St. Pete Beach · Treasure Island · Madeira Beach
Beach rental numbers, without the guesswork.
We help investors buy Gulf beach rentals with the insurance, rental rules, and building finances on the table before you make an offer.
Before you make an offer, know
- 1The real insurance quote: wind, flood, and HO-6
- 2What the city and the association allow for rentals
- 3The reserve study and any special assessments
- 4What similar units nearby actually earn
What decides the deal
Three things that make or break a beach rental
Insurance
Wind and flood are separate policies, and on the beaches they can cost more than the property tax. Older buildings and lower elevations pay the most. We get a quote before you make an offer, not after.
Rental rules
St. Pete Beach, Treasure Island, and Madeira Beach each regulate short-term rentals differently, often by zoning district, and many condo associations set their own minimum stays. Two identical units can have very different income.
Building finances
Older condo buildings are funding reserves and structural work. A special assessment can erase years of rental profit. We read the reserve study and meeting minutes before you commit.
Free tool
Run the numbers
Use real quotes and real comps. If you do not have them yet, we will get them for you on a specific property.
Beach rental analyzer
Enter real numbers for a real property. Start with insurance; on the beaches it decides more deals than price does.
Operating assumptions (conservative defaults, edit as needed)
Guest-paid cleaning fees and tourist taxes pass through to the guest, so they are left out of revenue and expenses.
Your estimate
| Rental revenue | |
| Platform fees | |
| Management | |
| Insurance | |
| Property tax | |
| HOA and special assessments | |
| Utilities, maintenance, permits | |
| Net operating income | |
| Mortgage payments | |
| Cash flow |
Estimates only, based entirely on the numbers you enter. Not financial, tax, or legal advice. Short-term rental rules vary by city zoning district and by condominium association; confirm what is allowed for a specific property before you buy.
How we help investors
Local answers before you commit
Most out-of-town buyers find out about insurance, rental minimums, and assessments after closing. Our job is to make sure you know first.
- Rental rules checked firstWe confirm what the city and the association allow before you tour, so you only look at properties that fit your plan.
- Insurance quoted before the offerThrough our local insurance contacts, so your numbers use real premiums.
- Building documents reviewedReserve study, budget, minutes, and any approved or pending assessments.
- Rental comps from nearby propertiesSo your nightly rate and occupancy are grounded in what similar units actually earn.
- A local team after closingIntroductions to property managers, cleaners, inspectors, and contractors we trust.
Who we are
John and Nicole
We are licensed Florida Realtors with LoKation Real Estate, and we live on the beaches. John spent part of his childhood on St. Pete Beach, and we have called Florida home for more than 25 years. John's background includes nearly five years marketing for a home builder, which helps investors evaluate pre-construction and new build opportunities with a clear view of the builder side.
For sellers and homebuyers, visit our main site at teambeachside.com.
- Call or text
- (727) 955-1222
- info@teambeachside.com
- Markets
- St. Pete Beach, Treasure Island, Madeira Beach
No obligation
Get real numbers for a real property
Send us an address or an area and a budget. We will come back with rental rules, an insurance estimate, and comps.
Investor guides
Read before you buy a beach rental
Which beach condos allow vacation rentals
Reported rental minimums for 27 beach condo buildings from Clearwater Beach to Tierra Verde, shortest first, and how to verify them.
STR tax and license checklist
State and county taxes, the DBPR license and city registration for a Pinellas beach rental.
Beach condo cash flow and SIRS
How Florida condo safety laws changed reserves, assessments and rental math.
Beach condo insurance costs
Master policy vs HO-6, wind deductibles, flood and short-term rental coverage, and what to ask before you buy.