Harbour Island

What Harbour Island does

Harbour Island is a 177-acre master-planned residential and mixed-use community situated on an island immediately south of downtown Tampa, Florida, connected to the city by two bridges across the Garrison Channel. The community was developed by Beneficial Corporation beginning in 1985 on land that Beneficial Land Corporation had acquired in 1979 from a former railroad and phosphate-loading terminal originally known as Seddon Island. Governance is administered through the Harbour Island Community Services Association, Inc. (HICSA), a non-profit master association that overlays three neighborhood service districts: the North Neighborhood, a mixed-use district containing 1,100 rental apartments across three complexes and 1,272 condominium/townhome units across seven communities; the South Neighborhood, a private gated district of 656 homes comprising condominiums, townhomes, and single-family residences plus a marina association; and the Piazza, a roughly 537,000 sq ft commercial district containing office complexes, the Westin Hotel, restaurants, retail, and a marina.

The community's residential product mix spans high-rise and garden condominiums (Grandview & Marina, Harbour Place City Homes, Island Place, Island Walk, Parkcrest, The Garrison, The Plaza), luxury apartments (500 Harbour Island, Icon Harbour Island, Post Apartments), townhomes (Harbour Bay Townhomes, Harbour Court, Harbourside, Seddon Cove, St. Tropez, The Keys, The Pointe), and single-family communities (Harbour Homes, Homes of Harbour Bay, Island Homes, Port Royal). Operations are delivered through a layered third-party management structure: Westcoast Management & Realty, Inc. handles HICSA-wide administration and the South Neighborhood; CKT Asset Management serves the North Neighborhood; and Condominium Associates manages the Piazza commercial district. Allied Security operates gate access for the South Neighborhood.

Revenue mechanics are those of a non-profit homeowners association: recurring HOA fees, neighborhood assessments, and special assessments levied on residential and commercial property owners fund island-wide maintenance (ponds, stormwater systems, landscaping, irrigation), insurance, and HICSA administration. Administrative fees apply for access-system instruments, including pedestrian gate keys ($125, with $100 refundable, limit two per address) and additional vehicle bar codes ($10 each). The primary customer segments are affluent residential homebuyers and renters seeking luxury waterfront living with walkable access to downtown Tampa, alongside commercial tenants in the Piazza district. Distribution is conducted via direct property management leasing for apartment complexes and traditional real estate agents for condo and home sales, with gated-community access subject to realtor authorization forms.

Name

Harbour Island

Legal name

Harbour Island Community Services Association, Inc.

Website

https://harbourislandvoice.com

Company type

Private

Founded year

1985

Operating status

Operating

Short description

Harbour Island is a 177-acre master-planned waterfront residential and mixed-use community in Tampa, Florida, comprising roughly 3,000 residential units across high-rise condominiums, apartments, townhomes, and single-family homes, plus a 537,000 sq ft commercial district with the Westin Hotel and marina, all governed by the non-profit HICSA homeowners association.

Ownership category

akta.pro rank

Product category

Residential Real Estate (Master-Planned Community)

NAICS

Marinas (71393), Marinas (713930)

SIC

Services-To Dwellings & Other Buildings (7340)

akta.pro primary industry

HOA / Condominium Association Management (BPAJAFAH)

Keywords

• Master planned communities
• Homeowners association
• Residential property management
• Luxury waterfront living
• Mixed-use development

Headquarters

HQ city

Tampa

HQ country

United States

HQ region

North America

Offices2 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Operations, Personnel, Infrastructure, Marketing or Sales

Revenue model

1. HOA Fees and Assessments: Harbour Island Community Services Association (HICSA) and its three neighborhood associations (North, South, Piazza) generate revenue through periodic HOA fees and special assessments from residential and commercial property owners on the island. These fees fund island-wide maintenance including ponds, stormwater systems, landscaping, irrigation, insurance, and administrative operations.

Pricing tiers

Go-to-market motion1 record

Distribution channels3 records

Marketing channels2 records

Core offering

Harbour Island is a 177-acre master-planned waterfront residential community on an island south of downtown Tampa, Florida, developed by Beneficial Corporation starting in 1985. It comprises three service districts — the North Neighborhood (mixed-use apartments and condominiums), the South Neighborhood (gated single-family homes, townhomes, and condominiums), and the Piazza (commercial offices, Westin Hotel, restaurants, retail, and marina) — governed by HICSA and the three neighborhood associations. The community sells, leases, and manages residential and commercial properties and provides shared maintenance, security, landscaping, stormwater, and architectural review through HOA fees and assessments.

Product overview

Harbour Island is a 177-acre master-planned residential community in Tampa, Florida connected to downtown Tampa by two bridges. The community offers a diverse portfolio of residential housing options including high-rise and garden condominiums (Grandview & Marina, Harbour Place City Homes, Island Place, Island Walk, Parkcrest, The Garrison, The Plaza), luxury apartments (500 Harbour Island, Icon Harbour Island, Post Apartments), townhomes (Harbour Bay Townhomes, Harbour Court, Harbourside, Seddon Cove, St. Tropez, The Keys, The Pointe), and single family homes (Harbour Homes, Homes of Harbour Bay, Island Homes, Port Royal). The community is organized into three service districts: the Piazza (commercial district with office space, Westin Hotel, restaurants, retail, and marina), the North Neighborhood (mixed-use with apartments, condos, and commercial), and the South Neighborhood (gated residential with homes and marina). HICSA (Harbour Island Community Services Association, Inc.) serves as the master association overseeing island-wide operations.

Differentiator

Problem solved

Functional benefit

Products and services

• North Neighborhood Residential Communities (Condominiums and Apartments) A mixed-use residential portfolio on the northern tip of Harbour Island comprising high-rise and garden condominiums (Grandview & Marina, Harbour Place City Homes, Island Place, Island Walk, Parkcrest, The Garrison, The Plaza) and luxury rental apartment complexes (500 Harbour Island, Icon Harbour Island, Post Apartments). Located within walking distance of downtown Tampa, Amelia Arena, and the Riverwalk. Targeted at residents seeking urban-island living with proximate access to downtown employment and entertainment.
• South Neighborhood Residential Communities (Townhomes and Single-Family Homes) A private, gated residential portfolio on the southern portion of Harbour Island comprising 656 homes across condominiums, townhomes (Harbour Bay Townhomes, Harbour Court, Harbourside, Seddon Cove, St. Tropez, The Keys, The Pointe), single-family homes (Harbour Homes, Homes of Harbour Bay, Island Homes, Port Royal), and a marina association. Access is limited to residents and registered guests. Targeted at households seeking secluded waterfront living within the city.
• Piazza Commercial District A 537,000 sq ft commercial district on Harbour Island comprising office complexes, the Westin Hotel, restaurants, retail businesses, and a marina with sweeping water views. Within walking distance of the Tampa Convention Center and Amalie Arena, the Piazza serves as a destination for both visitors and locals. Targeted at commercial tenants and visitors.
• Harbour Island Master HOA Services (HICSA) Island-wide community services delivered through the Harbour Island Community Services Association, Inc. (HICSA) Master Association, including ponds, stormwater systems, landscaping, irrigation, insurance, administrative operations, and architectural review across the 177-acre island. Funded by periodic HOA fees and special assessments from residential and commercial property owners.
• South Neighborhood Association Services Neighborhood-level HOA services for the South Neighborhood's 656 gated residential homes, including administrative, financial, and operational oversight managed by Westcoast Management & Realty, Inc. and Kim Small. Includes access control through gated entries (West Gate and East Gate) operated by Allied Security.
• North Neighborhood Association Services Neighborhood-level HOA services for the North Neighborhood's 1100 rental apartments, 1272 condominium/townhome units in seven communities, and six commercial properties, including director of management services delivered by CKT Asset Management (Yvette Maughan).
• Piazza Neighborhood Association Services Neighborhood-level HOA services for the Piazza commercial district's office complexes, Westin Hotel, restaurants, retail businesses, and marina, managed by Condominium Associates with Michael Baptista as Property Manager.
• South Neighborhood Gated Access Control Gated community access control for the South Neighborhood, with pedestrian gate keys ($125.00 per key, $100.00 refundable, limit of two per address) and vehicle bar codes ($10.00 each after the first, which is included with the application fee). Operated by Allied Security as the current gate security company and managed by the Access Control Operations Manager.

Named customers14 records

Segments2 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Four partnerships are on record, tiered core and minor.

• Westcoast Management & Realty, Inc.coreImplementation/ SI/ Consulting PartnerProperty management company handling HOA operations for Harbour Island communities. Manages administrative functions including budget, collections, reporting, and interface with the City for maintenance coordination.
• CKT Asset ManagementcoreImplementation/ SI/ Consulting PartnerProvides director of management services for North Neighborhood Association properties. Located at 813-221-7444.
• Condominium AssociatescoreImplementation/ SI/ Consulting PartnerProperty management company serving Piazza Neighborhood Association, handling commercial and residential property management services.
• Allied SecurityminorOthersCurrent gate security company providing access control services for the South Neighborhood Association's gated residential community.

Scale indicators5 records

Recent moves6 records

Expansion highlights2 records

Broad incumbents

• FirstService Residential: North America's largest residential property management firm, providing HOA and condominium management services at scale. Comparable to Harbour Island's operations as a third-party-managed residential community with recurring fee revenue, though FirstService operates across many communities rather than a single island.
• The Villages: The largest master-planned retirement community in the US, located in central Florida with multiple service districts and broad amenity infrastructure. Comparable to Harbour Island at the master-planned Florida community scale, with HOA assessment revenue model, though differing in demographic focus and ownership model.

Direct peers

• Boca West Country Club: Large private residential country-club community in Boca Raton, Florida with mandatory HOA fees funding amenities and services. Comparable to Harbour Island as a Florida-based private community with recurring assessment revenue and a built amenity ecosystem.
• Pelican Bay Foundation: A large master-planned waterfront community in Naples, Florida managed via a community association with extensive amenities. Comparable to Harbour Island in scale, Florida geography, waterfront positioning and HOA-style subscription revenue model.
• Kiawah Island Community Association: A large private island residential community in South Carolina with gated access, luxury homes, villas, golf, and a resort hotel. Comparable to Harbour Island's model of an island community with mixed-residential stock, gated access, hotel anchor and HOA governance.
• Fisher Island: A private island residential community off the coast of Miami, Florida with luxury condos, a marina, hotel and beach club. Highly comparable to Harbour Island as a gated, mixed-use waterfront island community governed by an HOA-like structure with a built-out footprint and luxury amenity base.
• Sea Island Company: A private island resort and residential community on the Georgia coast with luxury homes, hotels, and a yacht club under unified ownership/management. Closely mirrors Harbour Island's combination of private island access, residential estates, full-service hotel, marina and yacht-club amenities.
• Lakewood Ranch: A master-planned community in Florida spanning multiple villages with mixed housing, retail and amenity districts. Comparable to Harbour Island at the level of multi-district master-planned community structure and HOA governance, though in a greenfield (rather than island) setting.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights6 records

Customer concentration

Revenue estimate

Valuation estimate

Number of profiles

Profiles5 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments1 record

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Harbour Island