Holmes Beach.

Holmes Beach sits in the middle of Anna Maria Island and it is the largest of the three island cities, with the widest mix of property: original 1950s and 60s beach cottages, canal homes with dockage on the bay side, and newer elevated houses built to a much later standard. It is also the busiest of the three, and a substantial share of the housing is rented out for part of the year.

That mix means the right answer changes house by house. In an original cottage that is still at grade, the flood rules are the first conversation, because reaching the substantial improvement threshold turns a remodel into a much larger project. In a canal home it is exterior durability, since salt on the bay side is every bit as hard on hardware and finishes as it is on the Gulf side. In a newer elevated home the structure is sound and the work is finishes, kitchens, bathrooms, flooring and outdoor living. Across all of them the scheduling matters, because a rental with bookings cannot absorb an open ended job, and we plan the work around the calendar.