Holmes Beach occupies the middle section of Anna Maria Island and delivers the most complete version of island living that the barrier island offers. It has Manatee Beach — the island’s primary public beach with lifeguards, concessions, parking, and facilities — the most developed restaurant scene of the three island cities, and a neighborhood mix that ranges from modest vacation bungalows to multi-million dollar waterfront estates. The median home price is approximately $1.35 million, with a range from under $1 million for condominiums to over $10 million for Gulf-front or bay-front estates.
What makes Holmes Beach the right fit for many island buyers is that it balances the resort character of a beach community with genuine neighborhood infrastructure. It has grocery access, medical services nearby, a range of restaurants at different price points, and a public park system with sports courts, tennis and pickleball facilities, and multiple beach access points. It is not just a collection of vacation rentals — it is a functioning community that also happens to be on one of the best beaches on Florida’s Gulf Coast.
The short-term rental rules in Holmes Beach are more complex than in Anna Maria city, which is one of the most important due diligence items for any buyer evaluating the island for investment. Understanding which zone your specific property falls in before making an offer is essential.
Holmes Beach FL Real Estate Market Overview (2026)
The Holmes Beach market in early 2026 reflects the broader Anna Maria Island correction — prices are off peak 2022-2023 highs, days on market have extended, and buyers have more negotiating room than in recent years. The $1.35 million median encompasses significant variation: condominiums under $1 million represent the entry point for buyers who want the island at a lower initial investment, while waterfront and Gulf-facing single-family homes command the highest premiums on the island.
Cash buyers have historically dominated this market, as the purchase price range puts many properties outside the conforming loan limits and into jumbo financing territory. Buyers who can offer cash or who have jumbo financing pre-arranged have a structural advantage in competitive situations. For the right property, sellers in the current market are meaningfully more negotiable than at any point since 2019.
The condominium segment of the Holmes Beach market has been additionally impacted by Florida’s 2022 condominium structural inspection legislation, which requires milestone inspections and reserve studies for condos three stories or taller that are over 30 years old. This has created some market uncertainty for buyers of older Holmes Beach condos, as HOA assessments and reserve funding requirements may be rising. Buyers evaluating condominiums should specifically request the milestone inspection report, reserve study, and current HOA reserve balance before making an offer.
Short-Term Rental Rules in Holmes Beach
Holmes Beach is the only city on Anna Maria Island with significant zone-specific short-term rental restrictions, and getting this wrong can mean purchasing a property you believed would generate nightly rental income that can only legally be rented monthly.
In R1 and R1 AA zones: minimum 30-day rentals only. Nightly short-term rentals are not permitted. This applies to a significant portion of Holmes Beach’s residential inventory.
In A1 zones: nightly short-term rentals are permitted, subject to the same registration, licensing, and tax requirements as in Anna Maria city. This is where the majority of Holmes Beach investment properties with active STR income are located.
Before purchasing any Holmes Beach property with STR income as a primary or contributing motivation, verify the specific zoning for the exact parcel — not the general neighborhood. Zone boundaries in Holmes Beach do not always follow obvious geographic lines, and there are cases of adjacent properties with different zone designations and thus different STR rights. Barrett can help confirm zoning before you make an offer.
Holmes Beach Neighborhoods and Character
Key Royale is Holmes Beach’s most exclusive neighborhood, located on the bay side of the island with access to the Key Royale Club — a private 9-hole golf course that gives the neighborhood its distinct old-Florida country club character. Homes here tend to be larger, more established, and oriented toward the bay rather than the Gulf, with canal frontage and boat access for many properties.
The Gulf-facing sections of Holmes Beach — near Manatee Beach and along Gulf Drive — offer the most direct beach access and command the highest per-square-foot pricing on the island. Properties within walking distance of Manatee Beach benefit from the beach infrastructure (parking, restrooms, lifeguards) without requiring their own private Gulf access.
The interior residential streets of Holmes Beach have more modest older homes — many of which have been elevated and renovated over the years — that represent a lower entry point into the island market. For buyers who want the Holmes Beach address and the beach lifestyle at a lower price point, the interior streets offer options that the Gulf-front and bayfront properties do not.
Boatable canals run throughout Holmes Beach, giving many non-waterfront lots access to boat dock installation — though canal permits and dock construction in coastal areas require specific permitting that adds time and cost to any waterway improvement project.
Restaurants in Holmes Beach
Holmes Beach has the best restaurant scene on Anna Maria Island — a combination of waterfront venues, casual seafood houses, and independent concepts that give residents more dining variety than the island’s size would suggest.
Feast Restaurant is the island’s fine dining anchor — 5-star seafood, pasta, steaks, and burgers with a full liquor bar and craft cocktail program. This is the venue for a special occasion dinner that does not require leaving the island for quality. The Beach House is the signature waterfront dining experience — fresh local seafood served on the area’s largest climate-controlled outdoor deck, overlooking the Gulf of Mexico. This is consistently one of the most sought-after dining reservations on the island.
Mar Vista Dockside Restaurant and Pub delivers authentic Florida dockside dining under buttonwood trees overlooking Sarasota Bay. Fresh local seafood, a private dock for boat arrivals, and an unpretentious atmosphere that is genuinely what people imagine when they think of Florida waterfront dining. Floridays Woodfire Grill and Bar is the casual waterfront fish house — a huge outdoor patio and bar with classic Florida character.
Sandbar Seafood and Spirits and The Ugly Grouper round out the casual waterfront options. Hurricane Hanks Grill and Bar is known for its crabcakes and themed happy hours. Ducks is the island’s favorite neighborhood bar, open from 10:30 a.m. to 2:30 a.m. daily. The Anna Maria Island Beach Cafe handles the waterfront breakfast and casual lunch crowd with Grouper Tacos and Grouper Sandwiches that have become island signature dishes.
Manatee Beach and Public Recreation
Manatee Beach Park at 4000 Gulf Drive is the island’s primary public beach facility: lifeguards, a concession stand, outdoor showers, a children’s playground, volleyball courts, ample parking, and public restrooms. This is one of the most consistently well-run public beach facilities on Florida’s Gulf Coast, and its presence significantly enhances the Holmes Beach living experience for residents who do not have private beach access from their own property.
Holmes Beach has over 20 public beach access points throughout the city, meaning residents can generally access the Gulf from somewhere within a short walk of most properties. The city park system includes Holmes Beach Park with playgrounds, picnic areas, sports facilities, and walking paths, plus tennis and pickleball courts, a basketball facility, a skating bowl, and two boat ramps for Gulf access.
The Key Royale Club‘s 9-hole golf course provides a private golf option without the membership cost of a full championship course — an option that appeals to golfers who want on-island access without committing to Longboat Key Club fees. For more extensive golf options, see the Longboat Key guide for the Longboat Key Club’s 45-hole facility.
Schools and Community Infrastructure
Anna Maria Elementary School, physically located in Holmes Beach at the intersection of Gulf Drive and Manatee Avenue, serves the entire island with exceptional academic performance. The school is in the top 10 percent of Florida elementary schools, with math and reading proficiency in the top 5 percent. Its 207-student enrollment, 14:1 student-teacher ratio, and Guy Harvey Academy of Arts and Sciences specialty program give island families one of the most distinctive elementary school experiences available anywhere in the Tampa Bay metro.
For middle and high school, island students attend Manatee County schools on the mainland — a bridge crossing for the school commute that parents generally report as manageable. The Manatee County School District overall earned a B grade in 2025, its highest ever.
Flood Risk and Insurance in Holmes Beach
Holmes Beach, like all of Anna Maria Island, is within Manatee County’s coastal flood zone area. Properties near the Gulf, on canals, or in lower-elevation sections are in higher-risk FEMA zones requiring flood insurance. The specific flood zone for any individual property depends on its elevation and location — Gulf-front and canal-front properties are generally in higher-risk zones than interior properties.
Flood insurance is required for all mortgaged properties in Special Flood Hazard Areas. Annual flood insurance costs on Holmes Beach properties range widely based on construction year, elevation, and location. Elevated newer construction generally carries meaningfully lower flood insurance premiums than older ground-level structures. For buyers evaluating older properties, an elevation certificate from a licensed surveyor is a critical tool for understanding both the flood risk and the insurance cost.
The island’s storm surge vulnerability in major hurricane events is real and was underlined by the 2024 hurricane season. Holmes Beach participates in Manatee County’s hurricane evacuation planning and is designated for mandatory evacuation under certain storm conditions. Buyers planning to use the property as a primary year-round residence need to have a realistic hurricane preparedness and evacuation plan. See our Florida flood zones guide for full context on coastal zone designations and insurance requirements.
Frequently Asked Questions About Holmes Beach FL
What is the median home price in Holmes Beach FL?
Approximately $1.35 million, with a range from under $1 million for condominiums to over $10 million for Gulf-front or bayfront waterfront estates. The wide range reflects the diversity of property types on the island, from older beach bungalows to luxury estates.
Are short-term rentals allowed in Holmes Beach?
It depends on the specific zoning designation. R1 and R1 AA zones require minimum 30-day rentals. A1 zones allow nightly short-term rentals. This distinction is one of the most critical due diligence items for any buyer evaluating Holmes Beach for investment income. Verify the specific zone for any parcel before making an offer based on STR income projections.
What is Manatee Beach?
Manatee Beach at 4000 Gulf Drive in Holmes Beach is the island’s primary public beach facility, with lifeguards, concessions, a playground, volleyball courts, outdoor showers, and ample parking. It is consistently one of the best-maintained public beach facilities on Florida’s Gulf Coast and serves as the primary beach destination for residents throughout Manatee County.
What neighborhood is Key Royale in Holmes Beach?
Key Royale is the most exclusive neighborhood in Holmes Beach, on the bay side of the island with access to the private Key Royale Club (9-hole golf course). Homes tend to be larger and more established with canal frontage and boat access. It has an old-Florida country club character distinct from the Gulf-front sections of Holmes Beach.
Is Holmes Beach a good place to buy?
Yes, for buyers who want the most complete version of Anna Maria Island living — the best restaurant scene, the best public beach infrastructure, a range of property types at various price points, and a functioning community with genuine neighborhood character. The key qualification is understanding the STR zone rules if rental income is part of your motivation, and fully pricing in flood and windstorm insurance costs before making a purchase decision.
How are the schools in Holmes Beach?
Anna Maria Elementary, located in Holmes Beach, serves the entire island and is in the top 10 percent of Florida elementary schools with math and reading proficiency in the top 5 percent. For middle and high school, students commute to Manatee County mainland schools. The overall Manatee County School District earned a B grade in 2025.
Dining in Holmes Beach: The Island’s Best Table
Holmes Beach has the most established dining scene on Anna Maria Island — a collection of waterfront restaurants that have developed real identities and loyal followings over years of operation. The named establishments worth knowing:
Mar Vista Dockside Restaurant & Pub: Authentic Florida dockside dining under buttonwood trees overlooking Sarasota Bay, with a private dock for guests arriving by boat. The menu emphasizes fresh local seafood and the setting — waterside, unpretentious, genuinely old-Florida — is what draws the regulars back. Mar Vista is the restaurant that island insiders consistently recommend over the tourist-facing options.
Feast Restaurant: The island’s fine-dining option — 5-star seafood, pasta, steaks, and burgers with a full liquor bar and craft cocktails. Feast is where Holmes Beach residents go for a proper dinner out, and it draws visitors who have done their research beyond the obvious tourist stops.
The Beach House: Waterfront dining with the area’s largest climate-controlled outdoor deck and fresh local seafood. The physical scale of the outdoor dining space distinguishes The Beach House from the smaller waterfront options on the island.
Floridays Woodfire Grill & Bar: Casual waterfront in the classic Florida fish house style, with a large outdoor patio and bar. Floridays is the open-air gathering spot for the island’s sunset-chasing demographic.
Hurricane Hanks Grill and Bar: Consistently cited for acclaimed crabcakes, themed happy hours, and an island-bar atmosphere that has built a loyal local following.
Ducks: Self-described as “the island’s favorite hangout bar,” open 10:30am to 2:30am daily — the late-night option for the island community and a social institution in its own right.
Parks and Beaches in Holmes Beach
Manatee Beach Park (4000 Gulf Drive) is the primary beach facility in Holmes Beach — one of the most complete public beach parks on Anna Maria Island. The park offers lifeguards, a concession stand, outdoor showers, a children’s playground, beach volleyball courts, and restroom facilities with free parking. The free parking is notable — parking is a significant constraint on Anna Maria Island during season, and Manatee Beach’s public parking makes it the practical destination beach for residents and visitors who want Gulf access without parking fees.
Holmes Beach has over 20 public beach access points across its Gulf frontage, 12 parks for recreation and leisure, sports courts (basketball, tennis, soccer), and the Holmes Beach Park complex with playgrounds, picnic areas, and walking paths. A skating bowl facility and tennis and pickleball courts at the city park round out the recreational infrastructure for a city that takes its outdoor amenity set seriously.
Key Royale: Holmes Beach’s Exclusive Enclave
Key Royale is the most distinctive neighborhood within Holmes Beach — an exclusive enclave on the bay side of the island with old-time Florida country club appeal and the Key Royale Club’s 9-hole golf course. The golf course is unusual on a barrier island environment where land values make any non-residential use extraordinarily expensive to maintain. Key Royale properties combine the golf club access with bay or canal frontage and the established community character of one of Anna Maria Island’s oldest upscale residential areas.
Properties in Key Royale command premiums over the general Holmes Beach market — the combination of golf access, bay views, and established community character creates a specific buyer profile: people who have been coming to Anna Maria Island for years and want the most settled and private of the island’s residential enclaves.
Short-Term Rental Zones in Holmes Beach
Holmes Beach is the most STR-restrictive of the three Anna Maria Island cities — a distinction that significantly affects investment property calculations. Understanding the zone designations before purchasing is essential:
- R1 and R1-AA zones: Minimum 30-day rentals only. No nightly or weekly rentals permitted. These zones cover a significant portion of the residential fabric of Holmes Beach.
- A1 zones: Nightly rentals allowed — the zones where investors seeking short-term rental income should focus their search.
The distinction between zones is not always obvious from address alone. Buyers purchasing in Holmes Beach with short-term rental intent must verify the specific zone designation of any property before purchase — the 30-day minimum in R1 and R1-AA zones eliminates the weekly vacation rental income model that drives investor returns in other parts of the island.
All rentals under 6 months are subject to Florida’s 6 percent state sales tax plus the 5 percent Manatee County Tourist Development Tax, and annual registration with the city and a TPLE license from Florida DBPR are required. The STR landscape across Florida continues to evolve — verify current regulations with Holmes Beach city offices before closing on any investment property.
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