- December 4, 2025
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Just because the Longboat Key Town Commission isn’t scheduled to hold public meetings again until September, there are still key issues on the burner waiting for their return.
Here are five that will require some measure of attention not just upon the return of elected officials, but also past the point at which they approve a 2026 fiscal year budget.
Although there probably isn’t a lot to worry about for this budget season anymore, fiscal uncertainty will likely continue at least over the short-term on Longboat Key into the 2026 calendar year.
The island has become accustomed to ever-rising property values on both sides of the town’s Manatee-Sarasota county split. This summer was no different — though with a luxury-resort-sized caveat.
Property values have consistently risen since 2021, and 2025’s did, too — buoyed by the St. Regis Resort Longboat Key’s addition to the tax rolls. Manatee County’s values backed down just under 10%. Sarasota’s rose 13.5%. Combined, it was a 5.96% increase — coincidentally nearly the same increase of Sarasota County’s general increase.
So, as they have since 2023, town commissioners held the line on the general fund tax rate, ensuring about a $1 million in new revenue to cover rising costs and to build back reserves.
Part of the concern, though, stems from a slower real estate market.
Understanding that Longboat Key is an island literally and figuratively, the broader market in the Sarasota-Bradenton area is trending toward fewer sales that take longer to close and deliver lower prices as compared to 2024. For all properties in the region, the median price fell below $500,000 earlier this year and in May — the latest data available — stood at $475,000. That’s off nearly 10% year over year. Active inventory was up more than 26% and median time to sale rose nearly 8% to 96 days.
Though a snapshot, May’s median price for all properties on Longboat Key was close to 2024’s May figure, up 2.4% to $1,042,000. The median sales price, as compared to asking price, was off by 1.3% indicating price reductions. Time on the market was flat to 2024. Months’ supply of inventory was up from 6.6 in May 2024 to more than 10 months now, indicating slower sales. Conversely, time on the market data shows identical 104-day averages as compared to 2024.
No, real estate and tax values aren’t necessarily hard-wired together. But every time a home sells, the taxable value almost always resets upward because all exemptions and value-adjustment caps assured by Florida's Save our Homes regulations are discarded.
Fewer home sales, fewer resets to higher values.
Commissioner Steve Branham, a real estate agent away from Town Hall, said of recent trends: “Typically we’re seeing about 90% of the listings that have come on the market in the last six months have had price reductions. And we’re flush with properties. So I agree, I think things are going to be flat for a while. Tough to tell how long that’s going to be.’’
Budget prudence was evident in the form of two additional firefighter positions requested by Chief Paul Dezzi. They do not appear in the proposed budget, though they could back in September.
Mayor Ken Schneier reminded commissioners new positions are long-term commitments with continuing costs.
“I am concerned about next year, because I'm not as optimistic that we're going to see prices of real estate do much,’’ Commissioner BJ Bishop said. “I think we’re going to be flat for a while.’’
Three commissioners’ terms will expire with elections in March 2026, but only two of them can opt to run.
Mayor Ken Schneier, first elected in 2018, will hit his term limits. Gary Coffin was elected for his first 3-year term in 2023 and can run again. Sarah Karon was first appointed to the District 5 seat in January 2024, taking over the seat left vacant after Debbie Murphy’s resignation. Karon is also eligible to run for re-election.
Candidates have until late November to file. The Town Commission elects its mayor and vice mayor from within, following the seating of the commission in March following elections.
The long-operating Wicker Inn closed earlier this year following storm damage in 2024.
The 2-acre property in the 5500 block of Gulf of Mexico Drive is listed for $15.5 million by Longboat Key Realtor Reid Murphy.
On Murphy’s website, he says: “Amazing opportunity for a new development, or alternatively a chance to easily bring the property back to its recent glory. The property has been approved to build two single-family homes or a six-unit luxury condominium.’’
The turn lane construction on the island's south end, opposite Country Club Estates, should be complete by the end of the year.
Contract requirements stipulate a deadline of Oct. 31 to reach substantial completion and Dec. 30 to be complete. Town officials said in June the project was moving ahead of schedule. Possibly by months.
Work started in February.
Longboat Key’s fourth chief of police in 5 years is scheduled to begin work in early August.
Russ Mager comes to Longboat Key from Delray Beach.
Though not immediately, town officials and the town’s police union will begin negotiating terms of a new three-year contract for officers and sergeants that will expire at the end of September 2026.
Contract negotiations with the city of Delray Beach and the union representing its officers reached an impasse earlier this year when city commissioners there did not reach an agreement on a new deal to replace one that expired in September, 2024.
Longboat Key in 2023 ratified police and fire contracts that at the time were termed by Tipton, the “single largest investment to date” in public safety.
