Why so many island owners are building new
Drive down Gulf Boulevard today and you will see empty lots, demolition crews, and new homes rising on pilings. After Helene's surge in September 2024, many ground-level homes on the barrier islands had water inside. Milton added wind damage two weeks later. For a lot of owners, the math on repairs did not work.
Part of that math is the FEMA 50 percent rule. When repairs or improvements to a home in a flood zone reach half of the building's market value, the city can require the whole structure to meet current flood rules. For an older home built at ground level, that usually means raising it or replacing it. Our FEMA 50 percent rule page explains how it works.
Some owners raise their existing home. Many others decide a teardown and rebuild gives them a stronger, more storm-ready house for the money. We build new elevated homes from the foundation up.
Pilings or stem wall
The foundation depends on your flood zone and soil. The FEMA flood map for your lot is the starting point.
| Foundation | Where it is common | How it works |
|---|---|---|
| Pilings or columns | Coastal high hazard areas (V zones), often near the Gulf | The home sits on deep supports so surge and waves can pass underneath with less force on the structure. |
| Stem wall | A zones with lower wave action, often bayside or inland | A raised block perimeter wall filled with compacted soil lifts the slab to the required height. |
Your engineer and the soil report drive the final design. We build to those plans and coordinate the inspections at each stage.
Living with the space underneath
Flood rules limit what can go below the required elevation. In general, that space is for parking, building access like stairs or an elevator, and storage. Walls enclosing that area in a V zone have to be breakaway walls designed to give way in a surge. In A zones, enclosed areas need flood vents so water can flow in and out.
Planning this level well makes a big difference in how the home lives. Where the stairs land, where the elevator goes, and how you carry groceries up all matter. So do where the mechanical equipment sits and how high it has to be.
Building elevated homes on Treasure Island, Madeira Beach, the Redingtons, St. Pete Beach and Indian Rocks Beach
Every beach town has its own building department, floodplain staff, and zoning code. Height limits, setbacks, and how the city measures building height all vary between Treasure Island, Madeira Beach, Redington Beach, Redington Shores, North Redington Beach, St. Pete Beach, and Indian Rocks Beach. On a narrow beach lot, those rules shape the design as much as the flood zone does.
Lots near the Gulf face the most wind and salt, so the shell needs to be built for it. That means impact-rated windows and doors, a tight roof system, and hardware rated for coastal use. Many new island homes use standing seam metal roofs for that reason. Staging is tricky too. Many lots are tight, and work on Gulf Boulevard has to respect traffic and the neighbors.
Learn more about the area in our Treasure Island page.
Rebuilding in St. Petersburg
The islands are not the only place rebuilding. Low-lying St. Pete neighborhoods like Shore Acres, Venetian Isles, Riviera Bay, and parts of Placido Bayou also flooded in 2024. Many of these homes are mid-century ranches built at grade. Owners there face the same choice between repairing under the 50 percent rule or building new above the flood elevation.
Permits and flood reviews inside the city go through the City of St. Petersburg. On bayside lots, stem wall foundations are often an option, which can give a home a more traditional look from the street. We look at your lot and flood zone early so the design fits from the start.
From teardown to move-in
- Lot review. We look at your flood zone, lot size, and local zoning to see what can be built.
- Design and engineering. Working with your architect or designer and an engineer, the plans are drawn to flood and wind code.
- Written estimate. A detailed scope so you can see the full picture before you commit.
- Permits and demolition. We pull the demolition and building permits, then clear the lot.
- Foundation and elevation check. Pilings or stem wall go in, followed by the elevation surveys your city requires.
- Framing, roof, and dry-in. The shell goes up and the home is closed in against the weather.
- Interior and finishes. Mechanical, electrical, plumbing, insulation, and finishes. We send photos at each milestone.
- Final inspections. Your city signs off, and you get the keys.
Weighing whether to repair or rebuild? Call (941) 809-8733 or request a free estimate to talk it through.
Common questions
How high does my new home need to be?
Your city sets the required height for the lowest floor, based on the FEMA flood map for your lot plus any extra height your local code requires. We confirm the number with your town's building and floodplain staff before design is finished.
What is the difference between pilings and a stem wall?
Pilings are deep columns that let flood water and waves pass under the home and are typical in coastal V zones. A stem wall is a raised perimeter foundation filled with compacted soil and is more common in A zones where wave action is lower.
What can I put under an elevated home?
Space below the flood elevation is generally limited to parking, building access, and storage. Enclosed areas have to follow flood rules, such as flood vents in A zones or breakaway walls in V zones.
Should I rebuild or repair my flood-damaged home?
If your repair costs reach 50 percent of the building's market value, your city can require the home to meet current flood rules, which often means elevating. For many older homes on the islands, building new ends up being the more practical path, but it depends on your numbers.