A high-rise condo trades yard work for views, amenities, and a short walk to dinner. It also makes you part of an association that owns a large, complex building. In Florida, the rules for those buildings changed a lot after 2021. This guide covers where the towers are, what the new inspection and reserve rules mean for buyers, and what Shane Vanderson reads before a client signs.
| Fact | Value |
|---|---|
| Active condo listings in buildings of [X]+ floors | [MLS: count] |
| Median sold price, trailing 12 months | [MLS: $] |
| Median sold price per square foot | [MLS: $/sq ft] |
| Median monthly association fee | [MLS: $] |
Where the towers are
Downtown Tampa and the Channel District
The Ritz-Carlton Residences, Tampa, The Residences at The Tampa EDITION, SkyPoint, Towers of Channelside, The Place at Channelside, and Grand Central at Kennedy, plus Pendry Residences Tampa and ONE Tampa. See Downtown Tampa and the Channel District.
Harbour Island, Bayshore, and Westshore
The Plaza on Harbour Island; Virage Bayshore, The Alagon on Bayshore, Altura Bayshore, and 345 Bayshore along Bayshore Boulevard; and Aqua at Westshore Yacht Club and Marina Pointe in Westshore.
Downtown St. Petersburg
ONE St. Petersburg, 400 Beach Drive, Vinoy Place, The Salvador, Saltaire, Waldorf Astoria Residences St. Petersburg, and Roche Bobois Residences St. Petersburg, plus The Nolen, Art House, and The Residences at 400 Central. See Downtown St. Petersburg.
Clearwater Beach
Gulf-front towers line Clearwater Beach. Building age and rental rules vary a lot here. Read Clearwater Beach vs. St. Pete Beach for condo buyers.
All building guides are on the condos page.
Florida’s condo safety rules in plain terms
After the 2021 Surfside collapse, Florida added two reports for condo and co-op buildings. HB 913, in effect since July 1, 2025, applies both to buildings with three or more habitable stories.
- Milestone inspection. A structural inspection by a licensed engineer or architect. The first one generally comes at 30 years of age. Local building officials can require it at 25 years based on factors such as distance to the coast.
- Structural integrity reserve study (SIRS). A study of the money the association must save for major structural parts, such as the roof, load-bearing walls, and plumbing. It must be done at least every 10 years.
Newer towers are far from their first milestone date. Older towers may face large reserve increases or special assessments. Read milestone inspections and SIRS reports in 2026.
What to read before you buy
- The budget, the reserve schedule, and the most recent financial statement. See how to read condo financials.
- The milestone inspection summary and the SIRS, if the building has them.
- Board minutes from the last 12 months, for planned projects and assessments. See special assessments.
- Leasing rules, pet rules, and the approval process. See condo board approval.
- Financing status. Some towers are non-warrantable. See non-warrantable condos.
- For a tower still under construction, the deposit terms and completion dates. See pre-construction vs. resale.
For sellers
Condo buyers now ask for the inspection and reserve reports before they ask about finishes. Shane Vanderson requests the association documents at listing so buyers get answers fast. He prices units against sales in the same building and stack where the data allows. Start with a home valuation.
To tour a building or see units for sale, call or text Shane at 813-205-5430 or use the contact page.
Frequently asked questions
Which condo buildings need a milestone inspection in Florida?
Condo and co-op buildings with three or more habitable stories. HB 913 added the word habitable in 2025. The first inspection generally comes at 30 years, or at 25 years if the local building official requires it.
What is a structural integrity reserve study?
A SIRS is a reserve study for the building’s major structural parts. It sets how much the association must save to repair or replace them. Florida requires one at least every 10 years for condo buildings with three or more habitable stories.
Can I rent out a Tampa Bay condo?
It depends on the building and the city. Many towers set a minimum lease term or a limit on leases per year. City rules on short-term rentals also apply. Read the declaration and rules first, and see short-term rental rules in Tampa Bay.
Should I buy pre-construction or resale?
Pre-construction gives you new systems and a long runway before the first milestone inspection, but you wait and you put deposits at risk. Resale gives you a known building and a faster move, but you take on the building’s current reserve position.