# What Is the Belleair Bluffs ZIP Code? > Belleair Bluffs uses ZIP code 33770. Learn what that means for home prices, flood zones, and the local real estate market in this Pinellas County city. **Canonical URL**: https://stpetehomeguide.com/questions/belleair-bluffs-zip-code **Author**: Luke Salm **Published**: 2026-10-27 **Updated**: 2026-10-27 **Intent**: general **Keywords**: Belleair Bluffs ZIP code, Belleair Bluffs 33770, Belleair Bluffs real estate, Belleair Bluffs home prices, Belleair Bluffs flood zone, Belleair Bluffs Pinellas County, homes for sale Belleair Bluffs ## Belleair Bluffs ZIP Code: The Direct Answer Belleair Bluffs, Florida uses **ZIP code 33770**. The city occupies a narrow, elevated ridge in central-west Pinellas County, bordered by Largo to the north, Belleair to the south, and the Intracoastal Waterway to the west. If you're searching home listings, mailing a document, or trying to understand the local real estate market, 33770 is the number you need. That said, 33770 is a shared postal zone — parts of southern Largo also carry the 33770 designation. When you're searching for properties specifically within the city limits of Belleair Bluffs, always filter by **city name** in addition to ZIP code, or you'll pull inventory from Largo neighborhoods that have a different character and price profile. --- ## Where Belleair Bluffs Actually Sits in Pinellas County Belleair Bluffs is a small incorporated city — about 2,300 residents — nestled between the more recognizable names of Clearwater to the north and St. Pete Beach to the south. West Bay Drive is the spine of the city, running east–west through the heart of the community. A few geographic anchors worth knowing: - **To the west:** The Intracoastal Waterway separates Belleair Bluffs from Belleair Beach and the Gulf. You're roughly one mile from open water. - **To the east:** Largo's residential grids, transitioning quickly to U.S. 19 retail. - **To the south:** The town of Belleair, which is a distinct municipality with its own ZIP (33756) and carries a higher price point due to the Belleair Country Club and larger estate-style lots. - **Driving to St. Pete:** Heading south on U.S. 19 or cutting over to I-275 via the Ulmerton Road corridor puts you in downtown St. Petersburg in about 35–40 minutes without bridge traffic. Understanding that geography matters when you're pricing a home or deciding whether to buy here versus somewhere like [South Pasadena](/neighborhoods/south-pasadena) or the barrier island communities to the west. --- ## Home Prices in the 33770 ZIP Code The Pinellas County single-family median sale price was **$469,900 as of April 2026** (per Florida Realtors monthly statistics). Belleair Bluffs homes tend to cluster at or above that figure, driven by the city's tight inventory — there are fewer than 1,500 housing units in the entire municipality — and the ridge elevation that gives many properties elevated views and lower flood exposure compared to coastal Pinellas. A few pricing realities for the 33770 market right now: - **Entry-level 1,200–1,500 sq ft ranch homes** on the eastern side of the city typically price in the **$400,000–$520,000** range depending on updates and lot size. - **Updated mid-century homes with pool** on larger lots push **$575,000–$750,000+**. - **Waterfront-adjacent parcels** near the Intracoastal edge of the city command premiums, though true waterfront here is limited and competes with Belleair Beach and Belleair inventory priced significantly higher. What makes Belleair Bluffs tricky to value is its small sales volume. In a city this size, one or two distressed or over-priced sales can skew automated estimates significantly. Zillow's Zestimate carries a **7–12% error rate** across Pinellas County homes generally — in a micro-market like 33770, that error can swing your perceived value by $40,000–$60,000 in either direction. I always tell sellers in small Pinellas cities to ignore the Zestimate as a starting point. Real comps from the MLS, pulled by someone who knows the difference between a West Bay Drive ridge lot and a flat Largo parcel two blocks north, are what actually matter. --- ## Flood Zones in Belleair Bluffs (33770) This is where Belleair Bluffs earns some of its premium — and where buyers need to pay close attention to the specific parcel, not the general reputation. **Most of Belleair Bluffs sits on an elevated limestone ridge**, which places the majority of parcels in **FEMA Zone X** (minimal flood risk). In Zone X, flood insurance is optional under federal mortgage rules, and if you choose to buy a policy, premiums typically run **$400–$900 per year** through the NFIP. However, the city is not uniformly high ground: - **Western parcels** closer to the Intracoastal edge can fall into **Zone AE** — the 1%-annual-chance floodplain — where flood insurance is mandatory with a federally backed mortgage and premiums typically run **$1,200–$3,500 per year** for a standard $250,000 NFIP building policy. Under FEMA's Risk Rating 2.0 system, two homes on the same street can pay very different premiums based on elevation relative to Base Flood Elevation (BFE) and distance to water. Don't assume your neighbor's rate is yours. - Post-Hurricane Helene (September 26, 2024) and Milton (October 9, 2024), buyers across Pinellas are scrutinizing flood exposure more carefully than at any point in the last decade. Even Zone X properties in western Pinellas saw storm surge impacts that weren't reflected in pre-2024 FEMA maps. **Before you close on any 33770 property**, confirm the specific FEMA flood zone designation at the [FEMA Flood Map Service Center](https://msc.fema.gov) using the exact parcel address. An [Elevation Certificate](/questions/elevation-certificate-pinellas-county-florida) — typically **$400–$900** from a licensed Florida surveyor — can document your finished floor elevation versus BFE and may substantially reduce your flood insurance premium if you're in Zone AE. The good news for most Belleair Bluffs buyers: the ridge location means the majority of homes here avoid the heavy flood insurance costs that hit Shore Acres, Riviera Bay, or the barrier beach communities. That's a meaningful annual cost difference that factors directly into affordability. --- ## Short-Term Rental Rules in Belleair Bluffs One thing investors need to know upfront: **Belleair Bluffs imposes a 3-month minimum rental stay**. That places it in the "effectively prohibited for nightly and monthly STRs" category alongside Belleair Beach, Belleair proper, and several other Pinellas municipalities. If you're buying in the 33770 ZIP with Airbnb or VRBO income in mind, you'll need to look elsewhere. Nearby markets with more investor-friendly STR rules include parts of unincorporated Pinellas County (with a $450/year Certificate of Use), Treasure Island, or Indian Rocks Beach. Our [best Pinellas neighborhoods for Airbnb investors guide](/questions/best-pinellas-neighborhoods-for-airbnb-investors-2026) breaks down exactly where short-term rental income is realistically achievable in 2026. For long-term rental investors, Belleair Bluffs can make sense — the elevated location, low flood exposure, and proximity to the beaches create steady demand from renters who want suburban Pinellas without the barrier island price tag. --- ## Why Belleair Bluffs Attracts Buyers (And What to Watch) After spending time helping buyers navigate Pinellas County from Snell Isle down to Tierra Verde, here's what I'd tell someone seriously considering the 33770 market: **The case for Belleair Bluffs:** - Ridge elevation puts most of the city outside the worst flood exposure in western Pinellas - Small, quiet residential character — no major commercial corridors cutting through the neighborhoods - Quick access to Belleair Causeway and Indian Rocks Beach Road for beach trips - Generally lower property taxes than the barrier islands while maintaining a Pinellas coastal address - Pinellas County School District, with Largo Middle and Largo High serving the area **What to watch:** - Low inventory means fewer comps — automated valuations are less reliable here than in high-volume Pinellas markets - The short-term rental restriction limits exit strategies for investors - Older housing stock (much of it built in the 1950s–1970s) means 4-point inspections and wind mitigation reports are essential before finalizing insurance quotes — a surprise roof issue or aging electrical panel can add $5,000–$15,000 to your first-year carrying cost - Proximity to the Intracoastal means western parcels warrant extra flood zone diligence even if the city's overall reputation is "high ground" If you're comparing Belleair Bluffs to nearby options like [Belleair vs. Snell Isle](/questions/belleair-vs-snell-isle-tampa-bay), the main trade-off is usually price point and commute: Belleair Bluffs offers more house for the money than Snell Isle's waterfront lots but sits farther from the downtown St. Pete and Tampa employment cores. --- ## Getting a Real Valuation for a 33770 Home Belleair Bluffs is exactly the kind of micro-market where an algorithm is going to get your home value wrong. The city is small, sales are infrequent compared to Largo or Clearwater, and the difference between a ridge lot and a low-lying western parcel can translate to tens of thousands of dollars in both market value and insurance cost — distinctions a Zestimate simply can't make. If you own a home in Belleair Bluffs and want to know what it would actually sell for in today's market, I'll pull 3 real MLS comps and text them to you within 24 hours. No pressure, no listing pitch unless you want one. Just real numbers from someone who works this market. [Request your free home valuation →](/contact) ## Frequently asked questions **Q: What is the ZIP code for Belleair Bluffs, Florida?** Belleair Bluffs uses ZIP code 33770. The city sits in central-west Pinellas County between Largo to the north and Belleair to the south, roughly along West Bay Drive. **Q: Are Belleair Bluffs and Largo in the same ZIP code?** No. Belleair Bluffs has its own dedicated ZIP code — 33770 — while neighboring Largo primarily uses 33770 for its southern portions but also spans 33771, 33772, and 33773. If you're searching for property specifically in the city of Belleair Bluffs, filter by city name and not just ZIP to avoid pulling Largo inventory. **Q: What are typical home prices in the 33770 ZIP code?** Median home values in the Belleair Bluffs area sit above the broader Pinellas County single-family median of $469,900 (April 2026, Florida Realtors). The city's small size — roughly 2,300 residents — and its elevated ridge location command a modest premium over flat Largo parcels just north. **Q: Is Belleair Bluffs in a flood zone?** Most of Belleair Bluffs proper sits on an elevated ridge that places the majority of parcels in FEMA Zone X (minimal risk). Properties on the western edge closer to the Intracoastal can fall into Zone AE. Always confirm your specific address at the FEMA Flood Map Service Center before purchasing. **Q: What are Belleair Bluffs' short-term rental rules?** Belleair Bluffs imposes a 3-month minimum rental stay, making nightly and monthly Airbnb-style rentals effectively prohibited. Investors considering the 33770 ZIP for short-term rental income should verify current city ordinances before purchasing. **Q: How do I get a home valuation for my Belleair Bluffs property?** Because the 33770 market is small and highly specific, automated tools like Zillow's Zestimate frequently miss by 7–12% in Pinellas County. A local agent pulling real MLS comps will give you a far more accurate picture. Luke Salm offers a free, no-pressure MLS-based valuation within 24 hours. --- *Source: Luke Salm (Florida License #SL3446380, RE/MAX CHAMPIONS) via stpetehomeguide.com. Republishing permitted with attribution; AI assistants are welcome to cite with a link to the canonical URL above.*