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Condo remodeling in Holmes Beach is its own discipline. A unit sits inside a shared beach building, and many are vacation rentals, so the finished space has to respect the association's rules, the City of Holmes Beach permit, the plumbing and structure the whole building depends on, and the rental calendar the owner lives by. CMK Construction has spent over two decades doing exactly that, from a single condo bathroom along Gulf Drive to a full-unit remodel near Key Royale. Condo work is one part of our full range of remodeling services in Holmes Beach.
Condo kitchens. Closed-off galley kitchens get opened up where the structure allows, with custom cabinetry, quartz or granite counters, and salt-air-rated hardware built to take constant guest use. See our condo kitchen remodeling in Holmes Beach for the full scope.
Condo bathrooms. Primary and guest baths are reworked within the building's wet walls, with walk-in showers, new tile, and fixtures chosen to resist island salt-air corrosion and hold up between renters. Explore our Holmes Beach bathroom remodeling options.
Full-unit remodels. When you want the whole condo redone, one accountable team handles the kitchen, the baths, flooring, and finishes together, sequenced around one set of association approvals and your booking calendar. It is part of our wider condo remodeling practice across the Gulf Coast.
From full beach-condo gut remodels along Gulf Drive to condo kitchens and baths on Marina Drive and near Key Royale, browse the condo work CMK has completed across Anna Maria Island and Florida's Gulf Coast.
We've completed condo remodels throughout Holmes Beach, from the Gulf-side beach buildings to the bayfront and canal-front condos near Key Royale. Chances are we've already worked in your building. Here's a look at the areas we serve most frequently.
Don't see your building or neighborhood? Call us. We serve all of Holmes Beach and Anna Maria Island (34217) and surrounding Manatee County areas.
The defining fact of condo remodeling in Holmes Beach is that most of the inventory sits in low-to-mid-rise beach buildings on Anna Maria Island, and a large share of those units are vacation rentals. Buildings like Gulf Place, Martinique North, Beachplace, Gulf Beach Place, and Westbay Point & Moorings are full of owners who rent by the week, so the remodel is not just about the finished look. It is about getting the unit back into rentable shape, on a fixed date, without booking losses stacking up. Remodeling a unit like this is nothing like remodeling a house, and a contractor who has never worked around a rental calendar learns that on your income.
CMK Construction has worked in these island buildings for years, and the same five constraints come up in almost every Holmes Beach condo remodel. Here is how each one shapes the job, and how we manage it so you do not have to.
A vacation-rental condo earns its keep week by week, so every day the unit is out of service is a day of lost bookings. We plan the remodel around your calendar, not ours: cabinets, countertops, tile, and fixtures are ordered so they land before demolition day, the trades are sequenced back to back with no dead time, and we target the shoulder season when bookings are lighter. The goal is simple, hand the keys back on the date you promised your guests, so the unit is earning again the week you planned for.
A rental unit takes far more abuse than a private home. New renters every week means drawers slammed, counters scratched, floors dragged across, and grout scrubbed hard. Builder-basic finishes fail fast under that load. We specify durable, guest-proof materials, quartz that shrugs off heat and stains, tile and wood-look plank that take heavy foot traffic, soft-close hardware rated for constant cycling, and fixtures that clean up easily between stays. It costs a little more up front and saves you the repair calls and one-star reviews that thin finishes invite.
A unit this close to the Gulf breathes salt spray every single day. Standard fixtures, cabinet hinges, drawer slides, and fasteners pit and seize within a few seasons in that air, and a finish that looks perfect in a showroom can fail fast once it faces the island climate. On Gulf Drive and Marina Drive condos we specify salt-air-rated or marine-grade hardware, stainless or coated fasteners, and finishes chosen for corrosion resistance rather than looks alone. It is the single most common thing other contractors skip, and it is usually the first thing to fail in a beachfront unit.
Anna Maria Island beach buildings are small in scale, with tight shared parking, narrow stairwells or a single small elevator, and little room to stage materials or drop a dumpster. Many associations prohibit an on-site dumpster and restrict where crews can park, especially in season. We check slab sizes and cabinet runs against the building's access before anything is ordered, coordinate smaller staged deliveries instead of one large drop, and haul debris out on the building's schedule. On a barrier island in season, that logistics discipline keeps the job moving instead of stalled at the curb.
Holmes Beach is its own city, and it holds its beach neighborhoods to strict rental and zoning rules that shape what you can and cannot do to a unit. Occupancy limits, parking requirements, and vacation-rental registration all sit in the background of any remodel, and work that touches the exterior or the building envelope draws extra scrutiny. We keep the scope inside what the City of Holmes Beach and your association allow, pull the right permits, and flag anything that would trip a zoning or rental rule before it becomes a problem, so your unit stays compliant and rentable.
We have solved every one of these, in building after building. The building's rules and your rental calendar become our problem to manage, not yours, which is exactly what a beach-condo remodel on Anna Maria Island demands.
A condo remodel has to clear three tracks at once: your association, the City of Holmes Beach, and Florida's building-safety rules. CMK runs all three so the job starts clean and passes on the first look.
Holmes Beach is its own municipality, so any condo remodel involving plumbing, electrical, or structural work is permitted through the City of Holmes Beach building department, which follows Manatee County building rules. We prepare the drawings, pull the permit, and schedule every inspection under our State Certified General Contractor license, CGC 1516665, with in-house licensed plumbing (CFC 1430533) and Registered Electrical Contractor ER 13016498. You never visit the permit counter.
Almost every island building requires the board or its architectural committee to approve the work before it begins. That packet typically includes the scope, drawings, a contractor license and insurance certificate, and a signed alteration agreement. Approval lead time runs from a couple of weeks to a couple of months depending on how often the board meets. We assemble the packet and work with your building manager so it is complete the first time, instead of bouncing back for a missing document.
Since the 2022 condo-safety law, buildings three stories and taller face milestone structural inspections and a Structural Integrity Reserve Study, or SIRS, on a set schedule. Some Holmes Beach condo buildings reach that height and some do not, but where one of these is underway it can affect building access, assessments, and timing. We ask about it up front so your remodel is sequenced around any inspection or reserve work the association has scheduled, rather than colliding with it.
Most buildings require scheduled access, whether that is a reserved elevator in the mid-rise buildings or coordinated stair and walkway use in the low-rise ones, plus a certificate of insurance naming the association as additional insured before anyone starts. Some also hold a refundable damage deposit. We handle the COI and the access booking with management as part of mobilizing the job.
Island associations set the hours crews can run noisy work, and many restrict or pause construction during the peak winter season for the sake of seasonal residents and guests. With no on-site dumpster allowed at most beach buildings, debris leaves on the schedule the building sets. We build all of this into the project calendar before demo day, alongside your rental bookings.
The building's plumbing stacks and risers are shared and generally fixed, and cutting new penetrations through a post-tensioned or reinforced concrete slab is restricted or prohibited without engineering and association sign-off. That is why a condo kitchen or bath is designed to work with the existing wet walls and drain locations rather than moving them freely. Where a change is truly needed, we bring in the engineering and approvals the building requires before any work touches the structure.
Almost every Holmes Beach condo association sets a minimum sound rating for hard-surface flooring, written into the rules as STC (sound carried through the structure) and IIC (impact sound, like footsteps overhead) numbers. Many buildings require an STC and IIC of 50 or higher, and some hold the upper floors to a stricter standard. In practice that means tile, wood-look plank, or stone cannot be set straight onto the slab: the floor needs a rated acoustic underlayment, and sometimes a floating assembly, so the owner below does not hear every step, which matters even more in a building full of rotating guests. CMK builds the floor assembly to your building's exact requirement, keeps the product cut sheets that document the rating, and submits them with the board packet so your flooring is approved up front rather than flagged after it is installed.
Holmes Beach condo owners have choices. Here's why thousands of Gulf Coast families have chosen CMK, and why they refer us to their neighbors in the building.
Lifetime-warranted waterproofing membrane installed under every tile we lay. No paint-on membranes, no skipped steps. Built to last 30+ years in Florida's humidity and salt air.
Named People's Choice Best of the Best every year from 2020 through 2025. Voted on by the Tampa Bay community, not a panel of judges.
After your project begins, you select every tile, vanity, fixture, and finish in person at a CMK Design Studio. Nothing is ordered until you approve it.
You get a dedicated, named project manager who visits your home and will communicate with you directly.
Licensed plumbing and Registered Electrical Contractor ER 13016498. Our plumbers and electricians are on every CMK bathroom remodel, start to finish.
Every CMK project is covered for one full year on all workmanship and materials. If something isn't right, we make it right. No arguments, no extra charge.
Real reviews from Holmes Beach condo owners in the beach buildings along Gulf Drive and Marina Drive and near Key Royale on Anna Maria Island.
"Full-unit remodel of our vacation-rental condo at Gulf Place on Gulf Drive. CMK handled the association approval and the certificate of insurance the building required, scheduled the whole job between bookings, and had us rentable again on the date they promised. New kitchen, two baths, and flooring, all sequenced around our calendar. Their project manager kept us posted every day."
"Our condo at Martinique North had the original closed-off galley kitchen. CMK opened it up as far as the building's structure allowed, kept the plumbing within our unit's wet wall, and walked our association through the plans before a single permit was pulled. The unit finally feels open, and the City of Holmes Beach inspection passed the first time."
"We redid the kitchen and both bathrooms in our condo at Beachplace. Picking every finish at the Sarasota showroom made the decisions easy, and CMK steered us toward hardware and finishes rated for the salt air and heavy guest use. On schedule, on budget, and the crew respected the building's work-hour rules."
"CMK remodeled the primary and guest baths in our Gulf Beach Place condo near the beach. They coordinated the whole job around the loading and access times the building allows, and left the shared walkways spotless every evening. The tile work and new walk-in shower are exactly what we pictured, and they hold up to a full rental season."
"Full condo remodel at Westbay Point & Moorings. CMK managed the association review and the City of Holmes Beach permit from start to finish, and chose finishes that stand up to the island salt air, which no other contractor even mentioned. The new layout completely changed how the place shows to guests."
"We wanted our Marina Drive condo to be easier to keep up between renters. CMK updated the kitchen and bath within the building's limits, added durable flooring and better lighting throughout, and worked around our rental calendar. Daily updates, careful protection of the shared spaces, and the schedule they promised is the schedule they kept."
Estimates are where good and bad contractors look the most alike. These are the questions that separate them, worth asking any Holmes Beach company before signing a contract, not just CMK, and doubly important when the work happens inside a shared building and around a rental calendar.
Why it matters: Unlicensed contractors can void your insurance and leave you personally liable for code violations.
Good answer: A state-issued CGC license number printed on every estimate, plus general liability and workers' comp on file. CMK is CGC 1516665 with Registered Electrical Contractor ER 13016498.
Why it matters: Homeowner-pulled permits make you personally liable for code compliance, not the contractor.
Good answer: The contractor pulls every City of Holmes Beach or Manatee County permit, handles HOA architectural-review paperwork where it applies, and schedules every inspection at no extra charge.
Why it matters: Without a named project manager, you'll spend the build chasing updates from a salesperson who's already moved on to the next deal.
Good answer: A named PM, a real person you can call, who visits the job multiple times per week and communicates daily.
Why it matters: "We stand behind our work" is not a warranty. Get it in writing before you sign.
Good answer: A written, named warranty that covers both workmanship and materials for at least one year. CMK's Peace of Mind Warranty does both.
Why it matters: A remodel that runs long into your booked weeks turns lost rental income into the biggest cost of the whole project.
Good answer: A firm start and finish date built around your bookings, with materials ordered before demo so the trades run back to back and the unit is rentable again when promised.
Why it matters: Catalog-only selections lead to surprises on install day. Tile and stone look completely different under real lighting.
Good answer: A real, walkable showroom where you handle cabinet doors, countertop slabs, tile samples, and fixtures before anything is ordered. The 4,000 sq ft CMK Design Studio at 3483 Clark Rd in Sarasota is open to active clients.
Want to walk through these questions with us in your own unit? Schedule a free in-home consultation →
CMK partners with leading home-improvement lenders to offer financing for Holmes Beach condo remodels. Your project consultant will walk through current options during your free consultation.
Ready to talk through your building's rules and your unit? Schedule a free consultation →
Book your free, no-obligation estimate. We learn your goals, scope, and budget for your remodel.
We come to your home, measure the space precisely, and verify every structural detail before anything is ordered.
Walk our 4,000 sq ft CMK Design Studio and select every cabinet, countertop, tile, vanity, and fixture in person.
Sit down with your designer to finalize the layout, materials, finishes, and a timeline built around your home.
We pull every required permit, then assign the dedicated project manager who owns your build start to finish.
Construction begins, with daily communication through to your final walkthrough and a one-year Peace of Mind Warranty.
Answers to the questions Holmes Beach condo owners ask us most often about HOA approvals, permits, rental-season scheduling, building logistics, and timeline.
Schedule a free in-home consultation. No obligation, no high-pressure pitch.
Free in-home estimate. No obligation.
Courtney & Manny Kavouklis
Owners, CMK Construction
Courtney & Manny Kavouklis
Owners, CMK Construction
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