Longboat Key is a long, narrow barrier island between Lido Key to the south and Anna Maria Island to the north, with the Gulf of Mexico on one side and Sarasota Bay on the other. The county line between Sarasota and Manatee crosses the island, but it is a single municipality: the Town of Longboat Key governs the whole key. Gulf-front estates, bayside homes with docks, gated communities and condominium towers share the same quiet stretch of Gulf of Mexico Drive, and many owners come for the lack of commercial bustle as much as the beaches.
We offer luxury interior design Longboat Key homeowners use for renovations, condominium transformations and new construction, planned from our Tampa studio with a clear visit schedule.
Because the key spans two counties, owners sometimes assume permitting depends on which side of the line they live on. It does not. The Town of Longboat Key's Planning, Zoning and Building Department handles building permits, plan review, inspections, tree permits and FEMA floodplain implementation for the whole town, and it moved permit applications to an online Accela portal in 2025. The town notes that its barrier island location brings development standards that do not apply on the mainland. Gated neighborhoods and condominium associations add their own architectural and renovation rules, and Gulf-front work near the beach may also involve state coastal construction permitting, so the order of approvals is worth mapping before design is final.
Most of the key lies in FEMA flood zones, and homes built before current standards may sit below today's base flood elevation. When improvements reach half of a structure's market value, the substantial improvement rule requires the whole building to meet current flood requirements. Wind-borne debris protection and impact-rated openings are standard expectations on the island. For older houses, those rules often decide whether a renovation makes sense, so we encourage owners to gather their elevation certificate and an early builder opinion before design gets detailed.
Longboat Key rewards restraint. The water and sky supply most of the color, so we build rooms around natural textures, pale woods, plaster and stone that stays cool underfoot. Furniture is scaled to large openings without blocking them, and lighting is layered so rooms feel warm after sunset instead of reflecting back in the glass. For seasonal owners, we specify finishes and systems that can rest for months, and storage that makes arriving and leaving simple.
Many households here host family for weeks at a time. Guest suites with their own baths, a kitchen that can handle a crowd, and a covered outdoor dining area that is used every day often matter more than formal rooms.
We have not completed a project on Longboat Key. Our closest published coastal work is the JW Residence on Clearwater Beach, and our St. Petersburg homes include the AB Residence. For the region, see our Sarasota and Manatee page and nearby Bird Key.
Neither for building permits within the town. The Town of Longboat Key's Planning, Zoning and Building Department permits the entire town, on both sides of the county line.
Usually, yes. Most associations set rules for work hours, elevator use, flooring and structural changes. We design within those rules and plan the schedule around them.
If the cost of work reaches half of the structure's market value, yes. Check your flood zone and elevation certificate early, since the answer can change the scope.
Yes. We take on full-service projects on Longboat Key and in Sarasota, with visits scheduled in advance and travel arrangements confirmed before we begin.
Full-service projects begin at $80,000, and most whole-home work is $150,000 and above.
A $199 consultation is the best first step, whether you are renovating a Gulf-front home, reworking a condominium or finishing a new build.
Sixth Sense Studio · 1646 West Snow Avenue, Suite 64, Tampa, FL 33606 · (813) 727-7293