There are 1000s of homes on our 16 little barrier island towns.  About 75% are built with the first floor on the ground and very high flood insurance.

If you want to buy a lot and custom build you’ll pay $300 to $450 per sq ft. Most national builders avoid the beaches because of limited vacant land. This leaves you the options of tearing down an old house or finding a vacant lot. Then find a builder and pay custom prices. Or you can buy an old house and live in it until you’re ready to build.
If you pay cash you are not forced to buy flood insurance but if you finance, you must insure. The advantages of owning on our barrier islands are higher appreciation, asset protection during the next downturn, resort type lifestyle and higher rental income.

If you buy on the mainland you’ll have    less chance of flooding, less appreciation and can drive to the beach. Land prices can be 10% of island prices. For example, a 50x 100 Ft. lot on the mainland is $20,000. If you could move it to a non-waterfront location on our barrier island, it’s $200,000. Move the same lot to a canal it’s $400,000. Finally move it gulf-front and it jumps to $1,500,000. Then you have to pay to build the house. If these figures amaze you, Pinellas County island prices are the lowest in Florida and a fraction of Atlantic and Pacific Ocean prices. If your dream is the beach lifestyle, this is the place to be. Crazy price appreciation went from Miami, to Naples, to Sarasota and now St. Pete. The next resort beach area is in the Panhandle, 5 hours away.  When you compare, our value is obvious.

Beach Life Properties LLC is offering a simple solution to high beach construction costs. Our construction company has already built 7 homes in Madeira Beach for approximately $226 per sq. ft. We are about to start 6 more for $197 per sq. ft. Five of the 6 are reserved. The key to our pricing is that these homes are designed with 1 basic floor plan and good quality upgradeable features. Go to for more. We can build the same model on your lot. We are designing a new product for canal lots and then a townhome model after that. Our goal is affordable beach life building.

Our weekly “REAL BEACH TALKS” address any barrier Island concerns of sellers, buyers, renters, visitors and agents. Now you can join us online each Tues. from 4-5PM or come in person to 5050 Gulf Blvd. in St. Pete Beach.  Go to No log in required. 

All the best, Jim “Property Wizard” Beggins, Broker, CENTURY 21Beggins Enterprises, with 13 offices and 400 agents serving Pinellas, Hillsborough, Manatee and Sarasota Counties. Since most opinions about real estate can be supported with facts. I will inform you to the best of my ability so you can unconfuse the facts to your personal advantage. I think I can use my “hands on” experience in Florida real estate since 1970 to achieve your desired outcome. Please let me know how I’m doing.

Cell. 727 254 8144
Call, text or email with any questions.