (or statement none exists)	Association	Required disclosure; lender review
Milestone inspection summary, if applicable	Association	Required disclosure; lender review
Frequently Asked Questions and Answers sheet	Association	Required disclosure
Governance form	Florida DBPR form via association	Required disclosure
Estoppel certificate	Association, ordered by seller or title company	Confirms dues, assessments, and amounts owed
Master insurance summary and your HO-6	Association and your agent	Buyer cost of ownership
Board minutes on assessments or repairs	Association website or records request	Shows what is coming

The estoppel certificate is governed by section 718.116, Florida Statutes. The association must issue it within 10 business days of a request, and it is effective for 30 days when delivered by hand or electronically (35 days by regular mail). The statute caps the fee, with extra charges allowed for expedited delivery or delinquent accounts.

How to price against units in your building

Your strongest comparables are usually in your own building, because buyers compare the same association, reserves, and rental rules side by side. We adjust for:

• Floor and view (direct Gulf, partial, bay, or courtyard)
• Stack and layout, including corner units
• Interior condition and post-storm updates
• Whether a sale closed before or after a special assessment was announced or paid
• Parking, storage, and balcony size

We also review active and expired listings in the building. If several units are listed at once, the best-priced one tends to sell first. If similar units expired at a given price, that price is a ceiling until something changes. If your unit was listed before without success, see why beach homes do not sell.

Next step

Request a free condo valuation and tell us your building name. We will pull recent sales and listings in your building and nearby buildings and give you a written price range. To see our listing process, read how we market and sell a home on the Gulf Coast. Selling from Canada? Visit our Canadian sellers page. You can also contact us or call (727) 955-1222.

This page provides general information only and is not legal, tax, or insurance advice. Florida condominium law, lender guidelines, insurance requirements, and local rental rules change often and apply differently to each association. Verify details with your association, the City of St. Pete Beach, Pinellas County, or a licensed attorney, insurance agent, or other professional before making decisions.