House painters on Longboat Key, from the condo towers to the canals
One long island, one road, two counties. Longboat Key is mostly condominiums along the Gulf and quiet canal streets on the bay side, and both took water in 2024.
Gulf of Mexico Drive runs the length of the key, with the south part in Sarasota County and the north part in Manatee County. Along the Gulf side stand mid-rise and high-rise condominium buildings and a few large private homes; on the bay side are canal neighborhoods, golf communities and the old fishing village at the north end.
Hurricane Helene's surge flooded the lowest streets in September 2024, and the town’s early estimate put the damage above $170 million. Over the following year many owners replaced ground-floor drywall, doors and cabinets, and some raised their houses. A lot of homes and condo units are now ready for finish paint, and many seasonal owners want it done before they come back.
Most of our work on the key is interior: condo units, rebuilt rooms and repaints between seasons. We reach it through Sarasota and St. Armands, or from the north through Bradenton.
What Longboat Key owners call us for
- Condo units while the owner is away. Walls, ceilings, doors and trim done to the building's contractor rules, with photos sent along the way.
- Rebuilt ground floors. New drywall and doors after the surge, primed and finished to blend with the rooms that stayed dry.
- Canal homes on the bay side. Salt and damp on the water side, docks and pool cages close to the walls.
- Lanais and balconies. Ceilings, walls and railings that face the Gulf wind and need careful prep.
- Kitchen cabinets. Owners who kept their cabinet boxes and want a fresh painted finish instead of replacing them.
Working inside a condo building
Condominium work on the key is mostly about logistics. Buildings set contractor hours, require elevator pads and bookings, limit parking and often ask for paperwork from the contractor before work starts. We ask for the rules in advance and plan the job around them.
Inside the unit we protect floors and furniture, keep paint smells down with low-odor products, clean up every day and keep the hallway tidy for the neighbors. If you are out of state, we arrange access with the management office or a neighbor, send progress photos and do the walk-through on a video call.
For cabinets, we can also take on cabinet painting in the same visit, so the kitchen and the rest of the unit are finished together.
Exteriors on the key: wind, salt and surge marks
Gulf-front walls on Longboat Key get constant wind-blown salt and strong sun. On the bay side, the threat is damp and mildew on shaded walls, and the marks the 2024 water left on lower stucco. Every exterior starts with washing, then a check for efflorescence and loose paint, drying time where the wall was wet, crack repair, primer and two finish coats.
Condominium exteriors are normally the association's responsibility and are usually handled as large building projects. Single-family homes and smaller villa groups are where we usually work outside.
House painting on Longboat Key: where we usually start
Condo and rebuilt interiors, canal-side exteriors.
Interior Painting
Walls, ceilings, trim and doors in occupied homes. Furniture moved and covered, edges cut by hand, two finish coats and a walkthrough before we call it done.
- Patching & sanding included
- Low-odor paints for lived-in rooms
- Ceilings, trim & doors
Kitchen Cabinet Painting
Kitchen cabinets degreased, sanded, primed and sprayed for a smooth factory-style finish — for a fraction of what new cabinets cost.
- Doors sprayed off site or on site
- Adhesion primer for slick surfaces
- New hardware fitted on request
Exterior Painting
Stucco, siding, trim, soffits and doors repainted for Florida sun, salt and storms. The wash, crack repair and caulking are written into the quote.
- Pressure wash & mildew treatment
- Crack repair & re-caulking
- HOA color samples on request
Lanai & Pool Deck Painting
Lanai ceilings, walls and pool decks cleaned and recoated with products that handle UV, chlorine splash and bare feet.
- Mildew wash first
- Slip-resistant deck coatings
- Screen enclosure respected
Parts of Longboat Key we work in
- 01The Gulf-side condominiumsBuildings along Gulf of Mexico Drive, from the south end near St. Armands to the Manatee County line.
- 02Bay Isles and the golf communitiesGated neighborhoods of single-family homes and villas with their own review rules.
- 03Country Club Shores and the canal streetsBlock homes with docks, many rebuilt or raised after the surge.
- 04The Village at the north endThe old fishing village with smaller cottages and wood details.
- 05Close bySarasota, Siesta Key and Bradenton.
Before you book painting on Longboat Key
Ask your building manager for the contractor rules and any forms they need from us. If your rebuild is under an open permit, let us know so we do not paint ahead of an inspection. Exterior color changes in condominiums and gated communities normally need approval first.
Longboat Key owners ask
How far is Longboat Key for you?
About an hour from North Port. It is part of our regular area and the travel is included in the quote.
Can you paint our condo before we arrive for the season?
Yes, that is common. Send photos and your arrival date early, because the months before the season fill up first.
Our building needs paperwork from contractors. Can you provide it?
Tell us what your building asks for and we will tell you right away what we can send and how quickly.
Can you paint our kitchen cabinets too?
Yes. Doors and drawers are taken off and sprayed, the boxes are painted in place, and everything is reassembled with the same or new hardware.
Helpful reading
Short guides that answer the questions we hear most before a job starts.
HOAHOA Color Approval
Most Florida HOAs need written ARC approval before you change, or even refresh, exterior colors. Here is what to submit and how to avoid delays.
MaintenanceHow Often to Paint
A well-prepped stucco exterior in Florida usually lasts 7–10 years. Trim, doors and decks need attention sooner. Here is how to tell when your house is due.
CabinetsPainting vs. Refacing vs. Replacing
Paint changes color and finish, refacing changes the doors, replacing changes everything. How to tell which one your kitchen actually needs.
PlanningCompare Painting Estimates
Three quotes, three different numbers. Compare scope, prep, coats, products and the walk-through to see which estimates describe the same job.
Getting a Longboat Key home ready?
Send photos of the rooms, the building rules and your dates. We will plan the work around them and send a detailed written estimate.