Pinellas Barrier Islands
Ten acquisition-ready lots and teardowns across Madeira Beach and Treasure Island — sourced, underwritten, and priced for ground-up elevated coastal homes.
See the Ten Opportunities
The Pipeline at a Glance
Six lots in Madeira Beach, four on Treasure Island. Each one is currently listed, actively marketed, and priced for a ground-up elevated coastal home — with the ask, the build estimate, the all-in and the exit set out line by line further down this page.
Every lot, home, duplex, commercial, and distressed opportunity across 8 barrier island towns — searchable and downloadable.
The Pitch
Bill — you’ve got the Beachmaker, the Marriott Tribute at John’s Pass, the Sandalwood redevelopment, the Town Center Phase 2 selling out. Marcus runs the restaurants. Jeff runs the sales. But none of those projects touch the single-family residential lots that are sitting all over Madeira Beach and Treasure Island right now.
That’s what we do. Collaborative Concept sources the lots, underwrites the deals, and brings investor capital. Our licensed GC partner builds elevated, FEMA-compliant, hurricane-rated coastal homes — the same caliber you’d expect from a crew with 25+ years in South Florida construction.
Jim — your modular platform concept is smart for the affordable tier. But the premium custom tier ($1.2M–$2.5M exit) is wide open. These 10 lots are too good for cookie-cutter builds and too small for hotel development. They’re perfect for what we do.
| Licensed GC partner | Florida-licensed general contractor, 25+ years of commercial and residential experience in South Florida. |
|---|---|
| We bring the capital | JV equity model, 50/50 split, 10% pref to investors. You don’t fund anything. |
| FEMA-compliant builds | Elevated, hurricane-rated, above BFE+3ft. Reduces buyer’s flood insurance and commands premium pricing. |
| Residential focus only | We don’t compete with your hospitality projects. We complement them. |
| Split-build strategy | Sequential construction on adjacent lots to control capital exposure. Proven on our Madeira Beach flagship. |
| Jeff sells them | Century 21 Beggins handles sales on your condo-hotels. Same team can list our completed homes. Everyone wins. |
Flagship — Proof of Concept
Two adjacent lots, two elevated coastal homes. Targeted acquisition — storm-displaced sellers, deep discount to pre-storm value. JV equity structure, escrow draws, La Gala building. Split schedule controls capital exposure. First right of refusal on deal #2.
Active — Raising Capital
See the Full Deal Structure
Active Pipeline
Every lot below is currently listed, actively marketed, and priced for a ground-up elevated coastal home. We’ve underwritten each one against new construction comps ($521–$631/sqft) in the immediate area.
Deal 01 · Waterfront
Madeira Beach, FL 33708
Existing home scheduled for demolition. Pool and boat lift infrastructure already in place. Canal-front with Gulf access. Demo already in process — buy the lot, skip the teardown timeline, and start building immediately.
Demo costs eliminated. Boat lift = premium buyer amenity. Canal-front lot with direct Gulf access commands top-tier comps. Build a 2,400 sqft elevated 4/3 → exit at $1.5M–$1.8M.
Deal 02 · Waterfront
Madeira Beach, FL 33708
Vacant waterfront lot on Bay Point Drive with two boat lifts already installed. 7,288 sqft — one of the larger available lots in the neighborhood. Deep water access, ready for new construction with zero demo or remediation needed.
No demo, no remediation, no delays. Two boat lifts = dual watercraft for premium buyers. Large lot supports a 2,800+ sqft build. Bay views command highest per-sqft pricing. Exit at $1.6M–$2.0M.
Deal 03 · Bay Point
Madeira Beach, FL 33708
Premium Bay Point Estates lot — same neighborhood as the $1.25M listing at 882 Bay Point. 7,510 sqft gives you room for a substantial build with full setback compliance. Established luxury enclave with protected waterways.
Bay Point is the prestige address in Madeira Beach. Neighborhood comps support premium pricing. Pair this with Deal #2 (811 Bay Point) for a dual-lot split-build strategy — same street, sequential construction, shared sub crews.
Deal 04 · Duplex Zoning
Madeira Beach, FL 33708
Oversized 9,230 sqft lot with R-2 zoning potential — allows duplex or triplex under current code, or a massive 5,000+ sqft single-family home. This is a redevelopment play with optionality: build one premium home or two elevated units and sell individually.
Largest lot on this list. R-2 zoning gives you multi-unit optionality — build two elevated units at $1.2M each for a $2.4M total exit, or one trophy home at $2.0M+. Jim’s modular platform could even stack here.
Deal 05 · Value Play
Madeira Beach, FL 33708
Sub-$450K entry point on N Bayshore Drive — the most affordable active lot in Madeira Beach. 6,530 sqft is plenty for a 2,200 sqft elevated 3/3. Bayshore corridor is seeing rapid new construction as storm-damaged homes get replaced.
Best margin on the list. $449K lot + $400K build = $849K all-in. New construction Bayshore comps at $1.2M–$1.4M. That’s a $350K–$550K gross profit on a single-family home. Low capital requirement, high ROI.
Deal 06 · Entry Level
Madeira Beach, FL 33708
Lowest entry point in Madeira Beach — $299K for a 4,060 sqft lot. Interior location but still Madeira Beach address. Perfect for a compact elevated 3/2 targeting the $800K–$1.0M buyer who wants a new-construction beach home without the waterfront premium.
Proof of concept for Jim’s modular approach. $299K lot + $300K elevated modular = $599K all-in. Exit at $850K–$1.0M. This is where modular + custom converge — test the platform concept with real market validation.
Deal 07 · Waterfront
Treasure Island, FL 33706
Trophy lot on Isle of Capri — 100′ × 120′ at the end of a private cul-de-sac with panoramic Intracoastal views. This is the largest single waterfront lot available on Treasure Island. Uninterrupted sight lines, deep water, ultimate privacy.
This is a $3.0M–$3.5M exit. Build a 3,500+ sqft custom elevated estate with private dock, pool deck, and panoramic views. Comp: 352 145th Ave sold at $3.3M. Higher entry, but the margin math works at this tier.
Deal 08 · Lagoon
Treasure Island, FL 33706
Oversized lagoon-front lot on Lagoon Lane — 11,448 sqft with protected waterway access. Lagoon Lane is a quiet residential corridor with consistently strong resale values. Room for a substantial build with dock and outdoor living.
Protected lagoon = no storm surge risk to dock infrastructure. Oversized lot supports a 3,000 sqft 4/3 with pool. $999K lot + $500K build = $1.5M all-in → exit at $2.0M–$2.3M. Strong margin with lower risk profile.
Deal 09 · Gulf Front
Treasure Island, FL 33706
Mid-island Treasure Island lot at a strong price point. 98th Avenue is walkable to Gulf beaches and central to the island’s amenities. Compact lot but sufficient for an elevated 3/2 or 3/3 that targets the $1.0M–$1.3M buyer.
$650K entry in Treasure Island is below median. Build a 2,000 sqft elevated coastal home — modern finishes, impact windows, metal roof. All-in $1.0M → exit $1.3M–$1.5M. Clean, repeatable, scalable.
Deal 10 · Value Play
Treasure Island, FL 33706
Treasure Island lot at a Madeira Beach price. 6,408 sqft on 92nd Avenue — generous lot size for the price point, suitable for a full 2,400 sqft elevated home with yard space. Interior location keeps acquisition cost low while maintaining the Treasure Island address.
Highest ROI potential on the Treasure Island side. $549K + $400K build = $949K all-in. New construction TI comps at $1.2M–$1.4M. $250K–$450K gross margin. Pair with Deal #9 for a dual-build strategy.
Pipeline Summary
Ask, lot size, build estimate, all-in and estimated exit for all ten opportunities, with the combined totals at the foot of the table.
| # | Address | City | Ask | Lot Sqft | Est. Build | All-In | Est. Exit | Gross Margin |
|---|---|---|---|---|---|---|---|---|
| 1 | 449 S Bayshore Dr | Madeira Beach | $925K | 6,103 | $450K | $1.38M | $1.65M | $275K |
| 2 | 811 Bay Point Dr | Madeira Beach | $900K | 7,288 | $480K | $1.38M | $1.80M | $420K |
| 3 | 837 Bay Point Dr | Madeira Beach | $950K | 7,510 | $480K | $1.43M | $1.85M | $420K |
| 4 | 645 Normandy Rd | Madeira Beach | $950K | 9,230 | $500K | $1.45M | $2.00M | $550K |
| 5 | 14268 N Bayshore Dr | Madeira Beach | $449K | 6,530 | $400K | $849K | $1.30M | $451K |
| 6 | 13354 2nd St E | Madeira Beach | $299K | 4,060 | $350K | $649K | $950K | $301K |
| 7 | 850 Capri Blvd | Treasure Island | $1.75M | 11,561 | $600K | $2.35M | $3.30M | $950K |
| 8 | 12620 Lagoon Ln | Treasure Island | $999K | 11,448 | $500K | $1.50M | $2.15M | $650K |
| 9 | 148 98th Ave | Treasure Island | $650K | 4,822 | $380K | $1.03M | $1.35M | $320K |
| 10 | 140 92nd Ave | Treasure Island | $549K | 6,408 | $400K | $949K | $1.30M | $351K |
| TOTALS (10 Deals) | $8.37M | — | $4.54M | $12.91M | $15.70M | $4.69M | ||
*Exit values based on median $/sqft for new construction in respective markets. Build estimates include elevated FEMA-compliant construction, impact windows, and coastal finishes. Actual results may vary. Listing prices as of April 2026.
The Partnership
Zero capital required from you. Zero distraction from your hotel projects. We handle everything on the residential side.
CC identifies and underwrites lots from the pipeline. We negotiate acquisition and bring investor capital to close.
Keith La Gala’s crew handles permitting, construction, and inspections. Elevated, FEMA-compliant, hurricane-rated. CGC 059211.
Century 21 Beggins lists the completed homes. Jeff’s team already knows every buyer in these zip codes. Same platform, new product type.
Bill’s community gets rebuilt. Jim’s brand sells more product. Investors earn returns. New homeowners get hurricane-ready homes. The beach comes back.
Our GC Partner
Every home in this pipeline will be built by La Gala Construction — Florida State Certified General Contractor (CGC 059211), 25+ years in South Florida, University of Florida Construction Management degree. Keith La Gala has built Drift Hotel, Springbrook Gardens, and managed the Hyatt Fort Lauderdale.
Same standard of construction you’d expect on a hospitality project — applied to premium single-family homes. Elevated foundations, hurricane-rated envelopes, coastal-grade finishes.
Next Step
Bill, Jim — we’ve done the sourcing, the underwriting, and the comp analysis. Now we need the partnership to execute. Call Danny.
Let’s build Madeira Beach back — together.
Collaborative Concept is a development and solutions company. We are not an architect, engineer, general contractor, broker, appraiser, or attorney.
Work that requires a professional license is performed by the appropriately licensed professionals engaged for the project — construction on this pipeline is performed by La Gala Construction, CGC 059211. Our role is to lead the process, coordinate the parties, and stay accountable for how the sequence runs.